Fontana City Council
July 14, 2026

CONTINGENCY +

TOTAL PROJECT
Item No. Item Description
Project Total

SUBTOTAL (CONSTRUCTION)

SUBTOTAL (ENGINEERING AND CONSTRUCTION ADMINISTRATION)

SUBTOTAL COST
30 of 34 546
City of Fontana Storm Drain Master Plan
FONT-0121
CIP Cost Estimates
AOS 3
Name C-8A
Units Quantities Unit Price * Item Total
1 Install 36" RCP FT 1,330 $527 $ 701,000
2 Manhole EA 3 $20,322 $ 61,000
3 Sawcut and Remove Existing AC Pavement SF 7,090 $2.66 $ 19,000 4 Crushed Miscellaneous Base SF 7,090 $4 $ 28,000
5 Replace Asphalt Concrete Pavement SF 7,090 $2 $ 14,000 6 Traffic Control % 5% $ 41,000
7 Erosion Control % 1% $ 9,000
8 Mobilization/Demobilization % 10% $ 87,000
$ 960,000
Engineering and Design % 10% $ 1,002,000
Surveying & Staking & Geotechnical % 5% $ 48,000
Construction Management/Staff % 10% $ 96,000
$ 1,146,000
$ 2,106,000
25% $ 527,000
$ 2,633,000
+ Contingency increased to 25% due to major highway conflict * All unit prices reflect 2024 costs.

CONTINGENCY +

TOTAL PROJECT
Item No. Item Description
Project Total

SUBTOTAL (CONSTRUCTION)

SUBTOTAL (ENGINEERING AND CONSTRUCTION ADMINISTRATION)

SUBTOTAL COST
31 of 34 547
City of Fontana Storm Drain Master Plan
FONT-0121
CIP Cost Estimates
AOS 3
Name C-8B
Units Quantities Unit Price * Item Total
1 Install 36" RCP FT 660 $527 $ 348,000
2 Install 42" RCP FT 1,080 $588 $ 635,000
3 Install 48" RCP FT 1,450 $656 $ 951,000
4 Install 54" RCP FT 1,080 $732 $ 791,000
5 Manhole EA 11 $20,322 $ 224,000
6 Sawcut and Remove Existing AC Pavement SF 26,680 $2.66 $ 71,000 7 Crushed Miscellaneous Base SF 26,680 $4 $ 107,000
8 Replace Asphalt Concrete Pavement SF 26,680 $2 $ 53,000 9 Traffic Control % 5% $ 159,000
10 Erosion Control % 1% $ 33,000
11 Mobilization/Demobilization % 10% $ 337,000
$ 3,709,000
Engineering and Design % 10% $ 371,000
Surveying & Staking & Geotechnical % 5% $ 185,000
Construction Management/Staff % 10% $ 371,000
$ 927,000
$ 4,636,000
25% $ 1,159,000
$ 5,795,000
+ Contingency increased to 25% due to major highway conflict * All unit prices reflect 2024 costs.

CONTINGENCY +

TOTAL PROJECT
Item No. Item Description
Project Total

SUBTOTAL (CONSTRUCTION)

SUBTOTAL (ENGINEERING AND CONSTRUCTION ADMINISTRATION)

SUBTOTAL COST
32 of 34 548
City of Fontana Storm Drain Master Plan
FONT-0121
CIP Cost Estimates
AOS 3
Name C-9
Units Quantities Unit Price * Item Total
1 Install 12' x 9' RCB FT 920 $7,251 $ 6,671,000
2 Manhole EA 2 $20,322 $ 41,000
3 Remove 12' x 9' RCB FT 790 $725 $ 573,000
4 Sawcut and Remove Existing AC Pavement SF 10,120 $2.66 $ 27,000 5 Crushed Miscellaneous Base SF 10,120 $4 $ 40,000
6 Replace Asphalt Concrete Pavement SF 10,120 $2 $ 20,000 7 Traffic Control % 5% $ 369,000
8 Erosion Control % 1% $ 77,000
9 Mobilization/Demobilization % 10% $ 782,000
$ 8,600,000
Engineering and Design % 10% $ 860,000
Surveying & Staking & Geotechnical % 5% $ 430,000
Construction Management/Staff % 10% $ 860,000
$ 2,150,000
$ 10,750,000
20% $ 2,150,000
$ 12,900,000
* All unit prices reflect 2024 costs.

CONTINGENCY

TOTAL PROJECT
Item No. Item Description
Project Total

SUBTOTAL (CONSTRUCTION)

SUBTOTAL (ENGINEERING AND CONSTRUCTION ADMINISTRATION)

SUBTOTAL COST
33 of 34 549
City of Fontana Storm Drain Master Plan
FONT-0121
CIP Cost Estimates
AOS 3
Name HR-1
Units Quantities Unit Price * Item Total
1 Install 96" RCP FT 1,380 $1,572 $ 2,169,000
2 Manhole EA 3 $20,322 $ 61,000
3 Sawcut and Remove Existing AC Pavement SF 14,840 $2.66 $ 39,000 4 Crushed Miscellaneous Base SF 14,840 $4 $ 59,000
5 Replace Asphalt Concrete Pavement SF 14,840 $2 $ 30,000 6 Traffic Control % 5% $ 118,000
7 Erosion Control % 1% $ 25,000
8 Mobilization/Demobilization % 10% $ 250,000
$ 2,751,000
Engineering and Design % 10% $ 275,000
Surveying & Staking & Geotechnical % 5% $ 138,000
Construction Management/Staff % 10% $ 275,000
$ 688,000
$ 3,439,000
20% $ 688,000
$ 4,127,000
* All unit prices reflect 2024 costs.

CONTINGENCY

TOTAL PROJECT
Item No. Item Description
Project Total

SUBTOTAL (CONSTRUCTION)

SUBTOTAL (ENGINEERING AND CONSTRUCTION ADMINISTRATION)

SUBTOTAL COST
34 of 34 550
City of Fontana
Action Report
City Council Meeting
8437 Sierra Avenue
Fontana, CA 92335
File #: 26-1147 Agenda Date: 7/14/2026
Agenda #: AC. Category: Consent Calendar
FROM:

Development Services
SUBJECT:

Resolution of the City Council of the City Of Fontana, California Approving and Adopting the Fontana Business Assistance Loan Program and Guidelines
RECOMMENDATION:

1. Consideration of Resolution No. 2026-079, to approve and adopt the implementation of the Fontana Business Assistance Loan Program, subject to Guidelines and attachments.

2. Determination that the City Council’s actions are not subject to and otherwise exempt from the California Environmental Quality Act (“CEQA”).

COUNCIL GOALS:
· To concentrate on job creation.
· To pursue business retention, expansion, and attraction. · To revitalize commercial corridors and neighborhoods. · To provide for the development of a thriving business community in the downtown core. · To improve the overall business climate and quality of life in the City.

DISCUSSION:

A thriving local economy is essential to the quality of life of the City and its residents. Cities with strong commercial corridors and economic communities benefit through the availability of local options for shopping, dining, and recreation, increased aesthetic quality of commercial areas, and higher tax revenues for the local government. Support for local businesses, particularly in commercial cores, encourages a vibrant local economy and avoids blight from underutilized or abandoned buildings.

One of the goals of the City of Fontana is to encourage the location and continued operation of new businesses in the downtown Fontana area through business-friendly policies and initiatives.

High start-up costs, which may include the procurement of fixtures, furnishings, appliances, and equipment are a significant barrier to opening a new business. Difficulties securing funding for startup costs can prevent businesses from being able to open or require them to relocate outside of the City.

Staff is proposing that the City Council adopt a Business Assistance Loan Program (the “Program”), modelled after similar programs conducted in other jurisdictions. The Program would be administered and implemented consistent with adopted Program Guidelines (“Guidelines”) implemented by the City Manager or designee. Approved loan applicants would enter into a Loan City of Fontana Page 1 of 3 Printed on 7/9/2026
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File #: 26-1147 Agenda Date: 7/14/2026
Agenda #: AC. Category: Consent Calendar
implemented by the City Manager or designee. Approved loan applicants would enter into a Loan Agreement and Promissory Note (“Agreement”) in the form attached to the Guidelines, which contains Program requirements.

The goal of the Program would be to provide one hundred percent (100%) forgivable, zero percent (0%) interest, business assistance loans to businesses which continuously operate in the Downtown Fontana area for at least five (5) continuous years. Early repayment provisions are provided in the Guidelines for businesses which do not operate for the full five (5) year period, or otherwise default on Program requirements.

Staff is proposing that the City Council approve a not-to-exceed aggregate expenditure of $1,500,000 of Capital Reinvestment (Fund 601) dollars on loans pursuant to the Program.

PROGRAM DETAILS:

The key points of the Program are generally described below. More detail is available in the Guidelines and Agreement attached to the Resolution referenced in this report:
· Eligible new local food and beverage, recreation, retail, and entertainment businesses (three (3) months in operation or newer) in the designated Fontana Downtown area may receive up to one (1), zero percent (0%) interest business assistance loan to cover or partially cover the cost of fixtures, furnishings, appliances, and equipment for the business. · Businesses on City-owned property are not eligible for the Program. · Loans are approved through an application submitted to the City. The application window will open August 1, 2026 and will close March 31, 2027, subject to City-initiated extensions and available funds.
· Loan amounts are calculated based on the lower of the amount requested, a rate of seventyfive dollars ($75.00) per square foot of operating space, or one hundred fifty thousand dollars ($150,000.00).
· The loans are forgivable at a rate of twenty percent (20%) per year the business continuously operates (2000+ hours per year) in the Fontana Downtown area, provided that the business complies with all terms of the Program. A business that operates without default of Program requirements for a continuous five (5) years would have its loan fully forgiven, and no amount would be due to the City.
· If a business closes or transfers before the five (5) year forgiveness period ends, all unforgiven portions of loans are due within the date that is two (2) years from the date the business ceases to operate in the City, or the date the business is sold or transferred to another person.

An earlier date for repayment will apply for events of default, which may include interest due for late payments.
· Businesses must continuously comply with all applicable laws, and maintain all applicable permits, licenses, and approvals to remain in good standing with the Program. · The Loan will be held by the City and disbursed to the borrower pursuant to disbursement requests listing the eligible expenses. Disbursement requests will be processed until June 30, 2027, after which point all remaining portions of the approved loan would revert to the City. · The Agreement provides the City with inspection and audit rights if necessary to confirm that loan funds were spent on eligible expenses.

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File #: 26-1147 Agenda Date: 7/14/2026
Agenda #: AC. Category: Consent Calendar
The Guidelines authorize the City Manager or designee to make clarifying and implementing amendments to the Guidelines and to any Agreement which do not increase the cost or risk of the Program or applicable loan to the City. Substantial changes would require further City Council action.

The Program would be primarily administered by the Deputy City Manager for Development Services. Depending on administrative burden, the Deputy City Manager for Development Services may determine to delegate program administration to a consultant engaged for that purpose pursuant to a separate agreement, if necessary.

ANALYSIS:

Adoption of the proposed Resolution would authorize and establish the Program. Implementation of the Program would provide the above-described supportive loans to eligible businesses consistent with the City’s economic and development goals.

In the alternative, the City Council could vote not to approve the Resolution, which would not establish the Program.

ENVIRONMENTAL IMPACT:

The City’s adoption and implementation of the Program is not a project for the purposes of the California Environmental Quality Act (CEQA) (Pub. Res. Code, §§ 21000 et seq.) in that there is no possibility that the Program will cause a direct physical change in the environment or reasonably foreseeable indirect change in the environment, and is further exempt pursuant to the “common sense” exemption, in that it can be seen with certainty that there is no possibility that adoption and implementation of the Program and Guidelines may have a significant effect on the environment. (Pub. Res. Code, § 21065; CEQA Guidelines, § 15061.)
FISCAL IMPACT:

The $1,500,000 in project funding will be allocated from Capital Reinvestment (Fund 601) Project #30100004-601-A and is included in the FY 2025/2026 Fourth Quarter Status Report.

MOTION:

Approve staff recommendation.

City of Fontana Page 3 of 3 Printed on 7/9/2026
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RESOLUTION NO. 2026-079

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FONTANA,

CALIFORNIA APPROVING AND ADOPTING THE CITY OF FONTANA

BUSINESS ASSISTANCE LOAN PROGRAM AND GUIDELINES
WHEREAS, the City Council of the City of Fontana (the “City”) recognizes the vital role that businesses play in the economic health and vibrancy of the City; and WHEREAS, the City Council has determined that support and growth of existing businesses and attraction of new businesses is a key priority to aid economic development within the City; and
WHEREAS, start-up costs are a necessary investment for businesses to remain competitive, attract customers, and enhance their operations, but can represent a significant financial burden, particularly for small or medium- sized enterprises; and WHEREAS, an inability to access affordable financing and/ or funding for start-up costs can be a barrier to business profitability, potentially leading to business closures, blight, or relocations outside the City; and
WHEREAS, investment in physical spaces enhances aesthetic appeal of commercial areas, improves customer experience of residents and visitors to the City, and creates an overall more attractive environment; and
WHEREAS, a thriving local business community incentivizes residents to dine and shop locally, and attracts visitors to the City; and
WHEREAS, a strong local business community supports the City and its residents through the availability of quality businesses close to home, and through tax revenue remaining within the City; and
WHEREAS, the City seeks to establish the Fontana Business Assistance Loan Program (the “Program”) to provide financial assistance to eligible businesses for start-up costs, including equipment, appliances, and furniture; and WHEREAS, the Program is intended to enhance the economic vitality of the City by supporting small businesses located within the downtown Fontana core; and WHEREAS, the Program is further intended to aid in the City's economic development goals by creating and retaining jobs within the City, increasing property values and tax revenues, revitalizing commercial corridors and neighborhoods, encouraging new and innovative businesses within the downtown Fontana area contributing to the culture of the City, and improving the overall business climate and quality of life in the City; and WHEREAS, the City Council finds that providing financial assistance for start-up costs constitutes a valid public purpose by promoting the above stated objectives; and 554
Resolution No. 2026-079
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WHEREAS, the City Council now desires to adopt and implement the Fontana Business Assistance Loan Program Guidelines (“Guidelines”) attached as Exhibit A and establish the Program and provide an aggregate, not-to-exceed total of $1,500,000 of Capital Reinvestment (Fund 601) Project #30100004-601-A dollars for loans under the Program.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Fontana, California, as follows:

Section 1. The true and correct recitals above are incorporated by this reference herein as the basis and foundation for the City's adoption of this Resolution.

Section 2. The City’s adoption and implementation of the Program is not a project for the purposes of the California Environemental Quality Act (CEQA) (Pub. Res. Code, §§ 21000 et seq.) in that there is no possibility that the Program will cause a direct physical change in the environment or reasonably foreseeable indirect change in the environment, and is further exempt pursuant to the “common sense” exemption, in that it can be seen with certainty that there is no possibility that adoption and implementation of the Program and Guidelines may have a significant effect on the environment. (Pub. Res. Code, § 21065; CEQA Guidelines, § 15061.)
Section 3. The City Manager or designee shall be responsible for administration and implementation of the Program, including approving and denying loan applications and agreements consistent with the Guidelines, and all other purposes authorized by the Guidelines.

Section 4. The City Clerk shall attest and certify to the passage and adoption of this Resolution and it shall become effective immediately upon its approval.

APPROVED AND ADOPTED this 14th day of July 2026
READ AND APPROVED AS TO LEGAL FORM:
________________________________
City Attorney
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Resolution No. 2026-079
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I, Germaine Key, City Clerk of the City of Fontana, and Ex-Officio Clerk of the City Council, do hereby certify that the foregoing resolution is the actual resolution duly and regularly adopted by the City Council at a regular meeting held on the 14th day of July 2026, by the following vote to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
City Clerk of the City of Fontana
________________________________
Mayor of the City of Fontana
ATTEST:
________________________________
City Clerk of the City of Fontana
556

EXHIBIT A

FONTANA BUSINESS ASSISTANCE LOAN PROGRAM GUIDELINES
557

FONTANA BUSINESS ASSISTANCE LOAN PROGRAM GUIDELINES
I. PURPOSE.

The City of Fontana (City) desires to support the development and business in the Downtown Fontana Area through forgivable business assistance loans established under the Fontana Business Assistance Loan Program and funded by the City’s General Fund.

Loans will be available to certain City Businesses under this Program on a first-come, first served basis in divisions of up to $150,000 per Loan, up to a cumulative amount authorized by Resolution of the City Council of the City in the aggregate.

Eligible new businesses may apply for a Loan which will be forgivable in increments of twenty (20) percent for each year the new business remains in continuous operation.

Loan funds may be used to procure fixtures, equipment, appliances, and furnishings for the new business approved by the City through purchasing requests. Use of Loan funds is restricted eligible expenses approved by the City and consistent with these Guidelines only.

The Program advances the City’s goals of supporting a thriving local business community in the downtown core and incentivizing City residents to dine and shop locally and attracts visitors to the City. A strong local business community supports the City and its residents through the availability of quality businesses close to home, and through tax revenue remaining within the City.

The Program is further intended to aid in the City's economic development goals by creating and retaining jobs within the City, increasing property values and tax revenues, revitalizing commercial corridors and neighborhoods, encouraging new and innovative businesses within the Downtown Fontana area contributing to the culture of the City, and improving the overall business climate and quality of life in the City.

II. DEFINITIONS.

The following terms apply to these Guidelines.

A. Applicant: The applicant for a Loan.

B. Application: An application for a Loan in the form set forth on Attachment 2.

C. City: The City of Fontana, California.

D. Downtown: The City’s Downtown core, as indicated on Attachment 1.

E. Loan: A business assistance loan available pursuant to the Program.

F. Loan Agreement: A Program Loan Agreement and Promissory Note executed by an Applicant selected for a Loan in the form attached as Attachment 3. 558
G. Guidelines: These Fontana Business Assistance Loan Program Guidelines.

H. Program: The Business Assistance Loan Program described by these Guidelines.

III. LOAN OVERVIEW.

A. Application. Each qualifying Applicant is eligible for up to one (1) Loan in an amount not to exceed $150,000 per Loan as more specifically described in Subsection III.C. To apply, Applicants must complete and submit an Application to the City. Submission of an Application does not guarantee approval of a Loan or the availability of any funds. Applications will be processed on a firstcome, first-served basis.

B. Application Period. The period where Applications will be accepted for review by the City will begin on August 1, 2026 and end on January 31, 2027. City may extend or reopen the Application period in its discretion subject to available funding.

C. Incomplete or Ineligible Applications. Incomplete or ineligible Applications will be returned to the Applicant with comments explaining the incompleteness or ineligibility, and how the Application can be corrected, if possible.

D. Amount of Loan. Loan amounts will be calculated at the lower of (1) the amount indicated on the Application, (2) a rate of seventy-five dollars ($75.00) per square foot of business operating space (interior and exterior of the business space leased or owned by the Applicant), and (3) $150,000.

E. Loan Repayment and Forgiveness. When approved, each Loan is subject to full repayment as indicated in the Loan Agreement. Each year the business operates continuously Downtown, the Loan is forgivable at percentage intervals, and fully forgivable after five (5) years of regular operation Downtown.

Specific provisions related to Loan repayment and forgiveness are included in the Loan Agreement.

F. Eligible Expenses. The Loan may be used for the costs of equipment, appliances, and furniture for the business. Loans may not be used for operating costs, utilities, overhead, inventory, rent or mortgage payments, payroll, licensing and permitting fees, installation, construction, or labor costs, or any other purpose. Proposed eligible uses will be indicated on the Application, and included on all requests for payment of Loan Funds under the Loan Agreement.

G. Default and Repayment. Defaults on the Loan may be enforced by requiring immediate repayment of any portions of the Loan spent in violation of the Loan Agreement with interest on late payments, and any other remedy available to the City.
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H. Availability of Funds. The availability of Loans is contingent on the available of City funds earmarked for the Program.

IV. ELIGIBILITY REQUIREMENTS
To be eligible for a Loan, Applicants must meet all of the following requirements:

A. Newly Established Business. The Applicant must be the owner or manager of a newly established business physically located Downtown. To be considered newly established, the business must have been open and operational for less than three (3) calendar months from the date the Application is submitted. Existing or renovating businesses are not eligible.

Existing businesses in the Downtown area moving to a new location are not eligible. Businesses located outside of the Downtown area who relocate into the area may be eligible.

B. Not on City Property. City-owned property and buildings are not eligible for Loans under the Program.

C. Small Business. The Applicant must demonstrate that the new business is a small business, defined as a business with seven (7) or fewer physical locations nationwide, including the business indicated on the Application.

D. Food and Beverage, Recreation, Retail, or Entertainment. The business must be conducted for the primary purpose of food and beverage, recreation, retail, or entertainment accessible to the public. Office uses are ineligible.

E. Licenses and Permits. The business must be fully licensed, entitled, and permitted, and hold a valid Fontana Business License. The Applicant shall attach a copy of all relevant licenses, permits, and approvals to the Application.

F. Fully Developed Property. The building or property where the business is/will be located must be fully developed and constructed to the satisfaction of City.

No Loan funds shall be disbursed for projects that are subject to an open building permit where no Notice of Completion has been granted.

G. Ownership or Lease. The Applicant must be the owner, lessee of record, or pending lessee of the property where the business is/will be located, as supported by written documentation (grant deed, lease, letter of intent to lease etc) submitted with the Application. For leases, the lease must be submitted with the Application if available and must authorize the lessee to operate at the property for at least the entire five (5) year Loan term. For pending lessees, a letter of intent to lease signed by the lessee and property owner evidencing the intent to enter into a lease for the property for at least five (5) years must be submitted, and no amount of any Loan will be disbursed until a fully executed and verifiable lease satisfying the terms of this Subsection has been delivered to City.
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H. No Default or Disputes. The Applicant must not be in default of any lease, agreement, regulation, condition of approval, or any other requirement with the City or applicable to the property. The property where the business is/will be located cannot be the subject of any legal dispute.

I. Execution of Loan Agreement. If an Applicant is approved for a Loan, they must execute the Loan Agreement in the form provided within ten (10) days of City’s notification to the Applicant that they have been approved for a Loan.

Failure to execute within the ten (10) day period will nullify City’s approval of the Application.

V. ELIGIBLE COSTS.

The Loan may be used only for the eligible fixtures, equipment, appliance, and furnishings procurement costs listed in the Loan Agreement. Loans may not be used for operating costs, utilities, overhead, rent or mortgage payments, payroll, licensing and permitting fees, installation, construction, or labor costs, or any other purpose. All eligible costs shall be pre-approved by the City and enumerated in the Loan Agreement, and must be requested by the approved borrower on or before June 30, 2027.

As set forth in the Loan Agreement, failure to use the Loan for eligible costs shall be a default of the Loan Agreement and require the Loan funds to be fully repaid and entitle City to the remedies listed in the Loan Agreement.

VI. CHANGES TO GUIDELINES
City reserves the right to amend these Guidelines or any portion hereof at any time, provided however that the provisions of then-effective Loan Agreements shall remain in full force and effect. The City Manager is authorized to make clarifying and implementing amendments to these Guidelines and to any Loan Agreement which do not increase the cost or risk of the Program or applicable Loan to the City. 561
ATTACHMENT 1

DOWNTOWN AREA
562
ATTACHMENT 2

FORM OF APPLICATION
Business Name:

Address for Notices:

Business Address:

Business APN:

The applicant is (check one) □ the owner □ the lessee □ the pending lessee of the property, with the right, or pending right to possess the property for at least five (5) years from the date the Loan Agreement would be effective.

Owners must attach a copy of their deed to the application. Lessees must attach a copy of their lease. Pending lessees must submit and intent to lease letter signed by the lessee and property owner declaring and intent to enter into a lease for at least five (5) years. If an application is granted, applicants who submitted an intent to lease must submit the duly executed lease that complies with the Program to the City within 180 days, or the Loan will be terminated. No Loan funds will be disbursed until the relevant documentation has been submitted and verified by the City.

Applicable Permits, Licenses, and Entitlements:
 ___________________
 ___________________
 ___________________
 ___________________
List by title and reference all relevant permits, license, and entitlements, including the Business’ Fontana Business License. Attach copies.

Square Footage of Operating Space:
563
Attach a floorplan showing the operating space on the property.

Business Type:
 Food and beverage
 Entertainment
 Retail
 Recreation
 Other: _____________________________
Other Business Locations:

Provide the name, location, and number of years of operation for other businesses owned/operated by the applicant.

Proposed Business Projections:

Estimated Annual Gross Sales: _______
Estimated Annual Gross Costs: _______
Amount of Personal Investment: ______
Amount of Investment from Others: ______
Marketing Plan:

Provide a written statement describing the business' marketing plan. This statement may be written and provided as a separate document.

Expenses to Be Funded or Partially Funded with Loan:
564
 __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________ Total, not to exceed amount: _____________________
Provide an itemized list of the anticipated fixtures, equipment, appliances, and furnishings to be funded with the Loan and the anticipated cost. If approved, the amount of the Loan will be the lower of (1) the amount indicated, (2) a rate of seventy-five dollars ($75.00) per square foot of business operating space, and (3) $150,000. The amounts and categories are approximates, and the City may approve rebudgeting of categories, so long as the total amount of the Loan remains consistent with the aggregate not to exceed amount.

Applicant Information:

Name: ________________________
Mailing Address: ________________________
Phone: ________________________
Email: ________________________
Business Social Media Accounts:
________________
________________
________________
________________
Property Owner Contact:

Name: _______________________
565
Phone: _______________________
Email: ________________________
Authorized Representative:

Name: _______________________
Phone: _______________________
Email: ________________________
Provide the name and information of the person authorized to bind the Applicant and point of contact. If a Loan is approved, this person shall be authorized to submit Disbursement Requests to the City for disbursement of the Loan.

Additional Notes:

Provide any Additional Notes you would like the City to consider with your Application, or leave blank.

Certifications of Applicant
Review and Initial
__________
__________
__________
I understand that the Loan is subject to repayment to the City as set forth in the Loan Agreement.

I understand that the Loan may be forgiven at annual intervals set forth in the Loan Agreement if I continue to consistently operate my business for the required period(s).

I understand that the Loan can only be used on eligible expenses as defined in the Loan Agreement.
566
__________ I understand that if I default on the Loan Agreement, including if I use the Loan funds for any purpose other than the eligible expenses, I will be required to repay the Loan and indemnify, release, and hold the City harmless from any losses arising from my default.

By signing this Application, you are certifying that all the information provided is true and accurate to the best of your knowledge. You are also certifying and acknowledging that submitting this Application does not automatically guarantee that any Loan will be approved.

APPLICANT
________________________________
Name
________________________________
Title
________________________________
Date
________________________________
Name
________________________________
Title
________________________________
Date
(Two Officer Signatures are Required if Applicant is a Corporation) 567
ATTACHMENT 3

FORM OF LOAN AGREEMENT AND NOTE

CITY OF FONTANA

BUSINESS ASSISTANCE LOAN PROGRAM AGREEMENT AND PROMISSORY NOTE LOAN NO. ________
This Business Assistance Loan Program Agreement and Promissory Note (“Agreement”) is entered into on _________________________ (“Effective Date”) by and between the City of Fontana, a California municipal corporation (“Lender”) and ______________________, ____________________ Business Tax ID ________________________ (“Borrower”).

RECITALS
A. Lender implements a Business Assistance Loan Program (“Program”) more specifically described in the Fontana Business Assistance Loan Program Guidelines on file with the Fontana City Clerk (the “Guidelines”).

B. The Program provides support to eligible new businesses in the downtown Fontana area through business assistance loans (each a “Loan”), both as defined in the Guidelines.

C. Borrower submitted the application for a Loan under the Program attached to this Agreement as Exhibit A (the “Application”).

D. Lender has approved Borrower’s Application for a Loan for the business indicated on the Application (the “Business”) located at _______________________________________ (the “Property”), subject to Borrower’s entry into this Agreement.

E. The Program and Loan benefit the health, safety, and/or welfare of the residents and visitors to the City of Fontana through the support and revitalization of the local economy and the availability of quality local services and products.

AGREEMENT
SECTION 1 TERM AND TERMINATION.

A. Term. The term of this Agreement (“Term”) shall begin on the Effective Date and shall end on the date when Lender confirms in writing to Borrower that (1) the Loan has been repaid in its entirety or forgiven pursuant to Section 2 of this 568
Agreement and (2) all outstanding obligations of Borrower under this Agreement which do not survive termination have been satisfied. Borrower may request Lender confirm termination of this Agreement at any time the foregoing requirements are met.

B. Termination for Failure to Enter Into Lease. If Borrower’s Application was approved based on a letter of intent to lease, Borrower and the property owner shall enter into and submit to Lender a fully executed lease agreement for the Business to operate on the Property which complies in all respects with this Agreement within one hundred eighty (180) days of the Effective Date. No Loan funds shall be disbursed to Borrower pursuant to Section 2 until Borrower has complied with this obligation. In the event Borrower fails to submit the required lease in the period provided, this Agreement shall automatically terminate on the one hundred eighty first day after the Effective Date.

SECTION 2 LOAN AND FORGIVENESS.

A. Grant of Loan. Lender hereby lends to Borrower a Loan in the amount indicated on Exhibit B (“Loan Amount”) for Borrower’s use only for the eligible expenses indicated thereon (“Eligible Expenses”). The Loan shall bear simple interest of zero percent (0%) per annum. The Loan shall be held by Lender and disbursed to Borrower pursuant to approved Disbursement Requests submitted between the Effective Date and June 30, 2027 as more specifically set forth in Subsection 2.D and 2.F.

B. Loan Repayment. Subject to any portion of the Loan that has been forgiven pursuant to Subsection 2.C, the Loan is due and repayable in full on the date that is two (2) years from the earliest of the following:

1. Cessation of Operation. The Business closes, or ceases to operate continuously at the Property as required by Subsection 3.E.

2. Sale or Transfer of Business. The Business is sold, conveyed, or otherwise transferred to any person other than Borrower.

Borrower shall provide notice as early as feasible of either of the foregoing events to Lender, and no later than thirty (30) days before such event occurs.

Borrower is encouraged to request an assignment of this Agreement pursuant to Subsection 7.M where appropriate, in which event the provisions of this Agreement shall apply to the approved assignee.

C. Loan Forgiveness. Subject to Borrower’s continuing compliance with this Agreement, the Loan shall be forgiven at a rate of twenty percent (20%) of the Loan Amount per 12 months of the Term, such that by the end of five (5) years (sixty (60) months) from the Effective Date, the Loan would be one hundred percent (100%) forgiven provided that Borrower has not committed an act of Default.
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D. Disbursement of Loan. The entirety of the Loan shall be held by Lender, and disbursed only upon Lender’s approval of a Disbursement Request in the form attached as Exhibit C to this Agreement (“Disbursement Request”) subject to the following requirements:

1. Required Contents. All Disbursement Requests shall be submitted by Borrower to Lender with all invoices, quotes, and estimates applicable to the Eligible Expenses for which disbursement of the Loan is requested.

2. Review by Lender. Lender shall review the Disbursement Request and shall approve it if the request complies with the requirements of this Agreement. Lender shall use best efforts to respond to Disbursement Requests within thirty (30) days, and provide comments if a Disbursement Request is rejected or incomplete.

3. Disbursement of Funds. The portion of the Loan indicated in an approved Disbursement Request will be disbursed to Borrower by check issued to the address provided in the Application within thirty (30) days of approval by the Lender or other disbursement method acceptable to both parties.

E. Expenditure of Disbursed Loan Funds. Upon receipt of disbursed Loan funds, all amounts shall be expended by Borrower on the Eligible Expenses approved in the relevant Disbursement Request on or before the date that is one hundred eighty (180) days following the date the portion of the applicable Loan funds are disbursed to Borrower pursuant to Subsection 2.D (“Expenditure Deadline”). On or before the Expenditure Deadline, the Business shall submit to Lender the following:

1. Proof of Eligible Expenditures. Paid invoices, receipts, proofs of purchase, or other documentation in a form satisfactory to Lender which document the disbursed Loan funds were spent only on the items in the approved Disbursement Request.

2. Return of Remaining Loan Funds. A cashier’s check or other form of payment acceptable to Lender returning any and all amounts of the disbursed Loan funds not included on the proof of eligible expenditures submitted pursuant to the previous Paragraph.

Following receipt, Lender will review the submitted proof and repayment. In the event Lender determines that additional documentation is needed, Borrower shall respond with any requested documentation within ten (10) days of request.

In the event that Lender reasonably determines that the amount of the disbursed Loan funds were expended on anything other than Eligible Expenses, or the funds returned pursuant to Paragraph 2 were otherwise not properly calculated pursuant to the proof submitted and the terms of this 570
Agreement, Borrower shall correct the miscalculation and pay to Lender by cashier’s check or other form of payment acceptable to Lender any additional amount of the Loan as calculated by Lender within ten (10) days of demand.

The Expenditure Deadline for any approved Disbursement Request may be extended solely by written agreement of Lender.

F. Disbursement Request Deadline. Disbursement Requests will only be accepted until June 30, 2027, after which date no further Disbursement Requests will be accepted or processed. Any portion of a Loan not already granted to Borrower pursuant to an approved Disbursement Request will automatically revert to Lender on July 31, 2027.

SECTION 3 BORROWER OBLIGATIONS. Borrower shall at all times comply with the following for the entire Term:

A. Legal Compliance. The Business and Property shall operate at all times in a manner consistent with all applicable laws, including laws related to noise, public nuisance, sanitation, and other matters.

B. Permits and Licenses. The Business and Property shall hold all approvals, licenses, and permits necessary for the lawful operation of the Business, including without limitation any and all relevant business licenses, health certifications, liquor licenses, and any other required approval, license, or permit.

C. Eligible Expenses to Benefit Business. The Eligible Expenses shall be used solely for the benefit of the Business on the Property and shall be utilized and maintained continuously onsite. The procured Eligible Expenses shall not be sold or transferred to another business or property for the entire Term.

D. Condition of Business. The Business and Property shall be continuously maintained in good or better condition, and Borrower shall promptly conduct all necessary repairs to maintain such condition at Borrower’s sole cost.

E. Continuous Operation. The Business shall operate continuously throughout the Term, resulting in at least 2000 hours per calendar year where the Business is open and operational for public access. In the event an applicable law, permit, license, or other approval requires a lower number of annual operational hours, the Business shall instead operate at the maximum number of hours allowable by the applicable law, permit, license, or other approval.

F. Bankruptcy. Borrower shall not commit any act of bankruptcy, or seek any relief under the United States Bankruptcy Code (11 U.S.C. § 101 et seq.), or become involved as a debtor in any bankruptcy proceeding; provided, however, that if any such proceeding is brought involuntarily against Borrower, Borrower shall have forty-five (45) days to obtain the dismissal of such proceeding. 571
G. Indemnification, Hold Harmless, and Release. Borrower agrees that Lender shall not be liable for, and covenants and agrees to indemnify, release and hold harmless Lender and its officials, officers, employees, and agents from and against any and all losses, claims, damages, liabilities, and/or expenses, of every conceivable kind, character and nature whatsoever arising out of, resulting from, or relating to this Agreement, including without limitation Borrower’s compliance or noncompliance with the terms hereof, expenditure of the Loan, and any claims regarding the payment or nonpayment of prevailing wages for work pursuant to the California Labor Code. Borrower further covenants and agrees to pay for or reimburse the Lender and its officials, officers, employees, and agents for any and all costs, reasonable attorney's fees, liabilities, or expenses incurred in connection with investigating, defending against or otherwise in connection with any such losses, claims, damages, liabilities, or cause of action related to the Borrower's participation in the Program. Lender shall have the right to select legal counsel and to approve any settlement in connection with such losses, claims, damages, liabilities, or causes of action related to the Borrower's participation in the Program. This Subsection shall survive termination of this Agreement.

The obligations in this Section are the sole responsibility of Borrower, and not Lender.

The Loan shall not be used for the satisfaction of the foregoing requirements.

SECTION 4 BORROWER REPRESENTATIONS AND WARRANTIES. Borrower makes the following representations and warranties as of the date of this Agreement and agrees that such representations and warranties shall survive and continue for the entirety of the Term:

A. Authorization and Validation. The execution, delivery and performance by Borrower of this Agreement (i) are within the powers of Borrower and upon its execution will constitute a legal, valid and binding obligation of Borrower enforceable in accordance with its terms, and (ii) will not violate any provisions of law, any order of any court or other agency of government, or any indenture, agreement or any other instrument to which Borrower is a party or by which Borrower, or any of its property, is bound, or be in conflict with, result in any breach of or constitute (with due notice and/or lapse of time) a Default under any such indenture, agreement or other instrument, or result in the creation or imposition of any lien, charge or encumbrance of any nature whatsoever upon any of its property or assets, except as contemplated by the provisions of this Agreement.

B. Correct Information. All reports, papers, data and information given to Lender with respect to Borrower and this Agreement, including the Application and any Disbursement Requests, are accurate and correct in all material respects and complete insofar as completeness may be necessary to give Lender a true and accurate knowledge of the subject matters thereof, and there has been no change in such information.
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C. Defaults. Borrower is not a party to any agreement or instrument that will interfere with its performance under this Agreement, and is not in default in the performance, observance or fulfillment of any of the obligations, covenants or conditions set forth in any agreement or instrument to which it is a party.

D. Pending Litigation. There is not now pending or threatened against or affecting Borrower any claim, investigation, action, suit or proceeding at law, or in equity, or before any court or administrative agency which, if adversely determined, would impair or affect Borrower’s performance under this Agreement.

Borrower shall be in Default of this Agreement if any of the foregoing representations and warranties become false, incorrect, or misleading in any material respect at any time during the Term.

SECTION 5 RECORDS, INSPECTIONS, AND AUDITS. The rights and obligations of this Section 5 shall apply for the entire duration of the Term and two (2) years thereafter.

A. Records to be Maintained. Borrower shall keep and maintain records providing (1) all disbursements of the Loan to Borrower, including a copy of all Disbursement Requests, (2) invoices, purchase orders, and receipts showing all expenditures of Loan funds consistent with this Agreement, and (3) all other contracts, orders, approvals, and other documentation within Borrower’s possession related to this Agreement, the Loan, or the Eligible Expenses (the “Books and Records”). Books and Records shall be kept and prepared in accordance with generally accepted accounting principles or as otherwise required by Lender. Borrower shall provide electronic or physical copies of any such Books and Records to Lender within five (5) days of request.

B. Inspection of Business and Property. At any time during operation of the Business or outside of Business hours with three (3) days’ written notice to Borrower, Lender may inspect the Business and Property for compliance with this Agreement, including without limitation confirming that the Eligible Expenses have been procured and used for the benefit of the Business in compliance with this Agreement.

C. Audit. At any time during operation of the Business or outside of Business hours with three (3) days’ written notice to Borrower, Lender may inspect the books, records, and accounts of the Business related to the use and expenditure of the Loan and/or compliance with this Agreement.

D. Survival. This Section shall survive termination of the Agreement for two (2) years.

SECTION 6 DEFAULT. Any violation by Borrower of any provision of this Agreement is a “Default,” and subject to the remedies and procedures in this 573
Section. Borrower shall immediately provide written notice to Lender of any defaults of Borrower of this Agreement.

A. Default and Cure. In the event of any Default, Lender shall provide Borrower with a thirty (30) day written notice and cure period detailing the nature of the Default and the steps necessary to cure the default. The cure period may be extended by written agreement of Lender, in its sole discretion. If the Default remains uncured in Lender’s discretion at the end of the cure period, Lender may take any or all of the actions indicated in Subsection 6.B.

B. Other Remedies. Lender may take any or all of the following actions in the event of Default:

1. Require Repayment of the Loan. Declare the outstanding principal amount of the Loan, together with the then accrued and unpaid interest thereon and other charges hereunder, and all other sums secured by this Agreement, to be due and payable immediately, and upon such declaration, such principal and interest and other sums shall immediately become and be due and payable without demand or notice. All costs of collection, including, but not limited to, reasonable attorneys’ fees and all expenses incurred in connection with protection of, or realization on, the security for this Agreement, may be added to the principal hereunder, and shall accrue interest as provided herein.

2. Withhold Disbursements. Halt or refuse to pay any Disbursement Requests.

3. Modify Loan. Reduce the approved not to exceed amount of the Loan to amounts already disbursed consistent with this Agreement, or another amount deemed appropriate by Lender.

4. Other Actions. Take any other action available to Lender at law or in equity.

C. Interest on Amounts Due. In the event Borrower fails to timely make any payment required or due hereunder within ten (10) days following the date such payment is due or required to be made; the rate of interest applicable to periods of default for the Defaults set forth in this Section 5 shall be calculated at the lesser of ten percent (10%) per annum or the maximum legal rate, and shall accrue as of the date such payment was originally due. All payments shall be first credited to accrued interest, next to costs, charges, and fees which may be owing from time to time, and then to principal.

D. Payment in United States Dollars. All payment shall be made in lawful money of the United States.

E. Offset. For any amounts due from Borrower to Lender under this Agreement, Borrower may request that such amounts be offset by the then-current fair 574
market value of the furniture, appliances, and equipment procured through Loan funds. If Lender approves said request in writing, the furniture, applicances, and equipment shall be appraised by a firm selected by Lender the cost of which shall be borne by Borrower. The assessed fair market value of the furniture, applicances, and equipment shall be offset from the amounts due to Lender, and ownership of the fixtures, furnishings, appliances, and equipment shall be delivered to Lender as a condition of the offset.

SECTION 7 MISCELLANEOUS.

A. Recitals and Exhibits. The Recitals and Exhibits to this Agreement are incorporated herein by this reference.

B. Time and Extensions. Time is of the essence for the purposes of this Agreement. The timeframes set forth herein may only be extended by written approval of Lender in its sole discretion. No extension of time shall operate to release, discharge, modify, change or affect the original liability of Borrower under this Agreement, either in whole or in part.

C. Notices. Notices to Lender shall be delivered to Fontana City Hall 16860 Valencia Ave, Fontana, CA 92335, ATTN: Deputy City Manager for Development Services and/or any other address for notices indicated by Lender to Borrower in writing. Notices to Borrower shall be delivered to the address(es) identified in the Application.

D. Borrower Responsible. The obligations of Borrower under this Agreement shall be absolute and Borrower waives any and all rights to offset, deduct or withhold any payments or charges due under this Agreement for any reasons whatsoever. Borrower waives presentment, demand, notice of protest and nonpayment, notice of default or delinquency, notice of acceleration, notice of costs, expenses or leases or interest thereon, notice of dishonor, diligence in collection or in proceeding against any of the rights or interests in securing this Agreement.

E. No Waiver. No previous waiver and no failure or delay by Lender in acting with respect to the terms of this Agreement shall constitute a waiver of any breach, default, or failure or condition under this Agreement or the obligations secured hereby. A waiver of any term of this Agreement or of any of the obligations secured hereby must be made in writing and shall be limited to the express written terms of such waiver. The acceptance of payment of any sum payable hereunder, or part thereof, after the due date of such payment shall not be a waiver of Lender’s right to either require prompt payment when due of all other sums payable hereunder or to declare a Default for failure to make prompt or complete payment.

F. Attorney’s Fees and Costs. Borrower agrees that if any amounts due under this Agreement are not paid when due, Borrower will pay all costs and 575
expenses of collection and reasonable attorneys’ fees paid or incurred in connection with the collection or enforcement of this Agreement, whether or not suit is filed. If either party to this Agreement is required to initiate or defend litigation in any way connected with this Agreement, the prevailing party in such litigation, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees from the losing party.

Attorneys’ fees shall include attorneys’ fees on any appeal, and a party entitled to attorneys’ fees shall be entitled to all other reasonable costs for investigating such action, retaining expert witnesses, taking depositions and discovery, and all other necessary costs incurred with respect to such litigation. The court may set attorneys’ fees in the same action or in a separate action brought for that purpose.

G. Rights and Remedies Cumulative. All remedies provided for herein are cumulative and shall be in addition to any and all other rights and remedies provided by law. The exercise by a party of one or more of its rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party.

H. Interest Rate Limitation. None of the terms and provisions contained herein shall ever be construed to create a contract for the use, forbearance or detention of money requiring payment of interest at a rate in excess of the maximum interest rate permitted to be charged by the laws of the State of California. In such event, if any holder of this Agreement shall collect monies which are deemed to constitute interest which would otherwise increase the effective interest rate on this Agreement to a rate in excess of the maximum rate permitted to be charged by the laws of the State of California, all such sums deemed to constitute interest in excess of such maximum rate shall, at the option of such holder, be credited to the payment of the sums due hereunder or returned to Borrower.

I. Applicable Law and Venue. This Agreement shall be governed by and construed under the laws of the State of California except to the extent Federal laws preempt the laws of the State of California. Borrower irrevocably and unconditionally submits to the jurisdiction of the Superior Court of the State of California for the County of Orange or the United States District Court of the Southern District of California, as Lender may deem appropriate, in connection with any legal action or proceeding arising out of or relating to this Agreement.

Borrower also waives any objection regarding personal or in rem jurisdiction or venue.

J. Joint and Severable Obligation. This Agreement is the joint and several obligation of all makers, sureties, guarantors and endorsers, and shall be binding upon them and their heirs, successors and assigns.

K. Nonliability of Officials. No officer, official, member, employee, agent, or representative of Lender shall be personally liable to Borrower, or any 576
successor-in-interest, in the event of any default or breach by Lender, or for any amount which may become due to Borrower or any successor-in-interest, or for breach of any obligation of the terms of this Agreement.

L. Authorized Representatives. Lender’s Deputy City Manager for Development Services is Lender’s authorized representative for all purposes of this Agreement. Lender may designate a designee, including an employee, contractor, consultant, or agent of Lender to serve as Lender’s authorized representative hereunder. Borrower’s authorized representative is indicated on the Application. Actions taken by each party’s respective authorized representative are binding on said party.

M. Prohibition on Assignment. Borrower may not assign or transfer this Agreement without the prior written approval of Lender which approval shall not be unreasonably withheld. Accordingly, Borrower shall not, whether voluntarily, involuntarily, or by operation of law, undergo any significant change in ownership or assign all or any part of this Agreement or any rights hereunder or in the Business or Property without Lender’s prior written approval which Lender may grant or withhold in its reasonable discretion.

N. Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction which might otherwise apply. The section, subsection, and paragraph headings are for purposes of convenience only, and shall not be construed to limit or extend the meaning of this Agreement.

O. Severability. If any part, term or provision of this Agreement is held to be illegal, in conflict with any law or otherwise invalid, the remaining portion or portions shall be considered severable and not be affected by such determination, and the rights and obligations of the parties shall be construed and enforced as if the Agreement did not contain the particular part, term or provisions held to be illegal or invalid.

P. Survival. Notwithstanding the expiration of earlier termination of this Agreement, Borrower’s obligations to Lender shall not terminate until all closeout requirements are completed. In addition, all provisions expressly stated to survive termination of this Agreement and any other obligations which cannot by their nature be performed until after the expiration or earlier termination of the Agreement shall survive termination. No expiration or termination under this Agreement shall release either party then in Default from liability for such Default. All terms of this Agreement shall survive as necessary for the purpose of enabling either party to enforce its provisions or pursue an action with respect to a Default of this Agreement.

Q. No Third Party Beneficiaries. There are no third party beneficiaries to this Agreement.
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R. Counterparts. This Agreement may be executed in counterparts, each of which, when all the parties hereto have signed this Agreement, shall be deemed to be an original, and such counterparts shall constitute one and the same instrument.

S. Entire Agreement. This Agreement integrates all of the terms and conditions mentioned herein, or incidental hereto, and supersedes all negotiations or previous agreements between the Parties with respect to all or any part of the subject matter hereof. In the event of a conflict between this Agreement and the Guidelines, this Agreement shall prevail.

T. No Joint Venture. Nothing herein shall be construed as making Lender a joint venturer or partner of Borrower or making Lender a party to Borrower’s contracts with contractors or vendors.

U. Nondiscrimination. Each party covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that in the performance of this Agreement there shall be no discrimination against or segregation of, any person or group of persons on account of any impermissible classification including, but not limited to, race, color, creed, religion, sex, marital status, sexual orientation, national origin, or ancestry.

V. Amendments. This Agreement may only be amended by writing mutually executed by Lender and Borrower.

W. Authority to Execute. The person(s) executing this Agreement on behalf of the parties hereto warrant that (a) such party is duly organized and existing, (b) they are duly authorized to execute and deliver this Agreement on behalf of said party, and (c) by so executing this Agreement, such party is formally bound to the provisions of this Agreement.
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LENDER:

CITY OF FONTANA
________________________
City Manager
ATTEST
________________________
City Clerk

APPROVED AS TO FORM
________________________
City Attorney

BORROWER
___________________________
________________________
Name:

Title:
________________________
Name:

Title:
[Two officer signatures are required if
Borrower is a corporation]
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EXHIBIT A

APPLICATION
[INSERT BORROWER’S COMPLETED AND APPROVED APPLCIATION]
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EXHIBIT B

LOAN DETAIL
Business Name: ___________________________________
Business Location: _________________________________
Amount of Loan: ___________________________________
Estimated Eligible Expenses
 __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________ Total, not to exceed amount: _____________________
The amounts and categories are approximates, and the City may approve rebudgeting of categories in a Disbursement Request for Eligible Expenses, so long as the total amount of the Loan remains consistent with the aggregate not to exceed amount. 581

EXHIBIT C

DISBURSEMENT REQUEST
Name of Business: ____________________
Loan No.: ____________________
Amount of Loan: ____________________
Amount of Loan Already Disbursed: ____________________
Amount of Loan Remaining: ____________________
Amount Requested to be Disbursed: ____________________
Eligible Expenses Requested for Disbursement
 __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________  __________________________ | $ _________________________ Total Items: __________________ Total Estimated Disbursement: ____________ *Attach invoices or quotes for all amounts shown. No disbursement will be approved without corresponding proof of the amount requested.

Signature of Authorized Representative:
________________________
Name:

Title:

FOR LENDER USE ONLY □ APPROVED □ DENIED
Signature: _______________________
Deputy City Manager for Development Services
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City of Fontana
Action Report
City Council Meeting
8437 Sierra Avenue
Fontana, CA 92335
File #: 26-1043 Agenda Date: 7/14/2026
Agenda #: A. Category: Public Hearing
FROM:

Planning Department
SUBJECT:

First General Plan Amendment and Project for the 1st General Plan Cycle of 2026; Master Case (MCN) No. 23-000034 & Master Case (MCN) No. 23-000044: General Plan Amendment (GPA) No. 23-000002, Specific Plan Amendment (SPA) No. 23-000002, Tentative Tract Map No. 20646 (TTM No. 26-0006), Tentative Parcel Map No. 20851 (TPM No. 23-000008) & Design Review (DRP) No. 23-000011, Conditional Use Permit (CUP) No. 23-00005, & Development Agreement (AGR) No. 23-000012 - A Request to Amend the General Plan Land Use Designation for an Approximately 9.3-Acre Site Located at the Northwest Corner of Sierra Avenue and Terra Vista Drive (APN: 0239-081-52) from Residential Planned Community (R-PC) to General Commercial (C-G), to Amend The Arboretum Specific Plan to Modify Allowed Land Uses and Reconfigure Planning Areas and Park Sites, for Site and Architectural Review of a Proposed Commercial Center Consisting of 69,617 Square Feet of Commercial Development (49,362 Square Foot Grocery Store With a 13,017 Square Foot Inline Shop Building, 9,544 Square Foot Pad Building, and a 3,694 Square Foot Drive Thru Restaurant), For a Conditional Use Permit For the Sale of Alcohol For Off-Site Consumption in Conjunction With the Proposed Grocery Store, For A Tentative Tract Map to Reconfigure and Parcelize the Remaining Planning Areas and Park Sites in the Specific Plan Area, For a Tentative Parcel Map to Subdivide the Retail Center, and to Amend The Arboretum Specific Plan Development Agreement to Reflect Modified Land Uses in the Specific Plan, Pursuant to an Addendum to the Arboretum Specific Plan Environmental Impact Report...En RECOMMENDATION:

1. Adopt Resolution No. 2026-076 (General Plan Amendment Cycle No. 1 of 2026) a Resolution of the City Council of the City of Fontana approving, pursuant to an Addendum to the Arboretum Specific Plan Environmental Impact Report (State Clearinghouse [SCH} No. 2006071109), General Plan Amendment No. 23-000002 Tentative Tract Map No. 20646 (TTM No. 26-0006), Tentative Parcel Map No. 20851 (TPM No. 23-000008), Design Review No. 23-000011, and Conditional Use Permit Mo. 23-000005 for the property identified by Assessor’s Parcel Number 0239-081-52, including amendments to exhibit 15.8 and 15.9 in chapter 15 of the General Plan, subdivision of the property, site and architectural approval of a 69,617 square foot commercial center, and a Conditional Use Permit authorizing the sale of alcohol for off-site consumption in connection with a grocery store at the commercial center; and

2. Read by title only and waive further reading of and introduce Ordinance No. 1994, an Ordinance of the City Council of the City of Fontana, approving pursuant to an Addendum to the Arboretum Specific Plan Environmental Impact Report, Specific Plan Amendment No. 23-000002, an amendment to the Arboretum Specific Plan to modify permitted land uses and to reconfigure planning areas and park sites; and that the reading of the title constitutes the first reading thereof; City of Fontana Page 1 of 6 Printed on 7/9/2026
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planning areas and park sites; and that the reading of the title constitutes the first reading thereof; and

3. Read by title only and waive further reading of and introduce Ordinance No. 1995, an Ordinance of the City Council of the City of Fontana, approving, pursuant to an Addendum to the Arboretum Specific Plan Environmental Impact Report, a third amendment to the Arboretum Specific Plan Development Agreement; and that the reading of the title constitutes the first reading thereof.

COUNCIL GOALS:
· Promote economic development by pursuing business attraction, retention, and expansion. · Provide a diverse range of housing types and levels of affordability while addressing homelessness in the community by promoting diverse range of housing projects and levels of affordability.
· Enhance the local environment for future generations and create a healthy economic and environmental future by adopting policies that promote compact and efficient development in new and existing communities.

DISCUSSION:

Background:

The project was considered by the Planning Commission at a duly noticed public hearing on June 2, 2026. Upon conclusion of the public hearing, the Planning Commission voted 5-0 to adopt Resolution PC No. 2026-022, thereby forwarding a recommendation of approval to the City Council, as recommended by staff.

Project Description/Analysis:

The proposed project is an amendment to the General Plan land use designation for an approximately 9.3-acre site located at the northwest corner of Sierra Avenue and Terra Vista Drive from Residential Planned Community (R-PC) to General Commercial (C-G), an amendment to the Arboretum Specific Plan to modify allowed land uses and reconfigure planning areas and park sites, and a tentative parcel map to reconfigure and parcelize the remaining planning areas in the specific plan area. Additionally, the project includes site and architectural review of a proposed commercial center consisting of 69,617 square feet of commercial development, for a conditional use permit for alcohol sales in conjunction with the proposed grocery store and for a tentative parcel map to subdivide the retail center. The project also includes a request for an amendment to the Arboretum Specific Plan Development Agreement to reflect modified land uses in the specific plan.

General Plan Amendment (GPA) No. 23-000002:

The current general plan land use designation of Residential Planned Community (R-PC) for the proposed retail center site does not allow the proposed land use. The project would amend the general plan land use designation of R-PC to General Commercial (C-G) to accommodate the proposed development of a retail center.

Additionally, the change to the General Plan land use designation is supported by General Plan City of Fontana Page 2 of 6 Printed on 7/9/2026
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goals, as seen below:

Chapter 13, Goal 3: Plan Fontana as a “complete community” with a balance of diverse neighborhoods, amenities, services, and infrastructure that supports a qualified workforce and attracts business. The applicant is proposing to construct a new retail center, which will provide amenities and services to residents in and around the Arboretum Specific Plan area.

Additionally, the retail center will promote business attraction with a range of retail, restaurant and service businesses.

Specific Plan Amendment (SPA) No. 23-000002:

The applicant is requesting to amend the Arboretum Specific Plan land uses and map to facilitate the development of a retail center. The amendment will include general commercial land uses at the northwest corner of Sierra Avenue and Terra Vista Avenue that previously had a residential designation. Additionally, the amendment will redistribute residential units allocated to the proposed commercial area to other undeveloped planning areas and modify the planning area and recreational amenity map.

Tentative Tract Map No. 20646 (TTM No. 26-0006):

The applicant is requesting a tentative tract map to parcelize the remaining undeveloped planning areas of the Arboretum Specific Plan. The tentative map will be parcelized to reflect the updated street and planning area layout as indicated in modified Arboretum Specific Plan. The map will facilitate future residential, commercial and recreational development in the undeveloped areas of the Arboretum Specific Plan.

Tentative Parcel Map No. 20851 (TPM No. 23-000008):

The applicant is proposing to parcelize the area of the proposed retail center for ownership purposes, as is typical for retail center developments. The parcels will meet the minimum size and dimension requirements from the Zoning and Development Code. Reciprocal access easements will be required among the parcels to allow open circulation throughout the site/among the parcels. The parcels being created are of a sufficient size for the proposed commercial buildings, parking, landscaping, and other onsite improvements.

Design Review No. 23-000011:

Project Data:

A. Site Area: 9.2 acres
B. Building Analysis:

Anchor Building (Grocery Store): 49,362 square feet
Inline Shops: 13,017 square feet
Pad Shops: 9,544 square feet
Drive-Restaurant: 3,694 square feet
Total: 69,617 square feet
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File #: 26-1043 Agenda Date: 7/14/2026
Agenda #: A. Category: Public Hearing
C. Parking Analysis:

Vehicle Spaces Required: 477 spaces
Vehicle Spaces Provided: 477 spaces
D. Landscape Area
Minimum Required: 15%
Proposed: 18.2%
Site Plan and Architecture:

The proposed retail center consists of a 49,362 square foot anchor building, 13,017 square foot inline shops building, 9,544 square foot pad shops building and a 3,694 square foot drive-thru restaurant. An additional parcel will be developed at a later date and will remain vacant and fenced until a proposed development has been entitled and permitted.

The proposed buildings feature the Santa Barbara architecture with an exterior white and neutral color palette, black metal wall sconces, and clay tile roof materials. Spanish tile, arches, metal window awnings, stone will be used as accents throughout all buildings and will exemplify the architectural style. Development of the vacant parcel will be required to incorporate all architectural elements to be consistent with and complimentary to the other building in the retail center.

Associated on-site improvements include landscaping, paving (including decorative pavers at driveways), and bicycle and vehicle parking as part of the development. Landscaping will be enhanced around the corner of Sierra Avenue and Terra Vista Drive to heavily screen the drive-thru lane and to create an entry statement for the commercial development.

Grading/Walls:

The site is vacant and undeveloped. The grade slopes gradually from north to south. Site walls will be constructed on the northern and western property lines to separate the site from future residential development. The drive-thru restaurant at the southeastern portion of the site will be screened from view from the public right-of-way with landscaping and low decorative walls, as required by the Zoning and Development Code. The remainder of the property lines will not incorporate fences or walls.

Site Access/Circulation/Parking:

Site access will be provided from Sierra Avene and Terra Vista Drive. Two driveways for vehicular traffic will be provided on Terra Vista Drive and on Sierra Avenue. While the retail center site will be parcelized for ownership purposes, circulation will be provided throughout the site for vehicles and pedestrians. Pedestrian path of travel throughout the site will be provided through marking crossings and sidewalks. Additionally, a paved path with landscaping and trellises will be provided east and west through the central portion of the site leading to the grocery store.

The project site is physically suitable in size and shape to support the development of the proposed commercial project. Applicable building codes, fire codes and standards will be met and will make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the areas.

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File #: 26-1043 Agenda Date: 7/14/2026
Agenda #: A. Category: Public Hearing
Conditional Use Permit No. 23-000005:

The applicant is requesting the review and approval of a conditional use permit for a new Alcoholic Beverage Control (ABC) License Type 21 (Off-Sale, General) for the sale of alcohol for off-site consumption in connection with the grocery store in the proposed project. According to the floor plan, alcohol products will be displayed in both refrigerated and regular shelves in the grocery store.

In addition to the City of Fontana’s Zoning and Development Code requirements, staff has reviewed the subject location in particular consideration to the physical relationship and proximity of the proposed use to that of similar uses in the surrounding neighborhood. Staff found that there are no existing sensitive receptors within 600 feet of the proposed grocery store that is requesting to sell alcohol.

Finding of “Public Convenience or Necessity”
According to the California State Department of ABC, a total of two (2) off-sale license are allowed within Census Tract No. 27.09 before being categorized as over-concentrated. Staff identified five (5) existing off-sale establishments within the census tract. New license may be issued by ABC where a tract is over-concentrated, provided that a finding of public convenience of necessity is made by the local jurisdiction. The census tract information matrix is attached. The approval of this application will allow the off-sale of beer, wine and distilled spirits.

A City Council determination that this application would be considered a “public benefit” would meet the definition of Public Convenience and Necessity. The finding of Public Convenience and Necessity can further be met if a large number of the general population chooses to obtain alcohol within walking distance.

The grocery store would provide an additional off-site alcohol consumption retail location for the residents who live in the Arboretum and Sierra Crest residential areas. Additional residential development is anticipated in both Arboretum and Sierra Crest, and the proposed grocery store and associated alcohol sales will provide convenience to those residents as well.

Development Agreement No. 23-000012:

A development agreement was approved for the Arboretum Specific Plan in 2009 and was amended in 2016 and 2021. Development agreements are discretionary actions allowed by State law with several basic functions. This agreement vests the right of the applicant to develop the property per the Arboretum Specific Plan and limits the City’s ability to amend the Specific Plan without consent of the applicant. This development agreement was updated to reflect the updated land uses for this project area and applicable construction fee credits.

Environmental:

Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines and Section 8.06 of the City of Fontana’s 2019 Local CEQA Guidelines an Addendum to the Arboretum Specific Plan Program Environmental Impact Report (State Clearinghouse [SCH] No. 2006071109) has been prepared for this proposed project. The aforementioned EIR was adopted by the City Council on September 23, 2009, and it adequately identified any potential impacts associated with this project. This Addendum determined that there are no new additional impacts beyond what was anticipated in the EIR mentioned above.

The Final Arboretum Specific Plan Program EIR (SCH No. 2006071109) and the Addendum are City of Fontana Page 5 of 6 Printed on 7/9/2026
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File #: 26-1043 Agenda Date: 7/14/2026
Agenda #: A. Category: Public Hearing
The Final Arboretum Specific Plan Program EIR (SCH No. 2006071109) and the Addendum are posted on the City’s website. The Arboretum Specific Plan EIR can be found at https://www.fontanaca.gov/1278/Arboretum-Specific-Plan. The Addendum to the Arboretum EIR can be found at https://www.fontanaca.gov/2137/Environmental-Documents.

ATTACHMENTS:

Attachment No. 1 - Resolution for the General Plan Amendment, Tentative Tract Map, Tentative Parcel Map, Design Review and Conditional Use Permit and Adoption of the Addendum to the Arboretum Specific Plan Environmental Impact Report Attachment No. 2 - Ordinance for Specific Plan Amendment Attachment No. 2A - Exhibit A to Specific Plan Amendment Ordinance Attachment No. 3 - Ordinance for Amendment to the Arboretum Specific Plan Development Agreement
Attachment No. 4 - Planning Commission Packet
Attachment No. 5 - Planning Commission Minutes from June 2, 2026 Attachment No. 6 - Public Hearing Notice
FISCAL IMPACT:

None.

MOTION:

Approve staff’s recommendation.

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ATTACHMENT NO. 1
RESOLUTION NO. 2026-076

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF FONTANA,

CALIFORNIA APPROVING, PURSUANT TO AN ADDENDUM TO THE

ARBORETUM SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT
(STATE CLEARINGHOUSE [SCH] NO. 2006071109), GENERAL PLAN AMENDMENT NO. 23-000002 (GENERAL PLAN AMENDMENT CYCLE
NO. 1 OF 2026), TENTATIVE TRACT MAP NO. 20646 (TTM NO. 26- 0006), TENTATIVE PARCEL MAP NO. 20851 (TPM NO. 23-000008), DESIGN REVIEW NO. 23-000011, AND CONDITIONAL USE PERMIT NO. 23-000005 FOR THE PROPERTY IDENTIFIED BY ASSESSOR’S PARCEL NUMBER 0239-081-52, INCLUDING AMENDMENTS TO
EXHIBIT 15.8 AND 15.9 IN CHAPTER 15 OF THE GENERAL PLAN,

SUBDIVISION OF THE PROPERTY, SITE AND ARCHITECTURAL
APPROVAL OF A 69,617 SQUARE FOOT COMMERCIAL CENTER,

AND A CONDITIONAL USE PERMIT AUTHORIZING THE SALE OF

ALCOHOL FOR OFF-SITE CONSUMPTION IN CONNECTION WITH A

GROCERY STORE AT THE COMMERCIAL CENTER, AND DIRECTING
STAFF TO FILE A NOTICE OF DETERMINATION.

WHEREAS, on October 8, 1981, Assessor Parcel Number (“APN) 0239-081-52 was annexed from San Bernardino County and incorporated into the City of Fontana (“Project Site”); and
WHEREAS, the current edition of the City of Fontana General Plan (“General Plan”) was adopted by the Fontana City Council (“City Council”) on November 13, 2018; and WHEREAS, on May 18, 2023, the City of Fontana (“City”) received an application from North Fontana Investment Company (“Specific Plan Applicant”) and Lewis Retail (“Commercial Center Applicant”) for General Plan Amendment (“GPA No. 23-000002”) to amend the General Plan land use designation for an approximately 9.3-acre site located at the northwest corner of Sierra Avenue and Terra Vista Drive (APN: 0239-081-52) from Residential Planned Community (R-PC) to General Commercial (C-G), Specific Plan Amendment (SPA) No. 23-000002 to amend the Arboretum Specific Plan land uses and map; Tentative Tract Map No. 20646 (“TTM No. 26-0006”) to reconfigure and parcelize the remaining planning areas and park sites in the specific plan area, Tentative Parcel Map No. 20851 (“TPM No. 23-000008”) to subdivide the commercial center, Design Review No. 23-000011 (“DRP No. 23-000011”) for site and architectural review of a proposed commercial center consisting of 69,617 square feet of commercial development (49,362 square foot grocery store with a 13,017 square foot inline shop building, 9,544 square foot pad building, and a 3,694 square foot drive thru restaurant), Conditional Use Permit No. 23-000005 (“CUP No. 23-000005”) for the sale of alcohol for off-site consumption in conjunction with the proposed grocery store, and Development Agreement No. 23-000012 to reflect modified land uses in the specific plan area, from North Fontana Investment Company (“Applicant”); and
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WHEREAS, GPA No. 23-000002, TTM No. 26-0006, TPM No. 23-000008, DRP No. 23-000011 and CUP No. 23-000005 are considered a “Project” as defined by the California Environmental Quality Act (CEQA); and
WHEREAS, pursuant to the California Environmental Quality Act (Pub. Res. Code §§ 21000 et seq.) (“CEQA”), and the State CEQA Guidelines (14 Cal. Code Regs. §§ 15000 et seq.) the City previously determined that a Program Environmental Impact Report (FEIR) be prepared pursuant to CEQA in order to analyze all potential adverse environmental impacts of the Arboretum Specific Plan Area; and WHEREAS, the City prepared and certified the Final Program EIR (FEIR) on September 23, 2009 for the Arboretum Specific Plan (SCH No. 2006071109) and Mitigation, Monitoring and Reporting Program (MMRP), consisting of comments received during the 45-day public review and comment period on the Draft FEIR, written responses to those comments, and revisions and errata to the Draft FEIR. For the purposes of this Resolution, the “FEIR” shall refer to the Draft FEIR, as revised by the Final FEIR’s errata section, together with the other sections of the Final FEIR; and WHEREAS, pursuant to CEQA, when taking subsequent discretionary actions in furtherance of a project for which an EIR has been certified, the lead agency is required to review any changed circumstances to determine whether any of the circumstances under Public Resources Code section 21166 and State CEQA Guidelines Section 15162 require additional environmental review; and
WHEREAS, by way of preparation of an addendum for the project, staff evaluated the project in light of the standards for subsequent environmental review outlined in Public Resources Code section 21166, State CEQA Guidelines section 15162 and City of Fontana’s 2019 Local Guidelines for Implementing CEQA by preparing an Addendum and accompanying technical reports; and
WHEREAS, based on that evaluation, staff concluded that the FEIR fully analyzed and mitigated, where feasible, all potentially significant environmental impacts, if any, that would result from the Project, and therefore, no subsequent EIR or mitigated negative declaration is required; and
WHEREAS, pursuant to State CEQA Guidelines Section 15164, subdivision (c), the Addendum is not required to be circulated for public review, but can be attached to the FEIR; and
WHEREAS, GPA No. 23-000002, TTM No. 26-0006, TPM No. 23-000008, DRP No. 23-000011, and CUP No. 23-000005 are supported by the goals and policies of the General Plan; and
WHEREAS, the Conditions of Approval have been prepared and are attached hereto as Exhibit “B” for TTM 26-0006, Exhibit “C” for TPM No. 23-000008, Exhibit “D” for DRP No. 23-000011, and Exhibit “E” for CUP No. 23-000005; and 590
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WHEREAS, on July 3, 2026, a notice of the public hearing was published in the Fontana Herald newspaper and simultaneously displayed at Steelworkers’ Auditorium and at the project site; and
WHEREAS, on June 2, 2025, a duly noticed public hearing on GPA No. 23-000002, SPA No. 23-000002, TTM No. 26-0006, TPM No. 23-000008, DRP No. 23-000011, CUP No. 23-000005, and AGR No. 23-000012, was held by the Fontana Planning Commission (“Planning Commission”) to consider testimony and evidence presented by the Applicant, City staff, and other interested parties. Following the hearing, the Planning Commission recommended approval of the project to the Fontana City Council (“City Council”) with a vote of 5-0 by Resolution PC No. 2026-022; and
WHEREAS, on July 14, 2026, the City Council conducted a noticed public hearing on GPA No. 23-000002, SPA No. 23-000002, TTM No. 26-0006, TPM No. 23-000008, DRP No. 23-000011, CUP No. 23-000005, and AGR No. 23-000012 and received testimony from all parties and documentation from the Planning Commission’s public hearing on June 2, 2026; and
WHEREAS, based on the information presented to and evidence received by the City Council at the public hearing held on July 14, 2026, for the Addendum to the Arboretum Specific Plan EIR, GPA No. 23-000002, SPA No. 23-000002, TTM No. 26- 0006, TPM No. 23-000008, DRP No. 23-000011, CUP No. 23-000005, and AGR No. 23- 000012, the City Council found the project to be in conformance with the goals and policies of the General Plan; and
WHEREAS, all of the notices required by statute and the Fontana Municipal Code (“FMC”) have been given as required; and
WHEREAS, the City wishes to protect and preserve the quality of the life throughout the City, through effective land use and planning; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Fontana, California, as follows:

Section 1. Recitals. The recitals are true, correct and incorporated herein by this reference.

Section 2. Compliance with California Environmental Quality Act. As the decision-making body for the Project, the City Council has reviewed and considered the Arboretum Specific Plan FEIR and Addendum, any oral or written comments received, and the administrative record prior to making any decision on the Proposed Project. The City Council finds that the Addendum and Arboretum Specific Plan FEIR contain a 591
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complete and accurate reporting of all of the environmental impacts associated with the Proposed Project. The City Council further finds that the Addendum has been completed in compliance with the State CEQA Guidelines and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA.

Section 3. Findings on the Necessity for a Subsequent or Supplemental Environmental Impact Report. Based on the substantial evidence set forth in the record, including but not limited to, the Arboretum Specific Plan FEIR, the Addendum, and all related information presented to the City Council, the City Council finds that the proposed project necessitates only minor modifications to the Arboretum Specific Plan FEIR.

Therefore, pursuant to State CEQA section 15164 and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Arboretum Specific Plan FEIR is the appropriate document for the project.

The City Council further finds that the preparation of a subsequent or supplemental EIR is not required for the proposed Projects because the projects:

A. Will not result in substantial changes that would require major revisions of the Arboretum Specific Plan FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
B. Will not result in substantial changes with respect to the circumstances under which the proposed project is developed that would require major revisions of the Arboretum Specific Plan FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and C. Does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Arboretum Specific Plan FEIR documents were certified showing any of the following:
(i) The proposed project would have one or more significant effects not discussed in the EIR;
(ii) That significant effects previously examined would be substantially more severe than shown in the EIR;
(iii) That mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the lead agency declined to adopt such measures; and
(iv) That mitigation measures or alternatives considerably different from those analyzed would substantially reduce one or more significant effects on the environment, but which the lead agency declined to adopt.

Section 4. Findings on Environmental Impacts. Having considered the Addendum, the administrative record, the Arboretum Specific Plan FEIR and all written and oral evidence presented to the City Council, the Council finds that all environmental impacts of the proposed project have been addressed within the Arboretum Specific Plan 592
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FEIR and the Addendum. The City Council finds that no new or additional mitigation measures or alternatives are required. The City Council further finds that there is no substantial evidence in the administrative record supporting a fair argument that the proposed Project may result in any significant environmental impacts beyond those analyzed in the Arboretum Specific Plan FEIR. The City Council finds that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the proposed project and reflects the independent judgment and analysis of the City Council.

Section 5. Adoption of the Addendum to the Arboretum Specific Plan FEIR. The City Council hereby adopts the Addendum to the EIR for the Arboretum Specific Plan Program Environmental Impact Report (SCH No. 2006071109) and Mitigation, Monitoring, and Reporting Program (MMRP) that have been prepared pursuant State CEQA Guidelines Sections 15162 and 15164 along with the City of Fontana’s 2019 Local Guidelines for Implementing CEQA. The Council further directs staff to file a Notice of Determination.

Section 6. General Plan Amendment Findings. The City Council hereby makes the following findings for GPA No. 23-000002 in accordance with Section No. 30-31 “Purpose” of the Fontana Zoning and Development Code:

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

Findings of Fact: In order to maintain an updated General Plan that reflects the current needs and desires of the community and supports the long-term growth of the City, the City is updating the General Plan for the Commercial Project Site within the Arboretum Specific Plan to allow commercial land uses and development. The updated Arboretum Specific Plan includes goals and policies intended to support highquality commercial and residential land development that responds to the City’s evolving land use needs. The updated general plan designation will allow commercial development that will be walkable from existing and future portions of the specific plan area and adjacent neighborhoods. Additionally, the commercial development will be strategically located along a gateway into the city from neighboring Rialto and from the I-15 freeway.

Section 7. Tentative Tract Map Findings. The City Council hereby makes the following findings for TTM No. 26-0006 in accordance with Section No. 26-55(e), “Hearing; criteria for approval.” of the FMC:

Finding No. 1: That the proposed map is consistent with the city's general plan and any applicable specific plan.
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Findings of Fact: TTM No. 26-0006 is consistent with the General Plan Land Use Designation of Residential Planned Development (R-PC). The R-PC designation is intended for master-planned communities with specific plans. The tentative tract map subdivides the planning areas into parcels to facilitate future development of the remaining planning areas. The map is also consistent with the Arboretum Specific Plan because it parcelizes the planning areas in the Resort and Arboretum Villages as depicted on the specific plan’s land use map.

Finding No. 2: That the design or improvements of the proposed subdivision are consistent with the general plan and any applicable specific plan.

Findings of Fact: The design of TTM No. 26-0006 is consistent with the General Plan, as the lot size and street configuration conform to the requirements of the Land Use, Zoning, and Urban Design and Community Mobility and Circulation Elements of the General Plan. The design of TTM No. 26-0006 (20646) is consistent with the Arboretum Specific Plan because it parcelizes the planning areas in the Resort and Arboretum Villages as depicted on the specific plan’s land use map.

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

Findings of Fact: The Project Site is appropriate for future residential, commercial, and recreational development capacities established by the amended specific plan by virtue of its size, configuration, and location. This tentative tract map is not associated with a development application.

However, the specific plan’s designated planning areas will be consistent with the tentative tract map and the development and design standards will allow for the development defined in the specific plan.

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

Findings of Fact: The design of TTM No. 26-0006 is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The project will not result in significant environmental impacts with the incorporation of mitigation measures. An Addendum to the program EIR for the Arboretum Specific Plan has been prepared and made a part of the
environmental documentation for the project. Furthermore, conditions of approval are incorporated to ensure environmental 594
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impacts are reduced to a less-than-significant level.

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

Findings of Fact: The design of TTM No. 26-0006 will not cause public health problems. The development complies with the Zoning and
Development Code, the General Plan and the amended Arboretum Specific Plan. Improvements include connection to public sewer, sidewalks, drainage, and grading to provide a safe and welldesigned project.

Finding No. 6: That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.

Findings of Fact: The design of TTM No. 26-0006 (20646) and its public improvements will not conflict with access easements acquired by the public. The lots are accessed from Jurupa Avenue and Calabash Avenue, which are publicly maintained streets. Currently, there are no other public access easements through or within the Project Site.

Section 8. Tentative Parcel Map Findings. The City Council hereby makes the following findings for TPM No. 23-000008 in accordance with Section No. 26-218(d) “Processing of application,” of the Fontana Subdivision Code:

Finding No. 1: That the proposed map is consistent with the city's general plan and any applicable specific plan.

Findings of Fact: TPM No. 23-000008 is consistent with the amended General Plan Land Use Designation for the Project Site, which is General Commercial (C-G). The lot size meets the lot standards of the Zoning and Development Code. The tentative parcel map is a request to subdivide the site of a new commercial center for ownership purposes, which is a land use permitted in the General Plan and the amended Arboretum Specific Plan and the Zoning and Development Code.

Finding No. 2: That the design or improvements of the proposed subdivision are consistent with the general plan and any applicable specific plan.

Findings of Fact: The site design for TPM No. 23-000008 is consistent with the General Plan Land Use Designation for the Project Site, which is General Commercial (C-G), as the lot size and street configuration conform to the requirements of the Land Use, Zoning, and Urban Design and 595
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Community Mobility and Circulation Elements of the General Plan.

The project includes all on-site and off-site improvements to meet all the General Plan goals and objectives as well as all of the zoning and specific plan requirements. Improvements consist of curb and gutter, sidewalks, drainage, and grading to provide a safe and well-designed project for the area.

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

Findings of Fact: The Project Site, consisting of approximately 9.2 adjusted gross acres, is adequate in size to accommodate the development of a commercial center consisting of approximately 72,872 square feet. The existing topography is suitable for the project, and development of the site does not require setback variances. Additionally, the lot size is consistent with surrounding industrial developments.

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

Findings of Fact: The design of TPM No. 23-000008 is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. There will be no significant impacts on the environment with the implementation of mitigation measures as a result of project implementation. An Addendum to the program level Arboretum Specific Plan EIR has been prepared and is included as a part of the environmental documentation. The applicable mitigation measures and conditions of approval for this project are incorporated to ensure impacts are reduced to a less-than-significant level.

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

Findings of Fact: The design of TPM No. 23-000008 will not cause public health problems. The development complies with the Zoning and
Development Code, the General Plan and the Arboretum Specific Plan. Improvements include connection to public sewer, sidewalks, drainage, and grading to provide a safe and well-designed project.

Finding No. 6: That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision.

Findings of Fact: The design of TPM No. 23-000008 and public improvements will not 596
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conflict with access easements acquired by the public. The Project Site will be accessed from Sierra Avenue and Terra Vista Drive, which are or will be publicly maintained streets. Currently, there are no other public access easements through or within the Project site.

Section 9. Design Review Findings. The City Council hereby makes the following findings for Design Review No. 23-000011 in accordance with Section No. 30-120 “Findings for approval” of the Fontana Zoning and Development Code:

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

Findings of Fact: The project consists of the development of a new commercial center including an anchor building, inline shops, pad shops and a drive-thru restaurant building totaling 69,617 square feet on an approximately

9.2-acre site. The buildings will utilize the Santa Barbara architectural style and will feature clay roof tiles, a light neutral color palette, metal light fixtures and decorative elements, Spanish tile, stone veneer and arch accents. The site and building design comply with the criteria contained in the design review section of the Fontana Zoning and Development Code and the amended Arboretum Specific Plan. The project incorporates high-quality architecture, paving and landscaping that will make for an appropriate and desirable development.

The project is consistent with the amended General Plan Land Use Designation of C-G, which allows commercial land uses.

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

Findings of Fact: The project will incorporate Santa Barbara architectural style with a mix of material including smooth stucco, clay roof tiles, stone veneer, metal light fixtures and decorative accents, arches and Spanish tiles, which will complement the surrounding area. The project has been reviewed by the Planning Department, Building and Safety Department, Engineering Department and San Bernardino County Fire Department for compliance with the provisions of the FMC. Based on this review, it has been determined that the project meets all the requirements of the FMC. Additionally, the Project Site is adequate in terms of size, shape, topography, and accessibility to accommodate the commercial center. The Project Site provides sufficient parking and access, and the project will result in an appropriate commercial development. The proposed improvements will support public health, safety, and welfare for the community.
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Finding No. 3: The proposal, in its design and appearance, is aesthetically and architecturally pleasing resulting in a safe, well-designed facility while enhancing the character of the surrounding neighborhood.

Findings of Fact: The professionally designed project will be compatible with the surrounding neighborhood consists of existing residential dwellings and an elementary school. The commercial center will include an anchor building (grocery store), inline shops, pad shops and a freestanding drive-thru restaurant. In addition to the proposed Santa Barbara architectural style buildings, the project includes on-site improvements such as landscaping, drainage, grading, and ADAcompliant pedestrian access to and from the public right-of-way.

Compliance with the applicable building codes, zoning codes, and fire codes and standards will ensure a safe, attractive, and well-design project.

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

Findings of Fact: The project’s improvements will result in an appropriate, safe, and well-designed facility. All improvements and plans were reviewed by the Planning, Building and Safety, San Bernardino Fire, and Engineering Departments for site circulation, access, and safety.

Conditions of approval have been prepared to ensure the project is constructed and operated in a safe and well-design manner.

Section 10. Conditional Use Permit Findings. The City Council hereby makes the following findings for CUP23-000005 in accordance with Section No. 30-150 “findings for approval” for conditional use permits of the Fontana Zoning and Development Code: Code:

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

Findings of Fact: The amended General Plan Land Use Designation for the Project Site is C-G. The Project Site is located in the General Commercial Land Use Designation in the amended Arboretum Specific Plan, which defers to the land use and development standards of the General Commercial (C-2) zoning district in the Zoning and Development Code. In accordance with the General Plan and the Arboretum Specific Plan, alcohol sales for off-site consumption are allowed subject to the approval of a conditional use permit. The Conditions of Approval will assist in regulating the off-premise sale 598
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of alcohol at the grocery store on the Project Site, including security measures and hours of operation.

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

Findings of Fact: Alcohol sales will take place within a grocery store as part of newly constructed commercial center. The physical characteristics of the site were reviewed by the Fontana Planning Department and it was determined that the site met the requirements for setbacks, walls, landscaping requirements and applicable Zoning and Development Code at the time the physical building was approved. On-site circulation will be adequate with driveway access points to the site on Sierra Avenue and Terra Vista Drive. The addition of the ABC license will not negatively impact access or utilities, nor will it create any physical constraints. The conditions of approval, in conjunction with the requirements of state law for an ABC license will ensure that the use will not negatively impact any related performance criteria as identified in Zoning and Development Code Section No. 30-492(7) nor any development standards of the Zoning and Development Code.

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

Findings of Fact: There are no anticipated adverse effects to the neighboring sites or their permitted uses by this ABC license. The project has been reviewed by the Planning Department, Engineering Department, Building and Safety Department, and San Bernardino County Fire Department for site circulation, access, and safety and the project was found to meet the requirements for all applicable building code, zoning, and fire code standards.

Finding No. 4: That the proposed use will meet the finding of “Public Convenience or Necessity”.

Findings of Fact: The City Council may recommend that the City Council find that this application would be considered a “public benefit” and therefore meets the definition of “Public Convenience or Necessity”. The newly constructed grocery store will be the first in the general vicinity and those living in the area will enjoy the convenience of shopping for 599
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food, household goods and alcohol in close proximity to homes.

The commercial center is located within Census Tract 27.09.

According to ABC, two (2) off-sale licenses are allowed within Census Tract 27.09. Currently, there are five (5) off-sale licenses within the Census Tract. Therefore, this Census Tract would be categorized by ABC as over-concentrated. New license may be issued by ABC where a tract is over-concentrated, provided that a finding of Public Convenience of Necessity is found in the local jurisdiction.

Section 11. General Plan Amendment Approval. Based upon the findings in Section 6, the City Council hereby approves GPA No. 23-000002 as reflected in Exhibit “A” attached hereto and incorporated herein by this reference as fully set forth herein.

Section 12. Tentative Tract Map Approval. Based on the findings in Section 7 the City Council hereby approves TTM No. 26-0006 subject to the Conditions of Approval, which are attached hereto as Exhibit “B” and incorporated herein by this reference as fully set forth herein.

Section 13. Tentative Parcel Map Approval. Based on the findings in Section 8, the City Council hereby approves TPM No. 23-000008, subject to the Conditions of Approval attached here to as Exhibit “C” and incorporated herein by this reference as fully set forth herein.

Section 14. Design Review Approval. Based on the findings in Section 9, the City Council hereby approves DRP No. 23-000011 subject to the Conditions of Approval attached here to as Exhibit “D” and incorporated herein by this reference as fully set forth herein.

Section 15. Conditional Use Permit Approval. Based on the findings in Section 10, the City Council hereby approves CUP No. 23-000005 subject to the Conditions of Approval attached here to as Exhibit “E” and incorporated by reference as fully set forth herein.

Section 16. Resolution Regarding Custodian of Record. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at the Planning Department, 8353 Sierra Avenue, Fontana, CA 92335. This information is provided in compliance with Public Resources Code section 21081.6.

Section 17. Certification. The City Clerk of the City Council shall certify to the adoption of this Resolution.

Section 18. Effective Date. This Resolution shall take effect thirty (30) days after the adoption of the City Council Ordinance adopting Specific Plan Amendment No. 23-000002 and City Council Ordinance adopting Development Agreement No. 23-0000012, whichever is adopted later, provided however, if either Ordinance is for any reason held to be invalid 600
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or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this resolution shall be null and void and have no further force and effect.

Section 19. Severability. If any provision of this Resolution or the application of any such provision to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution that can be given effect without the invalid provision or application.

APPROVED AND ADOPTED this 14th day of July 2026.

READ AND APPROVED AS TO LEGAL FORM:
_______________________________
City Attorney
I, Germaine Key, City Clerk of the City of Fontana and Ex-Officio Clerk of the City Council, do hereby certify that the foregoing resolution is the actual resolution duly and regularly adopted by the City of Fontana at a regular meeting thereof, held on the 14th day of July 2026, by the following vote to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
City Clerk of the City of Fontana
_______________________________
Mayor of the City of Fontana
ATTEST:
_______________________________
City Clerk
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EXHIBIT “A”

EXISTING AND PROPOSED GENERAL PLAN LAND USE DESIGNATION FOR THE PROJECT SITE COMPRISED OF ONE (1) PARCEL (APN: 0239-081-52) FROM

RESIDENTIAL PLANNED COMMUNITY (R-PC) TO GENERAL COMMERCIAL (C-G) 602
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EXHIBIT “B”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 23-000044 July 14, 2026
Tentative Tract Map No. 20646 (TTM No. 26-0006)
LOCATION: Arboretum Specific Plan Area – Generally bound by Grapeland Street to the north, Casa Grande Avenue to the south, Sierra Avenue to the east and Citrus Avenue to the west
PLANNING DEPARTMENT:

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

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

2. This Tentative Tract Map (TTM) shall become null and void two (2) years from the date of approval as specified in Section 30-297 of the Zoning and Development Code unless it has been extended as provided for in Section 26-58 of the Fontana Municipal Code.

3. The applicant shall defend, indemnify, and hold harmless the City of Fontana or its agents, officers, and employees from any claim, action or proceeding against the City of Fontana or its agents, officers, or employees to attack, set aside, void, or annul an approval of the Planning Commission and/or City Council concerning this subdivision, which action is brought within the time period provided for in Government Code Section 66499.37. The City of Fontana shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek 603
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monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licenses, and amendments. The City of Fontana shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.

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

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

4. The applicant/developer shall comply with the mitigation measures identified in the CEQA Addendum Mitigation (SCH No. 2006071109) Monitoring and Reporting Program (MMRP) as approved by the City Council.

5. Tentative Tract Map No. 26-0006 (TTM No. 20646) shall comply with all applicable development standards of Chapter 26 (Subdivisions), Chapter 30 (Zoning and Development, and the Subdivision Map Act.

6. The applicant/developer shall underground all utilities, which for the purpose of this condition shall also include all boxes, structures and/or other equipment located in the public right-of-way, any public utility easement(s) and on any private property, to the satisfaction of the Director of Planning. A note to this effect shall be placed on the map prior to recordation of the final map.

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

The 24-hour point of contact shall be available 24 hours a day, 7 days a week and have authority to commit additional assets to control dust, or respond to construction complaints after hours, on weekends and on holidays. Construction shall be limited to 7:00 am to 6:00 pm on weekdays, 8:00 am to 5:00 pm on Saturdays, and no construction on Sundays and Holidays.
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8. All Conditions of Approval contained herein shall be incorporated into all applicable final construction plans and a copy of these conditions shall be placed on a sheet in the final building and grading plans prior to issuance of any building or grading

SAN BERNARDINO COUNTY FIRE DEPARTMENT

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

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

California Fire Code Chapter 5 & SBCoFD Standard A-1.

11. Turnaround: An approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul-de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12% grade and have a minimum of nineteen (19) foot inside radius and forty-five (45) foot outside radius for all turns. California Fire Code Chapter 5 & SBCoFD Standard A-1.

12. Fire Lanes: All curbs adjacent to fire lanes shall be painted red and “No Parking, Fire Lane” signs shall be installed on public and private roads in accordance with approved standards. SBCoFD Standard A-2.

13. Water System Commercial: All water supply systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using Appendix BB of the California Fire Code. A minimum of one new six (6) inch fire hydrant assembly with two (2) two and one half (2 1/2) inch and one (1) four (4) inch outlet (4”x2.5”x2.5”) shall be provided. All fire hydrants shall be spaced no more than three hundred (300) feet apart as measured along vehicular travel-ways. California Fire Code Chapter 5 & SBCoFD Standard W-2. The Fire Flow for this project shall be:
2,875 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 46,362 Square Foot structure.

14. Hydrant Marking: Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by the Fire Department. SBCoFD Standard W-2. 605
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15. Water Improvement Plan: The applicant shall submit “Water Improvement Plans” to Fontana Fire Prevention. W.I.P. to include site plan, existing & proposed PUBLIC fire hydrant locations, building construction type, square foot details of the largest building, total square foot of ALL floors in a multifloored building, square foot size of entire site, and description of what is being constructed/occupancy type. Once approved by Fire Department, applicant will provide stamped/approved W.I.P to water purveyor for their construction needs. ON-SITE PRIVATE FIRE WATER

SUPPLY SHALL BE INSPECTED AND IN WORKING CONDITION PRIOR TO PLACING COMBUSTIBLE MATERIALS ON THE JOBSITE. California Fire Code Chapter 5.

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

17. Fire Sprinkler-NFPA #13: An automatic fire sprinkler system complying with NFPA 13 and Fire Department standards is required. A fire sprinkler contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The plans shall include hydraulic calculations and manufacturer specification sheets. The required fees shall be paid at the time of plan submittal.

California Fire Code Chapter 9 & SBCoFD Standard F-1.

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

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

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

21. Commercial Addressing: Commercial, industrial, and multi-family developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum eight (8) inches in height and with a one (1) inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional non606 Resolution No. 2026-076
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illuminated contrasting six (6) inch numbers shall be displayed at the property access entrances. California Fire Code Chapter 5 & SBCoFD Standard B-1

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

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

24. San Bernardino County Fire Standards/Codes: Items not directly called out on these Conditions of Approval, shall also adhere to currently adopted San Bernardino County Fire Standards, California Fire Code, & NFPA.

BUILDING AND SAFETY DEPARTMENT

25. The applicant shall design the project to show compliance with the latest adopted edition of the following codes as applicable:

A. California Building Code
B. California Electrical Code
C. California Mechanical Code
D. California Plumbing Code
E. California Energy Code
F. California Fire Code
G. California Green Building Standards Code
H. City of Fontana Ordinance.

I. Disabled access for the site and building must be in accordance to the State of CA and ADA regulations.

26. The applicant shall verify that any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project complies with FMC Chapter 5 Article XIV.

27. The applicant shall verify that all perimeter/boundary walls are designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances.

28. The applicant shall verify that all lot lines, easement lines, etc. will be located and/or relocated in such a manner as to not cause any existing structure to become nonconforming with the requirements of the latest adopted edition of the Building Code, 607
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or any other applicable law, ordinance, or code.

29. The applicant shall have the tract or parcel map recorded prior to the issuance of any building permits.

30. The applicant shall comply with the following grading requirements:

A. Grading plans shall be submitted to and approved by Building & Safety. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-offs.

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

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

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

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

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

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

H. A complete hydrology study using the latest edition of the San Bernardino County Flood Control Hydrology Manual, and complete hydraulic calculations justifying the size, slope, capacity, etc. of any and all drainage structures being utilized, shall be submitted to and approved by Building & Safety. The on-site drainage system shall, as a minimum, be designed to handle the run-off generated by a ten (10) year storm. Check for flooding of all on-site structures (buildings) and all adjacent properties during a hundred (100) year storm.

I. The grading plans shall, as a minimum, contain sections at all lot lines and/or permit boundary lines. These sections shall clearly indicate:
i. The relationship between the proposed finished on-site grade elevations and the existing adjacent property grade elevations (Indicate any additional drainage water that may come from an adjacent property.); and
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ii. The ground cover/finished surface material being proposed (e.g., type of pavement, plant material, etc.); and
iii. All proposed drainage structures; and
iv. Any proposed and/or required walls or fencing.

31. The applicant is required to obtain permits for the removal and/or demolition of structures. (if required)

32. The applicant shall verify that all exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.

PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS

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

A. Precise grading plans shall be approved.

B. Rough grading completed.

C. Compaction certification
D. Pad elevation certification
E. Rough grade inspection signed off by a City Building Inspector ENGINEERING DEPARTMENT – LAND DEVELOPMENT DIVISION

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

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

36. The Applicant shall maintain all improvements and utilities within the public rightof-way, including street sweeping, prior to issuance of final certificate of occupancy 609
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by the City.

37. The Applicant shall design and construct Certified Full Capture Devices in catch basins located in the public right of way as required by Water Code 13383 Orders that implement statewide trash provisions. Device selection shall be approved by the City Engineer.

38. The Applicant shall resolve mitigation measures specified in the project environmental impact report with the monitoring period specified in the EIR.

PRIOR TO ISSUANCE OF GRADING PERMIT

39. The Applicant shall submit engineered Rough Grading Plans and obtain full approval. Rough Grading Plans shall conform to the California Building Code, the California Residential Code, Fontana Municipal Code, and Fontana Standard Plans and Specifications.

40. The Applicant shall submit engineered Precise Grading Plans and obtain full approval. Precise Grading Plans shall conform to the California Building Code, the California Residential Code, Fontana Municipal Code, and Fontana Standard Plans and Specifications. Rough Grading Pad Certification is required to be submitted to the Engineering Department prior to precise grading permit issuance.

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

42. The Applicant shall submit and obtain approval for a Final Drainage Study and comprehensive hydraulic analysis prepared in accordance with the County of San Bernardino Hydrology Manual and the City of Fontana Master Plan of Drainage.

This study must resolve all outstanding comments from the preliminary report and evaluate both the project site and all affected off-site improvements. If the Grapeland channel cannot be acquired/constructed to address offsite flows the project shall gain approval of an alternative means of mitigation in accordance with the County of San Bernardino Hydrology Manual and the City of Fontana Master Plan.

43. The Applicant/Engineer of Record shall submit a conforming copy of the recorded Memorandum of Agreement for the Water Quality Management Plan and Storm Water Best Management Practices transfer. The Access, Maintenance, and the WQMP Certification for BMP Completion must be submitted to the City Project Engineer. The recorded agreement shall follow the requirements set out in the MS4 permit that ensure proper long term operation and maintenance of postconstruction BMPs are carried out in perpetuity, including an easement over the offsite BMP for access by city personnel, maintenance obligation and acceptance of water quality stormwater.
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PRIOR TO MAP RECORDATION

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

45. The Applicant shall submit a Community Facility District (CFD) maintenance map that meets Engineering requirements for size and format as required for the development showing the CFD boundary and maintenance requirements, obtain approval of the map and complete the first public hearing for formation of the CFD.

46. Complete all conditions applicable to grading permit conditions of approval prior to the recordation of the map.

47. As required by the City Engineer, form a maintenance CFD for ongoing maintenance costs for City streetlights, public landscaping within and adjacent to perimeter streets and, large open channels.

48. Where offsite improvements are required for this project and neither the developer nor the city has sufficient title or interest in the land where said improvements are to be constructed, and the developer has been unable to secure an easement or license needed for said improvements prior to map recordation, the city and developer shall enter into an agreement in conformance with Government Code Section 66462.5. prior to map recordation. The agreement shall provide for a reasonable schedule for the developer to complete said offsite improvements upon city acquisition of the interest in the land that will permit the improvements to be made. Regardless of the agreement, this condition shall not supersede the need for proper provisions for flood protection, emergency access and similar protections to be installed prior to issuance of building permits.

PRIOR TO ISSUANCE OF ANY OTHER CONSTRUCTION PERMITS

49. A phasing plan shall be approved by the City Engineer prior to the issuance of any construction permit. The phasing plan shall comply with “The Resort Village Traffic Impact Analysis,” prepared by Translutions, February 10, 2026, as approved on May 26, 2026. Approval of all required improvement plans shall comply with the approved phasing plan. Phasing plan shall include all dry, wet and other utilities as required for the project. Utilities shall be phased as appropriate for the TIA improvements or as required by the project conditions.

A. Each Phase will include the following information:

A. Clearly define the boundary of each phase
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phase
D. Phases need to be consistent with the mitigation requirements in the EIR/TIA.

B. Phasing exhibit and improvements will need to be approved by City Engineer.

50. The Applicant shall record All map’s, lot line adjustments, right-of-way dedications, easements, reciprocal access agreement as required for the development.

51. The Applicant shall submit engineered improvement plans and obtain full approval.

All required public improvements, including but not limited to streets, storm drainage systems, sewers, decorative streetlights, striping, signs, landscape, median improvements, interconnect and any required traffic control and/or detour plans. For a full list of traffic requirements, refer to the Traffic Division's conditions of approval. All plans shall conform to City Standards and Specifications, and as approved by the City Engineer.

52. The applicant shall construct all street, streetlight, signing and striping, traffic signals, interconnect, median, sewer and storm drain improvements along Duncan Canyon Road in accordance with the Arboretum Specific Plan and project plans.

53. The applicant shall construct all street, streetlight, signing and striping, median, sewer and storm drain improvements along Cypress Ave Road in accordance with the Arboretum Specific Plan and project plans.

54. The applicant shall construct all street, streetlight, signing and striping, traffic signals, interconnect, median, and storm drain improvements along Sierra Ave in accordance with the Arboretum Specific Plan and project plans.

55. The applicant shall construct all storm drain channel/ditch, street, streetlight, signing and striping, and storm drain improvements along Grapeland Ave. in accordance with the Arboretum Specific Plan and project plans. Storm drain ditch to be constructed to an acceptable terminus location as required per the project plans and drainage report.

56. The applicant shall construct all street, streetlight, signing and striping, sewer and storm drain improvements along Terra Vista Ave in accordance with the Arboretum Specific Plan and project plans.

57. The applicant shall coordinate all existing/proposed/future offsite improvements outside the project boundary limits with the appropriate responsible neighboring property owners and easement holders along the perimeter improvements.

58. On behalf of the City, the Applicant shall acquire an access and maintenance agreement from Southern California Edison/SoCalGas for proposed City facilities 612
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through the Southern California Edison/SoCalGas utility corridor. Access and easement shall be designed and constructed to the satisfaction of the City Engineer.

PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY

59. Complete all public improvements required of the project. Underground utilities required of the project. Ensure streetlights are energized and operating properly.

60. The Applicant/Engineer to provide the City of Fontana with As Built/Record Drawings for all public improvement plans. The Applicant/Developer shall provide a copy of the streetlight electric bill.

61. Slurry seal roads effected by the development as directed by the inspector. Slurry seal limits may extend past the project frontage to address existing striping/pavement markings that conflicts with new striping/pavement markings, repair trenches, and other areas as determined by the inspector.

62. The Surveyor of Record shall provide centerline ties to the City of Fontana reflecting proper setting of all survey monuments within the project limits and replace any existing survey monuments damaged or removed during construction.

63. The Surveyor of Record shall set survey monuments as required by the map and corner records must be recorded with the County. The Surveyor of Record shall notify the City in writing that monuments have been set in accordance with the recorded subdivision map and he/she has been paid in full for doing so.

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

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

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

66. The Engineer of Record shall submit a Final Grade Certification to the City Project Engineer for each building that a Certificate of Occupancy is being requested.

ENGINEERING DEPARTMENT – TRAFFIC DIVISION
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67. Project ingress and egress locations and restrictions shall be as follows, with additional or lesser restrictions being necessitated subject to changes in the Specific Plan Area or resulting from separate development entitlements within the Specific Plan Area, and at the approval of the City Engineer:

A. Access to private roadways within the Specific Plan Area from the public Right-of-Way shall be accommodated by the following intersections:
i. Cypress Avenue/Terra Vista Drive
ii. Cassava Avenue/Grapeland Street
iii. Cassava Avenue/Duncan Canyon Road
iv. Sierra Avenue/Commercial Driveway (between Grapeland Street and Terra Vista Drive)
v. Sierra Avenue/Terra Vista Drive
B. Where emergency vehicle access to the public Right-of-Way is required or provided, such access points shall be designed and constructed to permit emergency vehicle ingress and egress only. Regular ingress/egress shall not be permitted at emergency vehicle access points.

C. Should ingress and egress restrictions be necessitated, the restrictions shall be reinforced with appropriate access design, including but not limited to:
signage and pavement markings; on-site channelizing islands; and/or raised median islands, as deemed necessary by the City Engineer.

68. Left-turn ingress and/or egress at all access locations may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered, subject to approval of the City Engineer.

69. At no time shall the design and gating of access points within the Specific Plan Area require vehicles to reverse into a travel lane in the public Right-of-Way in order to depart or turn around. This requirement may be excluded if the gate is manned at all times with personnel who may permit an errant driver to enter the site in order to turn around and depart.

70. All access points within the Specific Plan Area must be shown to meet the required intersection sight distance and/or stopping sight distance standards both horizontally and vertically at all ingress/egress locations including consideration for walls, landscaping, grading, and vegetation. Sight distances shall comply with current AASHTO requirements.

71. Future development site plans within the Specific Plan Area shall identify the onsite vehicular traffic flow patterns and circulation, on-site signing and striping, and any restricted, reserved, or other pre-designated parking areas. 614
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72. Future development site plans within the Specific Plan Area shall depict the location of bicycle parking. The number of bicycle parking spaces shall be determined in compliance with the City of Fontana Zoning and Development Code. Bicycle parking shall comply with the Association of Pedestrian and Bicycle Professionals’ (APBP) bicycle parking design guidance. In the event that the Fontana Zoning and Development Code and the APBP guidance differ, the Fontana Zoning and Development Code requirements shall prevail.

73. Future development site plans within the Specific Plan Area shall identify all pedestrian access ways and traffic crossings. Crossings shall be clearly marked, lighted, and identified throughout the interior of the project. Pedestrian walkways shall have sufficient pathway lighting.

74. Future development site plans within the Specific Plan Area shall identify the Americans With Disabilities Act (ADA) compliant path(s) of travel to/from the public right of way and from all ADA accessible parking spaces.

75. The Applicant shall comply with all transportation-related Mitigation Measures identified in the adopted Addendum to the Specific Plan Environmental Impact Report (EIR) for the Resort Village Update Project, as set forth in the Mitigation Monitoring Reporting Program (MMRP) for the Resort Village Update, as such Measures may be amended through subsequent environmental review and approvals. The Applicant shall comply with all applicable MMRP requirements whether specifically identified in these Conditions of Approval or not.

PRIOR TO ISSUANCE OF ANY CONSTRUCTION PERMITS

76. A phasing plan shall be approved by the City Engineer prior to the issuance of any construction permit. The phasing plan shall comply with “The Resort Village Traffic Impact Analysis,” prepared by Translutions, February 10, 2026 and “The Resort Village Funding Mechanisms for Future Year (2050),” prepared by Translutions, May 6, 2026, as approved on May 26, 2026. Approval of all required improvement plans shall comply with the approved phasing plan.

77. All required construction improvements and fair share contributions related to the approved phasing plan based on “The Resort Village Traffic Impact Analysis,” prepared by Translutions, February 10, 2026 and “The Resort Village Funding Mechanisms for Future Year (2050),” prepared by Translutions, May 6, 2026, as approved on May 26, 2026, shall be completed prior to the issuance of any Certificate of Occupancy associated with each phase.

A. Each phase shall include the following information:

A. Clearly define the boundary of each phase
B. Clear understanding of improvements included in each phase C. Clear understanding of the Building Permits capacity limit for each 615
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phase
D. Phases need to be consistent with the mitigation requirements in the EIR/TIA.

B. Phasing exhibit and improvements will need to be approved by City Engineer.

78. The Applicant shall submit and obtain full approval of street improvement plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Cypress Avenue between Grapeland Street and Duncan Canyon Road B. Sierra Avenue between Grapeland Street and Duncan Canyon Road C. Grapeland Street between Cypress Avenue and Sierra Avenue D. Terra Vista Drive between Private Street and Sierra Avenue E. Duncan Canyon Road between Cypress Avenue and Sierra Avenue

79. The Applicant shall submit and obtain full approval of signing and striping plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Cypress Avenue between Grapeland Street and Duncan Canyon Road B. Sierra Avenue between Grapeland Street and Duncan Canyon Road C. Grapeland Street between Cypress Avenue and Sierra Avenue D. Terra Vista Drive between Private Street and Sierra Avenue E. Duncan Canyon Road between Cypress Avenue and Sierra Avenue

80. The Applicant shall submit and obtain full approval of street improvement plans for all private roadways within the Specific Plan Area.

81. The Applicant shall submit and obtain full approval of signing and striping plans for all private roadways within the Specific Plan Area.

82. If construction or design of future development projects within the Specific Plan Area impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall provide signal modification plans, and shall be responsible for all necessary improvements associated with the modifications at the subject intersection.
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83. The Project shall design and obtain full approval of a new traffic signal at the intersection of Arboretum Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and one shared through/right-turn lane ii. Eastbound: One shared left-/through/right-turn lane iii. Westbound: One shared left-/through/right-turn lane iv. Future modifications to The Arboretum Specific Plan – Arboretum Village and/or the classification of the north leg of Arboretum Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village Traffic Impact Analysis,” Translutions, February 10, 2026), subject to further study and the approval of the City Engineer.

The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

84. The Project shall design and obtain full approval of a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City 617
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Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

85. The Project shall design and obtain full approval of a new traffic signal at the intersection of Cassava Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and one shared through/right-turn lane ii. Southbound: One left-turn lane and one shared through/right-turn lane iii. Eastbound: One left-turn lane, one through lane, and one shared through/right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one shared through/right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

86. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
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ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be designed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

87. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive).

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and three through lanes ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.

D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer. 619
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E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

88. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The signal shall be designed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal heads.

E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

89. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: Two left-turn lanes, one through lane, and one right-turn 620
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lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

PRIOR TO ISSUANCE OF ANY CERTIFICATES OF OCCUPANCY

90. All required construction improvements and fair share contributions related to the approved phasing plan based on “The Resort Village Traffic Impact Analysis,” prepared by Translutions, February 10, 2026 and “The Resort Village Funding Mechanisms for Future Year (2050),” prepared by Translutions, May 6, 2026, as approved on May 26, 2026, shall be completed prior to the issuance of any Certificate of Occupancy associated with each phase.

A. Each phase shall include the following information:
i. Clearly define the boundary of each phase
ii. Clear understanding of improvements included in each phase iii. Clear understanding of the Building Permits capacity limit for each phase
iv. Phases need to be consistent with the mitigation requirements in the EIR/TIA.

B. Phasing exhibit and improvements will need to be approved by City Engineer.

91. The Applicant shall construct all street improvements with the following extents, including such distance as required to tie-in to existing conditions.

A. Cypress Avenue between Grapeland Street and Duncan Canyon Road 621
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B. Sierra Avenue between Grapeland Street and Duncan Canyon Road C. Grapeland Street between Cypress Avenue and Sierra Avenue D. Terra Vista Drive between Private Street and Sierra Avenue E. Duncan Canyon Road between Cypress Avenue and Sierra Avenue

92. The Applicant shall install all signing and striping within the following extents, including such distance as required to tie-in to existing conditions:

A. Cypress Avenue between Grapeland Street and Duncan Canyon Road B. Sierra Avenue between Grapeland Street and Duncan Canyon Road C. Grapeland Street between Cypress Avenue and Sierra Avenue D. Terra Vista Drive between Private Street and Sierra Avenue E. Duncan Canyon Road between Cypress Avenue and Sierra Avenue

93. The Applicant shall not open Cypress Avenue north of the northernmost public elementary school driveway for access of any kind until such time as Grapeland Street is constructed and opened for public access.

94. The Applicant shall not open Grapeland Street west of Cassava Avenue for access of any kind until such time as Cypress Avenue is constructed and opened for public access.

95. Cypress Avenue and Grapeland Street shall be fully constructed and opened for public access prior to the issuance of the first residential Certificate of Occupancy in the Resort Village Planning Areas R-9 through R-13.

96. All street improvements, signing and striping, traffic signal, and signal interconnect, including such distance as required to tie-in to existing conditions, as required, for Grapeland Street east of Cassava Avenue and for Sierra Avenue between Grapeland Street and Terra Vista Drive shall be constructed prior to the issuance of the first residential Certificate of Occupancy in the Resort Village Planning Areas R-1 through R-3.

97. All street improvements, signing and striping, traffic signal, and signal interconnect, including such distance as required to tie-in to existing conditions, as required, for Duncan Canyon Road between Cassava Avenue and Sierra Avenue and for Sierra Avenue between Terra Vista Drive and Duncan Canyon Road shall be constructed prior to the issuance of the first residential Certificate of Occupancy in the Resort 622
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Village Planning Areas R-4 through R-6.

98. All street improvements, signing and striping, traffic signal, and signal interconnect, including such distance as required to tie-in to existing conditions, as required, for Duncan Canyon Road between Cypress Avenue and Cassava Avenue and for Cypress Avenue between Terra Vista Drive and Duncan Canyon Road shall be constructed prior to the issuance of the first residential Certificate of Occupancy in the Resort Village Planning Areas R-7 through R-8.

99. If construction or design of future development projects within the Specific Plan Area impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall construct any necessary signal modifications, and shall be responsible for all necessary improvements associated with the modifications at the subject intersection.
100. The project shall coordinate with the City Traffic Engineer to conduct a signal timing, cycle length, and coordination analysis for the intersection of Citrus Avenue and Casa Grande Avenue.

A. The analysis shall include the collection of the appropriate data, analysis of signal timing and performance, and preparation of recommendations.

B. The effort will include the preparation of signal timing plans for implementation, subject to the approval of the City Engineer.

C. Where recommended changes will require equipment or infrastructure modifications or new installation, the Project shall be responsible for the design, construction, and implementation of such at the intersection of Citrus Avenue and Casa Grande Avenue, subject to the approval of the City Engineer.

D. In coordination with the City Traffic Engineer and at the approval of the City Engineer, the Project may instead install devices/infrastructure necessary to monitor the signal timing and performance across the corridor/s. 101. The Project shall design, obtain full approval of the required plans, and construct the signal modifications needed at the intersection of Citrus Avenue and Summit Avenue to implement a westbound right-turn overlap phase, subject to the approval of the City Engineer. Type 15 or larger poles shall be required for any five-section signal heads.
102. The Project shall construct a new traffic signal at the intersection of Arboretum Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be constructed to accommodate at 623
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minimum the following lane configurations:
i. Northbound: One left-turn lane and one shared through/right-turn lane ii. Eastbound: One shared left-/through/right-turn lane iii. Westbound: One shared left-/through/right-turn lane iv. Future modifications to The Arboretum Specific Plan – Arboretum Village and/or the classification of the north leg of Arboretum Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village Traffic Impact Analysis,” Translutions, February 10, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).
103. The Project shall construct a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer. 624
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D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).
104. The Project shall construct a new traffic signal at the intersection of Cassava Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and one shared through/right-turn lane ii. Southbound: One left-turn lane and one shared through/right-turn lane iii. Eastbound: One left-turn lane, one through lane, and one shared through/right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one shared through/right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).
105. The Applicant shall make a fair-share contribution towards the construction of future regional transportation improvements at the following locations. The contribution shall amount to $373,000 in total, as determined based on the project’s proportional share of projected traffic impacts and the estimated cost of the improvement (“The Resort Village Funding Mechanisms For Future Year (2050),” Translutions, May 6, 2026).

A. Sierra Avenue/I-15 Freeway Southbound On- and Off-Ramps B. Sierra Avenue/I-15 Freeway Northbound On- and Off-Ramps 106. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue.

A. The intersection and traffic signal shall be constructed to accommodate at 625
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minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be constructed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).
107. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive).

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and three through lanes ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.
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D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).
108. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The signal shall be constructed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal heads.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC). 109. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one right-turn 627
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lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC). 110. The Project shall design, obtain full approval of the required plans, and construct the signal modifications needed at the intersection of Sierra Avenue and S.

Highland Avenue to implement a southbound right-turn overlap phase, subject to the approval of the City Engineer. Type 15 or larger poles shall be required for any five-section signal heads.

END OF CONDITIONS OF APPROVAL
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EXHIBIT “C”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 23-000034 July 14, 2026
Tentative Parcel Map No. 20851 (TPM No. 23-000008)
LOCATION: Northwest corner of Sierra Avenue and Terra Vista Drive (APN: 0239- 081-52)

PLANNING DEPARTMENT

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

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

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

In the event of any such third-party action or proceeding, the City shall have the right to retain its own separate legal counsel to defend the interests of the City. The applicant shall be responsible for reimbursing the City for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, 629
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and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

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

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

3. This tentative parcel map shall comply with all applicable development standards of Chapter 26 (Subdivisions), Chapter 30 (Zoning and Development Code) of the Municipal Codes of the City of Fontana and the Subdivision Map Act.

4. The applicant/developer/property owner shall underground all utilities, which for the purpose of this condition shall also include all boxes, structures and/or other equipment located in the public right-of-way, any public utility easement(s) and on any private property, to the satisfaction of the Director of Planning. A note to this effect shall be placed on the map prior to recordation of the final map.

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

6. This Tentative Parcel Map No. 23-000008 (TPM No. 20851) shall become null and void two (2) years from the date of approval, unless the appropriate permits have been obtained and construction, defined as permit obtainment, commencement of construction of the primary building on site, and successful completion of the first Building and Safety Department inspection, has commenced within this period.

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

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

8. The applicant/developer shall comply with the mitigation measures identified in the CEQA Addendum Mitigation (SCH No. 2006071109) Monitoring and Reporting Program (MMRP) as approved by the City Council.
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SAN BERNARDINO COUNTY FIRE DEPARTMENT

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

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

California Fire Code Chapter 5 & SBCoFD Standard A-1.

11. Turnaround: An approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul-de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12% grade and have a minimum of nineteen (19) foot inside radius and forty-five (45) foot outside radius for all turns. California Fire Code Chapter 5 & SBCoFD Standard A-1.

12. Fire Lanes: All curbs adjacent to fire lanes shall be painted red and “No Parking, Fire Lane” signs shall be installed on public and private roads in accordance with approved standards. SBCoFD Standard A-2.

13. Water System Commercial: All water supply systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using Appendix BB of the California Fire Code. A minimum of one new six (6) inch fire hydrant assembly with two (2) two and one half (2 1/2) inch and one (1) four (4) inch outlet (4”x2.5”x2.5”) shall be provided. All fire hydrants shall be spaced no more than three hundred (300) feet apart as measured along vehicular travel-ways. California Fire Code Chapter 5 & SBCoFD Standard W-2. The Fire Flow for this project shall be: 2,875 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 46,362 Square Foot structure.

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

15. Water Improvement Plan: The applicant shall submit “Water Improvement Plans” to Fontana Fire Prevention. W.I.P. to include site plan, existing & proposed PUBLIC fire hydrant locations, building construction type, square foot details of the largest building, total square foot of ALL floors in a multifloored building, square foot size 631
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of entire site, and description of what is being constructed/occupancy type. Once approved by Fire Department, applicant will provide stamped/approved W.I.P to water purveyor for their construction needs. ON-SITE PRIVATE FIRE WATER

SUPPLY SHALL BE INSPECTED AND IN WORKING CONDITION PRIOR TO PLACING COMBUSTIBLE MATERIALS ON THE JOBSITE. California Fire Code Chapter 5.

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

17. Fire Sprinkler-NFPA #13: An automatic fire sprinkler system complying with NFPA 13 and Fire Department standards is required. A fire sprinkler contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The plans shall include hydraulic calculations and manufacturer specification sheets. The required fees shall be paid at the time of plan submittal.

California Fire Code Chapter 9 & SBCoFD Standard F-1.

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

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

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

21. Commercial Addressing: Commercial, industrial, and multi-family developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum eight (8) inches in height and with a one (1) inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional nonilluminated contrasting six (6) inch numbers shall be displayed at the property access entrances. California Fire Code Chapter 5 & SBCoFD Standard B-1

22. Key Box: An approved Fire Department key box is required. The key box shall be provided with a tamper switch and shall be monitored by a Fire Department 632
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approved central monitoring service. California Fire Code Chapter 5 & SBCoFD Standard A-4

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

24. San Bernardino County Fire Standards/Codes: Items not directly called out on these Conditions of Approval, shall also adhere to currently adopted San Bernardino County Fire Standards, California Fire Code, & NFPA.

BUILDING AND SAFETY DEPARTMENT

25. The applicant shall design the project to show compliance with the latest adopted edition of the following codes as applicable:

A. California Building Code
B. California Electrical Code
C. California Mechanical Code
D. California Plumbing Code
E. California Energy Code
F. California Fire Code
G. California Green Building Standards Code
H. City of Fontana Ordinance.

I. Disabled access for the site and building must be in accordance to the State of CA and ADA regulations.

26. The applicant shall verify that any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project complies with FMC Chapter 5 Article XIV.

27. The applicant shall verify that all perimeter/boundary walls are designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case by case basis for extenuating circumstances.

28. The applicant shall verify that all lot lines, easement lines, etc. will be located and/or relocated in such a manner as to not cause any existing structure to become nonconforming with the requirements of the latest adopted edition of the Building Code, or any other applicable law, ordinance, or code.

29. The applicant shall have the tract or parcel map recorded prior to the issuance of any building permits.
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30. The applicant shall comply with the following grading requirements:

A. Grading plans shall be submitted to and approved by Building & Safety. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-offs.

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

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

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

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

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

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

H. A complete hydrology study using the latest edition of the San Bernardino County Flood Control Hydrology Manual, and complete hydraulic calculations justifying the size, slope, capacity, etc. of any and all drainage structures being utilized, shall be submitted to and approved by Building & Safety. The on-site drainage system shall, as a minimum, be designed to handle the run-off generated by a ten (10) year storm. Check for flooding of all on-site structures (buildings) and all adjacent properties during a hundred (100) year storm.

I. The grading plans shall, as a minimum, contain sections at all lot lines and/or permit boundary lines. These sections shall clearly indicate:
i. The relationship between the proposed finished on-site grade elevations and the existing adjacent property grade elevations (Indicate any additional drainage water that may come from an adjacent property.); and
ii. The ground cover/finished surface material being proposed (e.g., type of pavement, plant material, etc.); and
iii. All proposed drainage structures; and 4
iv. Any proposed and/or required walls or fencing.
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31. The applicant is required to obtain permits for the removal and/or demolition of structures. (if required)

32. The applicant shall verify that all exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.

PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS

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

A. Precise grading plans shall be approved.

B. Rough grading completed
C. Compaction certification
D. Pad elevation certification
E. Rough grade inspection signed off by a City Building Inspector ENGINEERING DEPARTMENT – LAND DEVELOPMENT DIVISION

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

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

36. The Applicant shall maintain all improvements and utilities within the public rightof-way, including street sweeping, prior to issuance of final certificate of occupancy by the City.

37. All Conditions of Approval issued to project no. MCN23-000044 shall apply.

PRIOR TO ISSUANCE OF GRADING PERMIT

38. The Applicant shall submit and gain approval of a complete Water Quality Management Plan report in accordance with the County of San Bernardino 635
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Technical Guidance Document and latest template.

39. The Applicant shall submit and gain approval of a final drainage study prepared in accordance with the County of San Bernardino Hydrology Manual and Fontana Master Plan of Drainage.

PRIOR TO MAP RECORDATION

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

41. The Applicant/Engineer of Record shall submit a conforming copy of the recorded Memorandum of Agreement for the Water Quality Management Plan and Storm Water Best Management Practices transfer. The project name and latitude/longitude coordinates of the BMP location(s) must be included on the Memorandum of Agreement and the WQMP Exhibit. The Access, Maintenance, and the WQMP Certification for BMP Completion must be submitted to the City Project Engineer. WQMP report and recorded maintenance document for the regional WQMP will need to be completed for this project to utilize the downstream capacity.

PRIOR TO ISSUANCE OF ANY OTHER CONSTRUCTION PERMITS

42. The Applicant shall record All map’s, right-of-way dedications, easements, reciprocal access agreement as required for the development.

43. The Applicant shall submit engineered improvement plans and obtain full approval.

All required public improvements, including but not limited to streets, storm drainage systems, sewers, decorative streetlights, striping, signs, landscape, traffic signals, and any required traffic control and/or detour plans. For a full list of traffic requirements, refer to the Traffic Division's conditions of approval. All plans shall conform to City Standards and Specifications, and as approved by the City Engineer. This project will be required to complete any uncompleted frontage improvements and improvements required to support the project development.

PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY

44. Complete all public improvements required of the project. Underground utilities required of the project. Ensure streetlights are energized and operating properly.

45. The Applicant/Engineer to provide the City of Fontana with As Built/Record Drawings for all public improvement plans. The Applicant/Developer shall provide a copy of the streetlight electric bill.

46. Slurry seal roads effected by the development as directed by the inspector. Slurry seal limits may extend past the project frontage to address existing striping/pavement markings that conflicts with new striping/pavement markings, 636
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repair trenches, and other areas as determined by the inspector.

47. The Surveyor of Record shall provide centerline ties to the City of Fontana reflecting proper setting of all survey monuments within the project limits and replace any existing survey monuments damaged or removed during construction.

48. The Surveyor of Record shall set survey monuments as required by the map and corner records must be recorded with the County. The Surveyor of Record shall notify the City in writing that monuments have been set in accordance with the recorded subdivision map and he/she has been paid in full for doing so.

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

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

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

ENGINEERING DEPARTMENT – TRAFFIC DIVISION

51. Project ingress and egress locations and restrictions shall be as follows, with additional or lesser restrictions being necessitated subject to changes in the site plan and approval of the City Engineer:

A. The Project may have a single ingress/egress point along Sierra Avenue which may allow for full access (i.e., left- and right-turning inbound and outbound) movements. The Sierra Avenue access point shall be designed to adequately accommodate ingress of tractor-trailer truck vehicles, subject to the approval of the City Engineer.

B. The Project may have up to two ingress/egress points along Terra Vista Drive which may allow for full access (i.e., left- and right-turning inbound and outbound) movements.

52. Left-turn ingress and/or egress at all access locations may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered, subject to approval of the City Engineer.

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horizontally and vertically at all ingress/egress locations including consideration for walls, landscaping, grading, and vegetation. Sight distances shall comply with current AASHTO requirements.

54. The site plan shall identify the on-site vehicular traffic flow patterns and circulation, on-site signing and striping, and any restricted, reserved, or other pre-designated parking areas.

55. The location of bicycle parking shall be depicted on the site plan. The number of bicycle parking spaces shall be determined in compliance with the City of Fontana Zoning and Development Code. Bicycle parking shall comply with the Association of Pedestrian and Bicycle Professionals’ (APBP) bicycle parking design guidance.

In the event that the Fontana Zoning and Development Code and the APBP guidance differ, the Fontana Zoning and Development Code requirements shall prevail.

56. The site plan shall identify all pedestrian access ways and traffic crossings.

Crossings shall be clearly marked, lighted, and identified throughout the interior of the project. Pedestrian walkways shall have sufficient pathway lighting.

57. The site plan shall identify the Americans With Disabilities Act (ADA) compliant path(s) of travel to/from the public right of way and from all ADA accessible parking spaces.

PRIOR TO ISSUANCE OF ANY CONSTRUCTION PERMITS, EXCLUDING GRADING

PERMITS

58. The Applicant shall submit and obtain full approval of street improvement plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

59. The Applicant shall submit and obtain full approval of signing and striping plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

60. The Project shall design and obtain full approval of a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road.
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A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

61. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be designed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer. 639
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C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

62. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive).

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and three through lanes ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.

D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

63. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
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iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The signal shall be designed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal heads.

E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

64. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: Two left-turn lanes, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

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minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

65. If construction or design of the Project impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall provide signal modification plans, and shall be responsible for all necessary improvements associated with the modifications at the subject intersection.

66. The Applicant shall submit and obtain full approval of a drive-through queuing study for all drive-through lane/s at the project site.

PRIOR TO ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY

67. The Applicant shall construct all street improvements with the following extents, including such distance as required to tie-in to existing conditions.

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

68. The Applicant shall install all signing and striping within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

69. The Project shall construct a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road. The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
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iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

70. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue. The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be constructed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” 643
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Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

71. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive). The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and three through lanes ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.

D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

72. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive. The signal modifications shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
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iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The signal shall be constructed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal heads.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

73. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road. The signal modifications shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer. 645
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C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

74. If construction or design of the Project impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall construct any necessary signal modifications, and shall be responsible for all necessary improvements associated with the modifications at the subject intersection.

75. The Applicant shall submit and obtain full approval of a drive-through queuing study for all drive-through lane/s at the project site. The Applicant shall prepare and file a queue management plan with the City which outlines the planned operation and management of the drive-through queue/s. The City may require changes to the queue management plan in the future due to traffic operational or safety concerns.

END OF CONDITIONS OF APPROVAL
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EXHIBIT “D”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 23-000034 July 14, 2026
Design Review (DRP) No. 23-000011
LOCATION: Northwest corner of Sierra Avenue and Terra Vista Drive (APN: 0239- 081-52)
PLANNING DEPARTMENT:

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

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

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

3. The applicant shall defend, indemnify, protect and hold harmless the City of Fontana or its agents, officers, attorneys and employees from any and all actual or alleged claims, actions or proceedings against the City of Fontana or its agents, officers, attorneys or employees to attack, set aside, void, annul or seek monetary damages arising out of any challenge to the applicant’s proposed project or to any approvals of the Planning Commission and/or City Council concerning this project, including but not limited to actions challenging CEQA actions, permits, variances, plot plans, design plans, maps, licenses, and amendments. The City of Fontana shall promptly notify the applicant of any claim, action, or proceeding and the City of Fontana shall cooperate in the defense.
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In the event of any such third-party action or proceeding, the City shall have the right to retain legal counsel. The applicant shall be responsible and reimburse the City for such legal fees and costs, in their entirety, including actual attorneys’ fees, which may be incurred by the City in defense of such action or proceeding. This indemnification shall also include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities and expenses incurred in connection with such claim, action, or proceeding whether incurred by applicant, the City and/or any parties bringing such forth.

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

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

4. Prior to the construction of any modifications, all structural and aesthetic changes to the project design must be requested and approved in writing by the Director of Planning or his/her designee. Major structural and aesthetic changes exceeding the codified parameters of administrative policy shall be presented to the Planning Commission for approval. Changes made without approval as stated herein, will prevent the occupancy of the structure until corrections are approved in writing by all appropriate staff.

5. All signs shall be reviewed under a separate Design Review Sign application. This includes, but is not limited to, building signs, monument signs, pylon signs, etc.

6. All temporary signs (banners, wind flags, etc.) shall not be placed on the property unless the proper permits are obtained.

7. The applicant/developer shall comply with the mitigation measures identified in the CEQA Addendum Mitigation (SCH No. 2006071109) Monitoring and Reporting Program (MMRP) as approved by the City Council.

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

9. Color combinations and color schemes for commercial buildings approved under a Design Review Permit application shall not be modified or changed without prior approval from the original approving body by a revision to the original application.

Minor hue color changes may be approved by the Director of Planning. The Director of Planning shall have the authority to refer minor hue color changes to the Planning Commission for consideration under a revision to the original 648
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application if deemed necessary. Appeals shall follow provisions of the Municipal Code.

10. The applicant shall provide up-lighting on the perimeter and up-light proposed trees to the satisfaction of the Director of Planning and his/her designee.

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

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

12. Placement, location, and screening of utilities of any kind which cannot be installed underground and must be placed above ground for function and safety reasons require approval by the Director of Planning. Specific areas where Southern California Edison (SCE) needs access, there should be a minimum clearance of 8 feet or as directed by SCE.

13. Equipment enclosures shall be designed of durable materials with finishes and colors used which are compatible and harmonious with the overall architectural theme.

14. Placement, location and screening of utilities of any kind which cannot be installed underground and must be placed above ground for function and safety reasons require approval by the Director of Planning.

15. The applicant shall provide a minimum of twenty-four (24) inch exterior wall lighting fixtures for commercial.

16. All landscaping shall be healthy and maintained in a reasonable manner as determined by the Director of Planning or his/her designee. If the applicant/owner fail to maintain the landscape as originally approved, the owner/applicant shall be required to renovate the landscape to meet current landscape standards and water conservation ordinance.

17. All fire back flows (DDC/DACA) shall be painted green or an earth tone color.

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

19. The Applicant/Landscape Architect shall provide a “Landscape Certificate of 649
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Compliance” certifying that the work has been designed, installed, and will be maintained in accordance with City of Fontana’s Model Water Efficiency Landscape Ordinance (Chapter 30, Article X, Ordinance 1895).

20. The following items shall be submitted to the Planning Department by the Applicant and completed prior to the issuance of a certificate of occupancy for this project:

A. Certificate of MWELO Compliance by the register Landscape Architect of Record.

B. Landscape and Irrigation Maintenance Schedule.

C. Soils Management Report.

D. Certified water Auditor Report.

PRIOR TO ISSUANCE OF GRADING PERMIT

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

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY

22. Development fees and Planning Department final inspection fee must be paid prior to Certificate of Occupancy.

23. Prior to the issuance of a Certificate of Occupancy, the applicant shall underground all utilities, which for the purpose of this condition shall include all boxes, structures and/or other equipment located in the public rights-of-way, any public utility easement(s), and on any private property, to the satisfaction of the Director of Planning.

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

SAN BERNARDINO COUNTY FIRE DEPARTMENT

25. Jurisdiction: The above referenced project is under the jurisdiction of the Fontana fire Protection District (herein “Fire Department”). Prior to any construction occurring on any parcel, the applicant shall contact the Fire Department for verification of current fire protection requirements. All new construction shall comply with the current California Fire Code requirements and all applicable statutes, codes, ordinances, and standards of the Fire Department. 650
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26. Fire Access Road Width: Prior to map recordation, all fire access roadways shall be designed to meet the requirements for this development and shall be approved by the Fire Department. All buildings shall have access provided by approved roads, alleys, and private drives with a minimum twenty-six (26) foot unobstructed width and vertically to fourteen (14) feet six (6) inches in height. Buildings three (3) stories in height or more shall have a minimum access of thirty (30) feet unobstructed width and vertically to fourteen (14) feet six (6) inches in height.

California Fire Code Chapter 5 & SBCoFD Standard A-1.

27. Turnaround: An approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul-de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12% grade and have a minimum of nineteen (19) foot inside radius and forty-five (45) foot outside radius for all turns. California Fire Code Chapter 5 & SBCoFD Standard A-1.

28. Fire Lanes: All curbs adjacent to fire lanes shall be painted red and “No Parking, Fire Lane” signs shall be installed on public and private roads in accordance with approved standards. SBCoFD Standard A-2.

29. Water System Commercial: All water supply systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using Appendix BB of the California Fire Code. A minimum of one new six (6) inch fire hydrant assembly with two (2) two and one half (2 1/2) inch and one (1) four (4) inch outlet (4”x2.5”x2.5”) shall be provided. All fire hydrants shall be spaced no more than three hundred (300) feet apart as measured along vehicular travel-ways. California Fire Code Chapter 5 & SBCoFD Standard W-2. The Fire Flow for this project shall be: 2,875 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 46,362 Square Foot structure.

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

31. Water Improvement Plan: The applicant shall submit “Water Improvement Plans” to Fontana Fire Prevention. W.I.P. to include site plan, existing & proposed PUBLIC fire hydrant locations, building construction type, square foot details of the largest building, total square foot of ALL floors in a multifloored building, square foot size of entire site, and description of what is being constructed/occupancy type. Once approved by Fire Department, applicant will provide stamped/approved W.I.P to water purveyor for their construction needs. ON-SITE PRIVATE FIRE WATER

SUPPLY SHALL BE INSPECTED AND IN WORKING CONDITION PRIOR TO PLACING COMBUSTIBLE MATERIALS ON THE JOBSITE. California Fire Code Chapter 5.

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approved paved roadway providing fire access and fire hydrants providing an acceptable fire flow shall be installed. California Fire Code Chapter 5.

33. Fire Sprinkler-NFPA #13: An automatic fire sprinkler system complying with NFPA 13 and Fire Department standards is required. A fire sprinkler contractor shall submit three (3) sets of detailed plans to the Fire Department for review and approval. The plans shall include hydraulic calculations and manufacturer specification sheets. The required fees shall be paid at the time of plan submittal.

California Fire Code Chapter 9 & SBCoFD Standard F-1.

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

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

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

37. Commercial Addressing: Commercial, industrial, and multi-family developments of 100,000 sq. ft or less shall have the street address installed on the building with numbers that are a minimum eight (8) inches in height and with a one (1) inch stroke. The street address shall be visible from the street. During the hours of darkness, the numbers shall be electrically illuminated (internal or external). Where the building is two hundred (200) feet or more from the roadway, additional nonilluminated contrasting six (6) inch numbers shall be displayed at the property access entrances. California Fire Code Chapter 5 & SBCoFD Standard B-1

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

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

40. San Bernardino County Fire Standards/Codes: Items not directly called out on 652
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these Conditions of Approval, shall also adhere to currently adopted San Bernardino County Fire Standards, California Fire Code, & NFPA.

ENGINEERING DEPARTMENT - LAND DEVELOPMENT DIVISION

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

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

43. The Applicant shall maintain all improvements and utilities within the public rightof-way, including street sweeping, prior to issuance of final certificate of occupancy by the City.

44. All Conditions of Approval issued to Project No. MCN23-000044 shall apply.

PRIOR TO ISSUANCE OF GRADING PERMIT

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

46. The Applicant shall submit and gain approval of a final drainage study prepared in accordance with the County of San Bernardino Hydrology Manual and Fontana Master Plan of Drainage.

PRIOR TO ISSUANCE OF ANY OTHER CONSTRUCTION PERMITS

47. The Applicant/Engineer of Record shall submit a conforming copy of the recorded Memorandum of Agreement for the Water Quality Management Plan and Storm Water Best Management Practices transfer. The project name and latitude/longitude coordinates of the BMP location(s) must be included on the Memorandum of Agreement and the WQMP Exhibit. The Access, Maintenance, and the WQMP Certification for BMP Completion must be submitted to the City Project Engineer. WQMP report and recorded maintenance document for the regional WQMP will need to be completed for this project to utilize the downstream capacity.

48. The Applicant shall record all map’s, right-of-way dedications, easements, reciprocal access agreement as required for the development. 653
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49. The Applicant shall submit engineered improvement plans and obtain full approval.

All required public improvements, including but not limited to streets, storm drainage systems, sewers, decorative streetlights, striping, signs, landscape, traffic signals, and any required traffic control and/or detour plans. For a full list of traffic requirements, refer to the Traffic Division's conditions of approval. All plans shall conform to City Standards and Specifications, and as approved by the City Engineer. This project will be required to complete any uncompleted frontage improvements and improvements required to support the project development.

50. If public improvements are required applicant shall provide a Land Improvement Agreement, with accompanying security. The agreement shall be executed on Cityprovided forms.

PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY

51. Complete all public improvements required of the project. Underground utilities required of the project. Ensure streetlights are energized and operating properly.

52. The Applicant/Engineer to provide the City of Fontana with As Built/Record Drawings for all public improvement plans. The Applicant/Developer shall provide a copy of the streetlight electric bill.

53. Slurry seal roads effected by the development as directed by the inspector. Slurry seal limits may extend past the project frontage to address existing striping/pavement markings that conflicts with new striping/pavement markings, repair trenches, and other areas as determined by the inspector.

54. The Surveyor of Record shall provide centerline ties to the City of Fontana reflecting proper setting of all survey monuments within the project limits and replace any existing survey monuments damaged or removed during construction.

55. The Surveyor of Record shall set survey monuments as required by the map and corner records must be recorded with the County. The Surveyor of Record shall notify the City in writing that monuments have been set in accordance with the recorded subdivision map and he/she has been paid in full for doing so.

56. All public sewers shall be video inspected by applicant/contractor. Sewer video shall include clean-out connection, clean-out to lateral segment, lateral, and main line. Contractor performing the video inspection must have a NASSCO PACP, LACP, and MACP certification. Applicant shall provide a copy of the video on DVD or flash drive to inspection staff with an accompanying full report. Videos to be inspected and approved by City Inspector. If removal and replacement of any utility is required, a subsequent video of the repair will be required.

57. All storm drains shall be video inspected by applicant/contractor. Storm drain video 654
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shall include public main lines and laterals. Applicant shall provide a copy of the video on DVD or flash drive to inspection staff. Videos to be inspected and approved by City Inspector. If removal and replacement of any utility is required, a subsequent video of the repair will be required.

ENGINEERING DEPARTMENT – TRAFFIC DIVISION

58. Project ingress and egress locations and restrictions shall be as follows, with additional or lesser restrictions being necessitated subject to changes in the site plan and approval of the City Engineer:

A. The Project may have a single ingress/egress point along Sierra Avenue which may allow for full access (i.e., left- and right-turning inbound and outbound) movements. The Sierra Avenue access point shall be designed to adequately accommodate ingress of tractor-trailer truck vehicles, subject to the approval of the City Engineer.

B. The Project may have up to two ingress/egress points along Terra Vista Drive which may allow for full access (i.e., left- and right-turning inbound and outbound) movements.

59. Left-turn ingress and/or egress at all access locations may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered, subject to approval of the City Engineer.

60. Stopping sight distance must be shown to meet the required standards both horizontally and vertically at all ingress/egress locations including consideration for walls, landscaping, grading, and vegetation. Sight distances shall comply with current AASHTO requirements.

61. The site plan shall identify the on-site vehicular traffic flow patterns and circulation, on-site signing and striping, and any restricted, reserved, or other pre-designated parking areas.

62. The location of bicycle parking shall be depicted on the site plan. The number of bicycle parking spaces shall be determined in compliance with the City of Fontana Zoning and Development Code. Bicycle parking shall comply with the Association of Pedestrian and Bicycle Professionals’ (APBP) bicycle parking design guidance.

In the event that the Fontana Zoning and Development Code and the APBP guidance differ, the Fontana Zoning and Development Code requirements shall prevail.

63. The site plan shall identify all pedestrian access ways and traffic crossings.

Crossings shall be clearly marked, lighted, and identified throughout the interior of the project. Pedestrian walkways shall have sufficient pathway lighting. 655
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64. The site plan shall identify the Americans With Disabilities Act (ADA) compliant path(s) of travel to/from the public right of way and from all ADA accessible parking spaces.

PRIOR TO ISSUANCE OF ANY CONSTRUCTION PERMITS, EXCLUDING GRADING

PERMITS

65. The Applicant shall submit and obtain full approval of street improvement plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

66. The Applicant shall submit and obtain full approval of signing and striping plans for all roadway improvements within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

67. The Project shall design and obtain full approval of a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis 656
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(“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

68. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be designed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

69. The Project shall design and obtain full approval of a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive).

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
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ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.

D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

70. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The signal shall be designed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal 658
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heads.

E. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

71. The Project shall design and obtain full approval of traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road.

A. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, three through lanes, and one right-turn lane
iii. Eastbound: Two left-turn lanes, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall design the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

72. If construction or design of the Project impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall provide signal modification plans, and shall be responsible for all necessary improvements associated with the modifications at the subject intersection.

73. The Applicant shall submit and obtain full approval of a drive-through queuing study for all drive-through lane/s at the project site.
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PRIOR TO ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY

74. The Applicant shall construct all street improvements with the following extents, including such distance as required to tie-in to existing conditions.

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

75. The Applicant shall install all signing and striping within the following extents, including such distance as required to tie-in to existing conditions:

A. Sierra Avenue between Grapeland Street and Duncan Canyon Road B. Terra Vista Drive between Private Street and Sierra Avenue

76. The Project shall construct a new traffic signal at the intersection of Cypress Avenue and Duncan Canyon Road. The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, one through lane, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to further study and the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer. 660
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D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

77. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and Grapeland Street-Segovia Avenue. The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, two through lanes, and one right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-/through/right-turn lane iv. Westbound: One shared left-/through lane and right-turn lane v. The westbound approach to the signal shall be constructed to accommodate in the ultimate condition a left-turn lane and protected westbound left-turn phasing, and a shared through/right-turn lane.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

78. The Project shall construct a new traffic signal at the intersection of Sierra Avenue and the Project’s Commercial Driveway (located between Grapeland Street and Terra Vista Drive). The signal shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane and three through lanes 661
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ii. Southbound: Three through lanes and one right-turn lane iii. Eastbound: One left-turn lane and one right-turn lane B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The intersection shall be designed as a three-leg intersection, with no leg on the east side.

D. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

79. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Terra Vista Drive. The signal modifications shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: One left-turn lane, three through lanes, and one rightturn lane ii. Southbound: One left-turn lane, three through lanes, and one rightturn lane iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer. 662
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D. The signal shall be constructed to provide a northbound right-turn overlap phase. Type 15 or larger poles shall be required for any five-section signal heads.

E. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

80. The Project shall construct traffic signal modifications at the intersection of Sierra Avenue and Duncan Canyon Road. The signal modifications shall be operational prior to the issuance of the first Certificate of Occupancy issued for The Arboretum Specific Plan Resort Village.

A. The intersection and traffic signal shall be constructed to accommodate at minimum the following lane configurations:
i. Northbound: Two left-turn lanes, two through lanes, and one rightturn lane ii. Southbound: One left-turn lane, three through lanes, and one rightturn lane iii. Eastbound: One left-turn lane, one through lane, and one right-turn lane
iv. Westbound: One left-turn lane, one through lane, and one right-turn lane
v. Future development projects located on the east side of Sierra Avenue may necessitate changes to the ultimate intersection and traffic signal design.

B. The intersection may be required to accommodate additional or reduced lane configuration, subject to the approval of the City Engineer.

C. The length of each turn lane shall be of sufficient length to accommodate at minimum the vehicular queues identified in the Project’s traffic analysis (“The Resort Village – Queue Analysis Memo for Lane Configurations,” Translutions, May 4, 2026), subject to the approval of the City Engineer.

D. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

81. If construction or design of the Project impacts the location of traffic signal poles or other traffic signal equipment in the public right-of-way in such a manner that the equipment requires relocation, the Applicant shall construct any necessary signal modifications, and shall be responsible for all necessary improvements associated 663
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with the modifications at the subject intersection.

82. The Applicant shall submit and obtain full approval of a drive-through queuing study for all drive-through lane/s at the project site. The Applicant shall prepare and file a queue management plan with the City which outlines the planned operation and management of the drive-through queue/s. The City may require changes to the queue management plan in the future due to traffic operational or safety concerns.

BUILDING AND SAFETY DEPARTMENT

83. The applicant shall design the project to show compliance with the latest adopted edition of the following codes as applicable:

A. California Building Code
B. California Electrical Code
C. California Mechanical Code
D. California Plumbing Code
E. California Energy Code
F. California Fire Code
G. California Green Building Standards Code
H. City of Fontana Ordinance
I. Disabled access for the site and building must be in accordance to the State of CA and ADA regulations.

84. The applicant shall verify that any temporary building, trailer, commercial coach, etc. installed and/or used in connection with a construction project complies with FMC Chapter 5 Article XIV.

85. The applicant shall verify that all perimeter/boundary walls are designed and constructed so that the outer/exterior face of the wall is as close as possible to the lot line. In any case, the outer/exterior face of the wall shall be within two (2) inches of the lot line. Distances greater than two (2) inches may be approved prior to construction by the Building Official on a case-by-case basis for extenuating circumstances.

86. The applicant shall verify that all lot lines, easement lines, etc. will be located and/or relocated in such a manner as to not cause any existing structure to become nonconforming with the requirements of the latest adopted edition of the Building Code, 664
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or any other applicable law, ordinance, or code.

87. The applicant shall have the tract or parcel map recorded prior to the issuance of any building permits.

88. The applicant shall comply with the following grading requirements:

A. Grading plans shall be submitted to and approved by Building & Safety. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-offs.

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

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

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

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

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

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

H. A complete hydrology study using the latest edition of the San Bernardino County Flood Control Hydrology Manual, and complete hydraulic calculations justifying the size, slope, capacity, etc. of any and all drainage structures being utilized, shall be submitted to and approved by Building & Safety. The on-site drainage system shall, as a minimum, be designed to handle the run-off generated by a ten (10) year storm. Check for flooding of all on-site structures (buildings) and all adjacent properties during a hundred (100) year storm.

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

The relationship between the proposed finished on-site grade elevations and the existing adjacent property grade elevations (Indicate any additional drainage water that may come from an adjacent property.); and
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i.
ii. The ground cover/finished surface material being proposed (e.g., type of pavement, plant material, etc.); and
iii. All proposed drainage structures; and 4
iv. Any proposed and/or required walls or fencing.

89. The applicant is required to obtain permits for the removal and/or demolition of structures. (if required)

90. The applicant shall verify that all exterior lighting shall be oriented, directed, and/or shielded as much as possible so that direct illumination does not infringe onto adjoining properties.

PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS

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

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

END OF CONDITIONS OF APPROVAL
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EXHIBIT “E”

CITY OF FONTANA

CONDITIONS OF APPROVAL
PROJECT: Master Case No. (MCN) 23-000044 July 14, 2026
Conditional Use Permit (CUP) No. 23-000005
LOCATION: Northwest corner of Sierra Avenue and Terra Vista Drive (APN: 0239-081- 52)
PLANNING DEPARTMENT:

1. This conditional use permit is conditional upon the permittee proceeding with good faith intent to commence upon the proposed use within two (2) years after the effective date of the approval, or such other permit specified as a condition of approval.

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

In the event of any such third-party action or proceeding, the City shall have the right to retain its own separate legal counsel to defend the interests of the City.

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

The City of Fontana and the applicant acknowledge that the City would not have 667
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approved this project if the City were to be liable to applicant in damages under or with respect to all or any part of this application or this condition of approval.

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

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

A. All requirements of the Fontana Municipal Code shall be complied with, inclusive of special use standards pertaini.

B. All Conditions of Approval imposed on this project have been fulfilled.

4. At any time, the Director of Planning may bring a status report to the Planning Commission identifying impacts or failure to comply with conditions resulting from the Conditional Use Permit approval. Such status report may contain a police report regarding calls for service at the location. Nothing herein shall modify or limit the City’s authority to regulate the business or modify or revoke the permit upon the City’s determination that the business is being operated in a manner adverse to the public’s health, safety, and welfare.

5. In addition to sign identifying the business, no sign shall be placed in or upon the window of any structure utilized for commercial purposes in the upper or lower one third of the total transparent area of any window. Window signage shall be limited to 25 percent of the total window and clear door area. Window signs shall be placed and maintained in a manner so that there is a clear and unobstructed view of the interior of the premises from the adjacent sidewalk or entrance to the premises.

6. The operation of the business shall not violate any federal, state, or local laws or ordinances, including the rules, regulations and orders of the State Alcoholic Beverage Control Department and all conditions of the City of Fontana’s Conditional Use Permit. Failure to comply with these requirements shall constitute grounds for revocation of a conditional use permit.

7. The sale of alcohol shall be prohibited between 2:00am and 6:00am Monday through Sunday.

8. The business owner/licensee or management shall prevent on-site loitering. The manage shall regularly police the area under its control to prevent the loitering of persons above the premises.

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

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

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

13. A prominent, permanent sign or signs stating, “NO OPEN ALCOHOLIC BEVERAGE CONTAINERS ARE ALLOWED ON THE PREMISES” shall be posted on the building and shall be clearly visible to patrons of the licensee. The size, format, placement, and languages of the sign or signs shall be determined by the Department of Alcoholic Beverage Control. Generally, the signs should be 24 inches in length and 14 inches in width with the print of sufficient size to make them clearly readable.

14. No electronic arcade or amusement games are permitted on the licensed premises at any time.

15. In the event security problems occur, the Police Department (Chief of Police) will issue a letter to the owner requesting a meeting to discuss said security problems.

If security problems are not resolved by owner in the timeframe mutually agreed upon in said meeting, at the discretion of the Chief of Police, the business owner/licensee or management, at his or her own expense, shall provide a California licensed, uniformed security guard(s) on the premises, during such guards shall comply with FMC section 22-62, and shall be registered with the State of California’s Bureau of Security and Investigative Services as a security guard prior to employment within the City of Fontana.

16. The licensee shall attend a L.E.A.D. training (Licensee Education on Alcohol and Drugs provided by the Department of Alcoholic Beverage Control) or a responsible beverage service training (RBS) from a provider listed on the Department of Alcoholic Beverage Control’s website, within six (6) months, and any employee 669
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engaged in the sale of alcohol shall attend the LEAD or RBS training within 90 days of employment.

17. The approved set of Conditions of Approval, and the ABC license shall be posted at all times at a visible location behind the cashier’s counter in the facility and shall remain legible at all times.

END OF CONDITIONS OF APPROVAL
670

ATTACHMENT NO. 2
ORDINANCE NO. 1994

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

FONTANA APPROVING, PURSUANT TO AN ADDENDUM TO THE

ARBORETUM SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT,
SPECIFIC PLAN AMENDMENT NO. 23-000002, AN AMENDMENT TO

THE ARBORETUM SPECIFIC PLAN TO MODIFY PERMITTED LAND
USES AND TO RECONFIGURE PLANNING AREAS AND PARK SITES.

WHEREAS, on May 18, 2023, the City of Fontana (“City”) received an application for a General Plan Amendment (“GPA No. 23-000002”), Specific Plan Amendment (“SPA No. 23-000002”), Tentative Tract Map (“TTM No. 26-0006 (20646)”), Tentative Parcel Map (“TPM No. 23-000008 (20851)”), Design Review (“DRP No. 23-000011”), Conditional Use Permit (“CUP No. 23-000005”), and Development Agreement Amendment (“AGR No. 23-000012”) (collectively, MCN No. 23-000044) from North Fontana Investment Company (“Applicant”) to facilitate the development of a new 69,617 square foot commercial center on Assessor Parcel Number 0239-081-52 (“Project Site”); WHEREAS, SPA No. 23-000002 has been initiated to amend the Arboretum Specific Plan to modify the permitted land uses within the specific plan areas and to reconfigure the planning areas and designated park site; and WHEREAS, on June 2, 2026, the Fontana Planning Commission (“Planning Commission”) held a noticed public hearing and received public testimony and evidence from the Applicant, City staff, and other interested parties for MCN 23-000044 and the Addendum to the Arboretum Specific Plan Environmental Impact Report (“Arboretum EIR”) and Mitigation Monitoring and Reporting Program (“MMRP”). After carefully considering all information pertaining to the project, the Planning Commission voted 5-0 to recommend that the Fontana City Council (“City Council”) approve MCN No. 23- 000044 and the Addendum to the Arboretum Specific Plan EIR and MMRP by Resolution No. PC 2026-022; and
WHEREAS, on July 14, 2026, the City Council held a noticed public hearing on the Addendum to the Arboretum Specific Plan EIR, MMRP, and MCN No. 23-000044, and received testimony from all parties, as well as documentation from the Planning Commission’s public hearing held on June 2, 2026; and
WHEREAS, on July 14, 2026, the City Council adopted the Addendum to the Arboretum Specific Plan EIR; and
WHEREAS, based on the information presented to the City Council at the public hearing held on July 14, 2026, the City Council determines that the amendment to the Arboretum Specific Plan is consistent with the goals and policies of the General Plan, which call for a balanced community of residential, commercial, and industrial uses, developed with high standards, and the provision of diverse economic and social 671
Ordinance No. 1994

opportunities for our citizens and those who wish to invest in the City.

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

Section 1. Recitals. The recitals are true, correct and incorporated herein by this reference.

Section 2. CEQA. Compliance with California Environmental Quality Act. As the decision-making body for the Project, the City Council has reviewed and considered the Arboretum Specific Plan FEIR and Addendum, any oral or written comments received, and the administrative record prior to making any decision on the Proposed Project. The City Council finds that the Addendum and Arboretum Specific Plan FEIR contain a complete and accurate reporting of all of the environmental impacts associated with the Proposed project. The City Council further finds that the Addendum has been completed in compliance with the State CEQA Guidelines and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA.

Section 3. Findings on the Necessity for a Subsequent or Supplemental Environmental Impact Report. Based on the substantial evidence set forth in the record, including but not limited to, the Arboretum Specific Plan FEIR, the Addendum, and all related information presented to the City Council, the City Council finds that the proposed project necessitates only minor modifications to the Arboretum Specific Plan FEIR.

Therefore, pursuant to State CEQA section 15164 and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Arboretum Specific Plan FEIR is the appropriate document for the project.

The City Council further finds that the preparation of a subsequent or supplemental EIR is not required for the proposed project because the project:

A. Will not result in substantial changes that would require major revisions of the Arboretum Specific Plan FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
B. Will not result in substantial changes with respect to the circumstances under which the proposed project are developed that would require major revisions of the Arboretum Specific Plan FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and
C. Does not present new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Arboretum Specific Plan FEIR documents were certified showing any of the following:
(i) The proposed project would have one or more significant effects not discussed in the EIR;
(ii) That significant effects previously examined would be substantially more severe than shown in the EIR;
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(iii) That mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the lead agency declined to adopt such measures; and
(iv) That mitigation measures or alternatives considerably different from those analyzed would substantially reduce one or more significant effects on the environment, but which the lead agency declined to adopt.

Section 4. Findings on Environmental Impacts. Having considered the Addendum, the administrative record, the Arboretum Specific Plan FEIR and all written and oral evidence presented to the City Council, the City Council finds that all environmental impacts of the proposed project have been addressed within the Arboretum Specific Plan FEIR and the Addendum. The City Council finds that no new or additional mitigation measures or alternatives are required. The City Council further finds that there is no substantial evidence in the administrative record supporting a fair argument that the proposed project may result in any significant environmental impacts beyond those analyzed in the Arboretum Specific Plan FEIR. The City Council finds that the Addendum contains a complete, objective, and accurate reporting of the environmental impacts associated with the proposed project and reflects the independent judgment and analysis of the City Council.

Section 5. Adoption of the Addendum to the Arboretum Specific Plan FEIR. The City Council hereby adopts the Addendum to the EIR for the Arboretum Specific Plan Program Environmental Impact Report (SCH No. 2006071109) and Mitigation, Monitoring, and Reporting Program (MMRP) that have been prepared pursuant State CEQA Guidelines Sections 15162 and 15164 along with the City of Fontana’s 2019 Local Guidelines for Implementing CEQA. The City Council further directs staff to file a Notice of Determination.

Section 6. Specific Plan Amendment Findings. The City Council hereby makes the following findings for Specific Plan Amendment No. 23-000002 in accordance with Section 30-67 “Purpose” of the Fontana Zoning and Development Code:

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

Findings of Fact: The specific plan amendment establishes an additional commercial land use district/designation within the Arboretum Specific Plan and modifies the allowable residential densities in the remaining undeveloped residential designations in the specific plan area. The amendment encourages attractive commercial and residential development and will enhance the gateway into the city along Sierra 673
Ordinance No. 1994

Avenue. Updates to the specific plan will also encourage residential development that is consistent with existing development and commercial development and complements existing development while providing service and convenient land uses for residents in the area. The proposed changes are necessary to promote the public’s health, safety, and general welfare because it supports a new and attractive development in the area that will facilitate a development that will improve health and mobility in the vicinity.

Section 7. Approval. Based on the findings in Section 6, SPA No. 23-000002 is hereby approved, and the Arboretum Specific Plan is hereby amended to include the modifications as shown in Exhibit “A”, attached hereto and incorporated herein by this reference.

Section 8. Effective Date/Publication. This Ordinance shall take effect thirty (30) days after the date of the adoption and prior to the expiration of fifteen (15) days from the passage thereof, shall be published by the City Clerk at least once in the Fontana Herald News, a local newspaper of the general circulation, published and circulated in the City of Fontana, and henceforth and thereafter the same shall be in full force and effect.

Section 9. Custodian of Records. The documents and materials that constitute the record of proceedings on which this Ordinance is based are located at the City Clerk’s office located at 16860 Valencia Avenue, Fontana, CA 92335. The custodian or records is the City Clerk.

Section 10. Certification. The City Clerk of the City Council shall certifyto the adoption of this Ordinance.

Section 11. Severability. If any provision of this Ordinance or the application of any such provision to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Ordinance that can be given effect without the invalid provision or application.

APPROVED AND ADOPTED this 14th day of July 2026.

READ AND APPROVED AS TO LEGAL FORM:
_________________________________________
City Attorney
I, Germaine Key, City Clerk of the City of Fontana, and Ex-Officio Clerk of the City Council, do hereby certify that the foregoing Ordinance is the actual Ordinance adopted by the City Council and was introduced at a regular meeting on the 14th day of July 2026, and was finally passed and adopted not less than five days thereafter on the 28th day of July 2026, by the following vote to wit:
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Ordinance No. 1994

AYES:

NOES:

ABSENT:
_________________________________________
City Clerk of the City of Fontana
_________________________________________
Mayor of the City of Fontana
ATTEST:
_________________________________________
City Clerk
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EXHIBIT “A”
676
He who plants a tree
and cares for it
does something for
posterity.
- Jesse Fell
The Arboretum Specific Plan

C I T Y O F F O N T A N A , C A L I F O R N I A
A D O P T E D O C T O B E R 1 4 , 2 0 0 9 | A M E N D E D MARCH 2026 MAY 2023 & JUNE 2021
677
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Prepared For:

City of Fontana
8353 Sierra Avenue
Fontana, California 92335
(909) 350-6717
Mayor
Acquanetta Warren
City Council
Phil Cothran Jr.

John Roberts
Jesus “Jessie” Sandoval
Peter Garcia
Planning Commission
Cathline Fort
Raj Sangha
Ralph Thrasher
Matthew Gordon
Idilio Sanchez
Ricardo Quintana
Joseph Armendarez
Dylan Keetle
Torrie Lozano
City Manager
Mark Denny
Matthew Ballantyne
Submitted by:

North Fontana Investment Company, LLC
1156 North Mountain Avenue
Upland, California 91786
(909) 985-0971
Contact: Stacey Sassaman
Prepared by:

PlaceWorks
3 MacArthur Place
Suite 1100
Santa Ana, California 92707
(714) 966-9220
Contact: Randal Jackson
Amended by:

Kimley-Horn
1100 Town and Country Rd
Suite 700
Orange, California 92868
(714) 786-6111
Contact: Nick Chen, AICP
The Arboretum Specific Plan

C I T Y O F F O N T A N A , C A L I F O R N I A
A D O P T E D O C T O B E R 1 4 , 2 0 0 9 | A M E N D E D MARCH 2026 MAY 2023 JUNE 2 0 2 1 679
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The Arboretum Specific Plan

C I T Y O F F O N T A N A , C A L I F O R N I A
A D O P T E D O C T O B E R 1 4 , 2 0 0 9 | A M E N D E D MARCH 2026 MAY 2 0 2 3 J U N E 2 0 2 1 681
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The Arboretum Specific Plan
i
1 VISION 1-1
2 INTRODUCTION 2-1
3 CONTEXT AND CONDITIONS 3-1
4 COMMUNITY STRUCTURE 4-1
5 PARKS AND AMENITIES 5-1
6 CIRCULATION AND STREETSCAPE DESIGN 6-1
7 DESIGN GUIDELINES AND LANDSCAPE 7-1
8 DEVELOPMENT STANDARDS AND LAND USES 8-1
9 PHASING AND INFRASTRUCTURE 9-1
10 ADMINISTRATION 10-1
A GENERAL PLAN CONSISTENCY A-1
B COMMUNITY GARDENS B-1

C I N F R A S T R U C T U R E A N D A S S E S S M E N T ESTIMATES C-1

TABLE OF CONTENTS
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ii

LIST OF FIGURES

FIGURE TITLE PAGE
FIGURE 2.1 E X I S T I N G G E N E R A L P L A N L A N D U S E P R I O R T O O R I G I N A L

SPECIFIC PLAN APPROVAL
2-3
FIGURE 2.2 PROPOSED GENERAL PLAN LAND USE 2-4
FIGURE 3.1 REGIONAL LOCATION 3-3
FIGURE 3.2 LOCAL VICINITY 3-5
FIGURE 3.3 PROPERTY OWNERSHIP 3-7
FIGURE 3.4 EXISTING TOPOGRAPHY 3-9
FIGURE 4.1 VILLAGE STRUCTURE 4-3
FIGURE 4.2 OVERALL LAND USE PLAN 4-7
FIGURE 4.3 THE MEADOWS LAND USE PLAN 4-9
FIGURE 4.4 THE GARDENS LAND USE PLAN 4-11
FIGURE 4.5 THE RESORT LAND USE PLAN 4-13
FIGURE 4.6 THE ARBORETUM LAND USE PLAN 4-15
FIGURE 5.1 PARKS & OPEN SPACE PLAN 5-3
FIGURE 5.2 PUBLIC VERSUS PRIVATE PARKS 5-4
FIGURE 5.3 THE MEADOWS COMMUNIT Y PARK 5-9
FIGURE 5.4 THE GARDENS COMMUNIT Y PARK 5-11
FIGURE 5.5 THE RESORT - PRIMARY RECREATION CENTER 5-15
FIGURE 5.6 THE RESORT - SECONDARY RECREATION CENTER 5-16 FIGURE 5.7 PRIVATE 0.3-ACRE NEIGHBORHOOD PARKS 5-18
FIGURE 5.8A THE ARBORETUM PARK 5-20
FIGURE 5.8B THE ARBORETUM PARK 5-21
FIGURE 6.1 CIRCULATION PLAN 6-3
FIGURE 6.2 STREET SECTIONS KEY MAP 6-9
FIGURE 6.3A PERIMETER STREETS 6-10
FIGURE 6.3B PERIMETER STREETS 6-11
FIGURE 6.4A PERIMETER STREETS - OPTION A (SPECIMEN TREES) 6-12 FIGURE 6.4B PERIMETER STREETS - OPTION B (VINEYARDS) 6-13 FIGURE 6.5A DUNCAN CANYON ROAD/CITRUS AVENUE AT EASEMENT 6-14 FIGURE 6.5B DUNCAN CANYON ROAD/CITRUS AVENUE AT EASEMENT 6-15 FIGURE 6.6A COLLECTOR STREETS 6-16
FIGURE 6.6B COLLECTOR STREETS 6-17
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TABLE OF CONTENTS
iii
LIST OF FIGURES (cont.)

FIGURE TITLE PAGE
FIGURE 6.7A LOCAL STREETS 6-18
FIGURE 6.7B LOCAL STREETS 6-19
FIGURE 6.8A A R B O R E T U M T R A I L AT P E R I M E T E R S T R E E T S - W I T H

OPTIONS
6-20
FIGURE 6.8B ARBORETUM TRAIL AT COLLECTOR STREETS 6-21
FIGURE 6.9 PUBLIC VERSUS PRIVATE STREETS 6-23
FIGURE 6.10 ENTRIES AND MONUMENTATION 6-25
FIGURE 6.11A P R I M A R Y G AT E D E N T R Y 6-30
FIGURE 6.11B PRIMARY GATED ENTRY 6-31
FIGURE 6.12 PRIMARY NONGATED ENTRY 6-32
FIGURE 6.13 SECONDARY GATED ENTRY 6-33
FIGURE 6.13A SECONDARY GATED ENTRY - TERRA VISTA ENTRY 6-34 FIGURE 6.14 SECONDARY NONGATED ENTRY 6-35
FIGURE 6.15A T Y P I C A L C O M M U N I T Y E N T R Y M O N U M E N TAT I O N 6-36 FIGURE 6.15B TYPICAL COMMUNITY ENTRY MONUMENTATION 6-37 FIGURE 6.15C ENTRY MONUMENTATION - CITRUS & DUNCAN CANYON 6-38 FIGURE 6.16A ICON MONUMENTATION 6-39
FIGURE 6.16B ICON MONUMENTATION 6-40
FIGURE 6.17A ROAD ALIGNMENT - SIERRA/GRAPELAND 6-41
FIGURE 6.17B ROAD ALIGNMENT - CITRUS/CASA GRANDE 6-42
FIGURE 6.17C ROAD ALIGNMENT - SIERRA/CASA GRANDE 6-43
FIGURE 6.17D ROAD ALIGNMENT - CITRUS/DUNCAN CANYON 6-44 FIGURE 6.17E ROAD ALIGNMENT - SIERRA/DUNCAN CANYON 6-45 FIGURE 6.17F ROAD ALIGNMENT - CYPRESS/DUNCAN CANYON 6-46 FIGURE 6.17G ROAD ALIGNMENT - CYPRESS/NEIGHBORHOOD STREET 6-47 FIGURE 6.17H ROAD ALIGNMENT - CYPRESS/CASA GRANDE 6-48
FIGURE 6.17I ROAD ALIGNMENT - GRAPELAND/CYPRESS 6-49
FIGURE 6.17J ROAD ALIGNMENT - SIERRA/TERRA VISTA 6-50
FIGURE 6.18 PEDESTRIAN CIRCULATION, BIKEWAYS AND TRAIL PLAN 6-52 FIGURE 6.19 COMMUNITY FENCING PLAN 6-55
FIGURE 6.20 COMMUNITY FENCING ELEVATIONS 6-56
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iv

LIST OF TABLES

TABLE TITLE PAGE
TABLE 2.1 GENERAL PLAN LAND USE DESIGNATIONS 2-5
TABLE 4.1 OVERALL STATISTICAL ANALYSIS 4-6
TABLE 4.2 THE MEADOWS STATISTICAL ANALYSIS 4-8
TABLE 4.3 THE GARDENS STATISTICAL ANALYSIS 4-10
TABLE 4.4 THE RESORT STATISTICAL ANALYSIS 4-12
TABLE 4.5 THE ARBORETUM STATISTICAL ANALYSIS 4-14
TABLE 7.1 GENERAL TIERED LANDSCAPING REQUIREMENTS 7-34
TABLE 7.2 SPECIFIC TIERED LANDSCAPING REQUIREMENTS 7-36 TABLE 7.3 STREETSCAPE LANDSCAPING REQUIREMENTS 7-37
TABLE 7.4 PLANT PALET TE 7-48
TABLE 8.1 RESIDENTIAL DEVELOPMENT STANDARDS 8-20
TABLE 9.1 UTILITY PROVIDERS 9-16
TABLE 9.2 TIMING FOR PRIVATE AND PUBLIC PARKS 9-17
TABLE 10.1 GREEN POINTS CHECKLIST 10-8
TABLE C.1 SPECIFIC PLAN PRELIMINARY PHASING COST ESTIMATES C-1 LIST OF FIGURES (cont.)

FIGURE TITLE PAGE
FIGURE 7.1 TIERED PLANTING 7-35
FIGURE 7.2 LANDSCAPE DISTRICTS 7-39
FIGURE 8.1 CONCEPTUAL PARKING LOCATIONS 8-18
FIGURE 9.1 PHASING PLAN 9-3
FIGURE 9.2 CIRCULATION PHASING PLAN 9-5
FIGURE 9.3 GRADING PLAN AND PHASING 9-7
FIGURE 9.4 WATER PLAN AND PHASING 9-9
FIGURE 9.5 MASTER PLAN OF SEWER 9-11
FIGURE 9.6 DRAINAGE PLAN AND PHASING 9-13
FIGURE 9.7A S T O R M D R A I N C O N N E C T I O N T O S I E R R A L A K E S

INFILTRATION SYSTEM
9-14
FIGURE 9.7B W AT E R Q U A L I T Y M A N A G E M E N T P L A N A N D B E S T

MANAGEMENT PRACTICES
9-15
FIGURE 9.8 R E L AT I O N S H I P T O O F F - S I T E P U B L I C S E R V I C E S &

FACILITIES
9-19
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Chapter 1.0
Vision
There is a vast difference between development and community building.

Development may or may not lead to the emergence of a community—community building leads to a complete integration into the physical and social fabric of a city.

This is where the vision comes in; it describes what a community will look like— and feel like—and memorializes how it will work as a living environment. Vision for a community is the mental picture of its future that is created by anticipating or conceiving important desired community characteristics.

Vision statements serve to:
• Guide the planning process
• Facilitate consensus and unify direction
• Build traditions and establish lasting community values • Organize action and involve the people or partners that can make it happen • Sustain commitments during the community building process This vision provides guidance to The Arboretum Specific Plan by indicating those broad objectives that must be translated into plans, regulations, and guidelines.

The Vision Statement declares a commitment to a high quality of living. It will enable future community leaders and citizens to recall and endorse the intent of the Specific Plan and maintain diligence in carrying out its intent.

Many people will play a role in the achievement of the Vision and it will most likely take many years to complete. How can those who inherit decision-making responsibilities many years from now know what was envisioned by this effort? How can they understand what values and priorities drove the provisions that are included in this Specific Plan? The Vision Statement serves this very important role. 687
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1.1 Honoring the City’s Heritage
Every idea begins with a vision—the inspiration for all things associated with a particular undertaking. Historically, The Arboretum Specific Plan area was known for its citrus orchards—a vision that became the legacy of A.B. Miller.

In 1905 A. B. Miller arrived in Fontana. He saw opportunity where others saw adversity; many claimed “he will blow
away in six months.” By 1920, A.B. Miller was successfully farming 5,000 acres of citrus in Northern Fontana, the
largest individual citrus grove in the world.

One of the largest remaining undeveloped and unentitled areas in the City, The Arboretum Specific Plan is the capstone residential community of north Fontana—providing the
opportunity to bring full circle the master planning efforts of this rapidly developing area of the City.

Taking clues from the area’s historic role as a successful citrus empire, there is a new vision for The Arboretum—a vision to “bring the land to life” through the creation of a new community developed with an arboretum theme. This
vision captures the essence of the community’s heritage and translates it into a community that will continually evolve over time and grow with the needs of its residents, and in doing so, create a new legacy for the City of Fontana.

A.B. Miller Photos and information courtesy of the Fontana Historical Society 688
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1.2 The Arboretum Lifestyle
The Arboretum is not only a place to live—it embodies a way of living. The foundation of The Arboretum is the creation of community that maintains a harmonious balance between the natural and built environment—a complementary and
lasting relationship between the landscape and the residents who reside in the community.

The Arboretum provides a lifestyle that is enhanced by social programs; strong ties to business, educational, and nonprofit partnerships; commitment to lifelong learning opportunities; and application of practices that support the sustainability of the community and the well-being of its residents. Please see Section 1.7, Social Infrastructure, for further details on The Arboretum’s community building programs.
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1.3 The Arboretum Image
The development of The Arboretum will enhance the image of the area with the provision of new roads and signature landmark landscaping, landscaped parkways, and entry
monuments. The parkway landscaping will be unique to
this area, generating a sense of arrival and association with this special place in the City. The Arboretum’s main major thoroughfares—Citrus Avenue, Sierra Avenue, Grapeland
Street, Duncan Canyon Road, Casa Grande Avenue, and
Cypress Avenue—will contain landmark landscaping that
will clearly define the community edges and establish a visual impression of the significance of this project in relation to other developments nearby. The Arboretum’s landscape will continue to mature as the community does, giving the sense that the community there was built within an arboretum
setting. Please see Chapter 6, Circulation and Streetscape Design and Chapter 7, Design Guidelines and Landscape, for further detail on The Arboretum’s parkways and landscaping program.

Another factor affecting the landscape design of The
Arboretum is the fact that the site lies within a High Fire Hazard Severity Zone which has a signficant impact on the selection of plant material and the treatment of community edge conditions. The Fire Protection Master Plan for The Arboretum supercedes this Specific Plan and contains
pertinent information regarding the landscape design of the community (this document is not contained within this Specific Plan).
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1.4 Collection of Villages
The Arboretum will be developed to accommodate residents of varying life stages and lifestyles and will therefore accommodate a broad range of residential housing types and amenities that respond to the needs of its residents.

Four villages—The Meadows, The Gardens, The Resort, and The Arboretum—compose the foundation of The Arboretum
Specific Plan area. These villages will provide housing opportunities that will respond to the community’s everchanging needs and lifestyles. The Arboretum will appeal to first-time home buyers, families, young professionals, and emptynesters. The villages have also incorporated recreational amenities customized to the unique needs of each of these groups. Chapter 4, Community Structure, provides a detailed description of The Arboretum’s four villages.
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1.5 A Community of Trees and
Gardens
The Arboretum will establish a green system of parks and trails embodied within an arboretum landscape concept. Recreation centers, parks and gardens, including the community’s focal point—the Arboretum Park—will link the community’s four villages together. Figure 6-1, Circulation Plan, provides further detail on the community’s parks and trails system.

The Arboretum park serves as the community icon—creating a distinguishing landmark amenity that is not only known to nearby residents, but a place that is recognized citywide. It is this space that embodies the principles of The Arboretum Specific Plan and inspired the theming and way of living for an entire community. Over time, as The Arboretum matures, it is envisioned that The Arboretum and its interconnected network of gardens, parks, and natural open spaces will be recognized as a regional amenity as well. Please see Chapter 5, Parks and Amenities, for further information on The Arboretum’s interconnected trail and park system.

The collection of gardens and amenities envisioned for The Arboretum serves as an integral component of the community.

It supports the principles of the City’s “Healthy Fontana” program by providing recreational opportunities that promote the health benefits of exercise by inspiring people to get out of their homes and experience their neighborhoods.

Not only do The Arboretum’s trails and gardens support the overarching principles and arboretum theme, the community’s corridors and roadways also serve this purpose. The Arboretum’s major main community serving roadways—Sierra, Cypress,
Citrus and Casa Grande Avenues as well as Duncan Canyon Road and Grapeland Street—will serve as a collection of signature tree species and plant varieties typically found in Arboretums. For more information on this concept please see Section 6.1.1, Perimeter Streets.
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1.6 Sustainability
The uses of sustainable and “green” practices will become more and more prevalent in developing communities. The
longevity and success of a community is not only based upon timeless architecture and a comprehensive landscape plan, it is also based upon how a community evolves and sustains itself over time.

Sustainability is generally defined as a community’s ability to meet the needs of the present without compromising
the ability of future generations to meet their own needs.

Through careful, thoughtful, planning and design, The
Arboretum can be infused with sustainable practices that can be applied to residential and commercial uses, landscaping, and school facilities.

Throughout the Specific Plan document, guidelines and
regulations promoting sustainable development and green practices have been included in the text. These guidelines are strongly encouraged, but not required, and are distinguished by the use of the leaf symbol, further emphasizing the
environmental stewardship envisioned as part of The
Arboretum. Practices and principles of sustainability and green design are presented in further detail in Chapter 7, Design Guidelines and Landscape.
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1.7 Social Infrastructure
Community building goes beyond the application of creative place-making techniques in the built environment. The
Arboretum will foster strong and enduring social ties to the community created by the interactions facilitated through activities and programming, schools, and civic institutions integrated into each village. Providing a means for social interaction in The Arboretum fosters a sense of community and encourages social reinvestment into The Arboretum
neighborhoods and serves as one of the principle objectives of this project.

In the tradition of Fontana’s decades of innovation, The Arboretum will change the quality and character of the
physical and social environment. It is envisioned that The Arboretum will serve as a focal point for the City’s Arboretum and Earth Day Activities as well as ongoing social programs that could include floral arranging classes, walking groups, “mommy and me” activities, or gardening clubs. Farmers
Markets are also envisioned in the Arboretum Park.

The social infrastructure of The Arboretum will be financed in part through the establishment of a Homeowner’s
Association (HOA) and in part through a Community
Service Organization Fund (CSO), in which 0.25 percent
of the sale or resale value of homes in The Arboretum will be set aside specifically for community activities and programs.

These programs will be in place prior to the first Certificate of Occupancy. Chapter 10, Administration, contains further details regarding financing mechanisms.
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1.8 Lifelong Learning
Educational opportunities are a cornerstone of The
Arboretum community. Schools are a part of a community’s social fabric at many levels, serving as centers of learning, employment, and social interaction. The integration of
new school facilities is envisioned for The Arboretum and will be linked to the surrounding neighborhoods not only physically, through the community trails network, but also through extended educational opportunities.

Lifelong learning opportunities are envisioned to extend beyond the confines of the school yard and into the
community gardens. Students may experience ongoing
educational programs such as tree planting programs or
nature walks that teach them about the living environment surrounding them and environmental stewardship. Older
community members attend landscape or gardening
seminars held at the Arboretum Park, while other classes benefiting the community may be held at one of the
community’s several recreation centers. See Chapter 5,
Parks and Amenities and Appendix B, Community Gardens,
for details on The Arboretum’s gardens.

Lifelong learning programs will be primarily developed and funded through the joint efforts of the HOA, CSO, and the City of Fontana. These programs and events may also be
financed by local businesses. Please see Section 1.7, Social Infrastructure, for additional community building programs envisioned for The Arboretum.
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1.9 Community Partnerships
Community partnerships are essential to complement the
social infrastructure, lifelong learning opportunities, and civic links established in The Arboretum. The transformation of the Arboretum community cannot occur unless ideas
in the Specific Plan maintain momentum. They are most
effective if they are supported by many different groups at a variety of different levels, so community partnerships will be actively pursued as part of the community structure.

During the development of The Arboretum community,
stakeholders can actively attempt to engage agencies or businesses that have the most to contribute to, and benefit from, the creation of a new community in this area.
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Chapter 2.0
Introduction

2.1 Purpose and Intent
This Specific Plan document encapsulates the City’s long range plan for the development of The Arboretum and serves as the regulatory mechanism that guides all future development proposals within the Specific Plan area. This document will facilitate the build-out of The Arboretum in a manner that is consistent with City and state policies and standards and assures that the various community elements identified in the Specific Plan will be developed in a coordinated manner.

This Specific Plan provides detailed text and exhibits, which describe the various land uses, amenities, and infrastructure improvements that are envisioned to occur in the community. For example, Chapter 4 of this document sets forth the master development plan, including the community structure and land use concept. The project’s parks, amenities, and corresponding landscape will be described in Chapter

5. Chapter 6 will detail the circulation plan for the project, in addition to enhanced intersection treatments, entries, and monumentation. Design guidelines, including those for the Arboretum’s landscape, and development standards, contained in Chapters 7 and 8, respectively, will guide site planning, architectural design, and landscaping to create a cohesive, signature community identity. Chapter 9 will provide plans for phasing, infrastructure, and public services. 697
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2.2 Authority and Scope
The Arboretum Specific Plan has been prepared pursuant to the provisions of California Government Code, Section Title 7, Division 1, Chapter 3, Article 8 (Sections 65450 through 65457), which grants local government agencies the authority to prepare specific plans of development for any area covered by a General Plan, for the purpose of establishing systematic methods of implementation of the agency’s General Plan. A Specific Plan, as the name implies, is designed to address site-specific issues and to create a bridge between the City’s General Plan and a specific development proposal. While a General Plan examines an entire City or County, a Specific Plan concentrates on the individual development issues of a particular project or region.

The City of Fontana Zoning and Development Code, Sections 30-61 and 30-62, specifies the purpose, requirements, regulations, and procedures for preparation of a Specific Plan in the City of Fontana. California Government Code, Sections 65450–65454, establishes the authority to adopt a Specific Plan, identifies the required contents of a Specific Plan, and mandates consistency with the General Plan.

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

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

2.4.1 Fontana General Plan Land Use
The City of Fontana General Plan Land Use Map shows several existing land use categories within The Arboretum Specific Plan project area. Existing land use designations found within The Arboretum property include: R-PC, Residential Planned Community; RMU, Regional Mixed Use; and C-C, Community Commercial. In addition, the Fontana General Plan identifies a local “activity center” as an overlay to the C-C (Community Commercial) designation along the eastern border of the Arboretum Specific Plan area, at the northwest and southwest corners of Sierra Avenue and Duncan Canyon Road. These centers are intended to accommodate residential-serving retail and entertainment development with an emphasis on pedestrian-oriented amenities and links to adjacent residential areas as well as provision of public gathering and open spaces and accessibility to multiple modes of transportation. The utility easement on the northwestern portion of the property is designated as a P-UC, Public Utility Corridor. Figure 2.1, Existing General Plan Land Uses, shows the current configuration of these land uses.

Four Three different General Plan Land Uses will be applied to the Specific Plan area: Residential Planned Community (R-PC) Residential Multi-Family (R-MF ), Community Commercial (C-C), General Commercial (C-G), and Public Utility Corridor (P-UC). The R-PC R-MF land use designation will be applied to all areas within the Specific Plan except 18.1 8.8 acres in the Resort Village (which will include 8.8 acres be designated as C-C and 9.3 acres designated as C-G) and 31.2 acres reserved for the Southern California Edison easement. Figure 2.2, Proposed General Plan Land Use, identifies the locations of each of the land use designations identified in this section.

A general plan amendment will be required to remove the existing C-C designation from the existing General Plan Land Use Map for the Garden Village area and to add the R-PC R-MF designation to the rest of the Specific Plan. 698

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EXISTING GENERAL

PLAN LAND USE PRIOR

TO ORIGINAL SPECIFIC

PLAN APPROVAL
FIGURE 2.1

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
Note: Medians are conceptual in nature and
any median breaks shall be identified in future
construction documents.

The Resort
FIGURE 2.1
The Meadows
The Gardens
The
Arboretum
LEGEND
RMU (Regional Mixed Use)

0.1-1.0 FAR for non-residential;

12.0-24.0 du/ac
R-PC (Residential Planned Community)

3.0-6.4 du/ac
C-C (Community Commercial)

0.1-1.0 FAR
Activity Center Overlay

0.1-1.0 FAR for non-residential uses;

7.7-24.0 du/ac
P-UC (Public Utility Corridor)
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GENERAL PLAN LAND
USE
FIGURE 2.2

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
Note 1 : Medians are conceptual in nature and
any median breaks shall be identified in future
construction documents.

The Resort
The Meadows The Gardens
The
Arboretum
LEGEND
R-PC (Residential Planned Community)
C-C (Community Commercial
with Activity Use Overlay)

0.1-1.0 FAR
C-G (General Commercial
with Activity Use Overlay)

0.1-1.0 FAR
P-UC (Public Utility Corridor)
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2.4.2 Fontana Zoning Designations
The following City of Fontana zoning designations are existing within the Specific Plan area: R–PC, Residential Planned Community; R-MU, Regional Mixed Use; C-1 Community Commercial; and C-2 General Commercial. An Activity Center Overlay area and a Utility Corridor Overlay area are also found within the Specific Plan boundary. With adoption of this Specific Plan, the project site’s zoning will be changed from R–PC, R-MU, C-1, and C-2 to SP (Specific Plan). Development standards are contained in Chapter 8 of this document.

The R-PC R-MF General Plan land use designation will allow development of all residential densities up to, but not exceeding 24.0 dwelling units per acre as identified in the General Plan. The R-PC R-MF designation includes the development of lower density residential uses so long as the proposed densities do not exceed the maximum allowable density in the R-PC R-MF land use category, which is 24.0 dwelling units per acre. It should be noted that the R-PC R-MF General Plan designation does not entitle the entire specific plan area to be developed at a density of 24.0 dwelling units per acre; residential densities must be consistent with the land use plan identified in Figure 4.2, Overall Land Use Plan, which provides a mix of low, medium and high density residential planning areas. In addition, any development proposed must not exceed the maximum dwelling units permitted for the entire specific plan area (3,532 total).

T A B L E 2 . 1

GENERAL PLAN LAND USE DESIGNATIONS
LU

C U R R E N T A C R E A G E

P R I O R T O O R I G I N A L

SP APPROVAL

P R O P O S E D

ACREAGE

C H A N G E I N

ACREAGE
RMU 181.3 - -181.3

R-MF - -
474.9
484.2
-
+474.9
-484.2
R-PC 275.7 474.9 +199.2
-275.7
C-C 36.0 8.8

18.1 8.8
-27.2
-17.9 -

27.2-
C-G - 9.3 +9.3
P-UC 31.2 31.2 -
Total 524.2 524.2 -
LU: Land Use Designations
RMU: Regional Mixed Use
R-MF: Residential Multifamily
R-PC: Residential Planned Community
C-C: Community Commercial
C-G: General Commercial
P-UC: Public Utility Corridor
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2.5 Relationship to Other City Programs

2.5.1 North Fontana Redevelopment Project
The Arboretum Specific Plan falls within the purview of the 8,900-acre North Fontana Redevelopment Project Area. Originally adopted in 1982, the North Fontana Redevelopment Area was established to improve the social and economic condition of the area, which, as a whole, is impacted by flooding concerns due to the Lytle Creek Wash and a lack of major infrastructure. The Fontana Redevelopment Agency has been replaced by the Successor Agency which has authority over the North Fontana Redevelopment Project.

2.5.2 Capital Improvement Program
A Capital Improvement Program (CIP) is a long-range plan of proposed transportation and utility infrastructure projects with single and multiple-year capital expenditures. Construction of the Interstate 15 / Duncan Canyon Road Interchange was completed Fall 2015. This intersection is situated west of the Arboretum Specific Plan project area and will have a significant impact on overall local circulation.

2.6 Environmental Assessment
An Environmental Impact Report (EIR) has been prepared as a companion document to this Specific Plan, and will provide California Environmental Quality Act (CEQA) review for approval of The Arboretum Specific Plan.

2.7 Action Expectations
Numerous statements occur in this plan in the form of policies, standards, and guidelines that define action expectations to successfully implement the plan. The following terms clarify the level of commitment intended in the plan and reflect the expectation or desired outcome. The application of each term to a particular policy or action is a deliberate application of these definitions.

Shall This type of policy will always be followed. Shall represents an absolute commitment to the guidance expressed in the policy. (Similar action words: require, enforce, must, ensure)
May This type of policy will be followed in most cases and exceptions or degrees of implementation are acceptable with valid reasons. (Similar action words: should) Allow Permit someone else’s initiative and support it unless there is a very good reason not to. (Similar action words: permit)
Restrict This type of policy sets specified limits within which action and/or implementation will occur. (Similar action words: control, limit, contain) Prohibit This type of policy requires steps to actively prevent a specified condition or decision from occurring. (Similar action words: forbid, ban) 702

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2.8 Specific Plan User’s Guide
This Specific Plan is organized as detailed below:

Chapter 1 – Vision Identifies the guiding principles of The Arboretum and provides a discussion of the relationship of the project to surrounding uses and adjacent developments.

Chapter 2 – Introduction Includes the document’s purpose and intent, authority and scope, relationship to the Environmental Impact Report, and the relationship to the City of Fontana General Plan and Zoning Designations.

Chapter 3 – Context and Conditions Provides general information about the property location, existing site conditions, and opportunities for and constraints on development.

Chapter 4 – Community Structure Describes in detail the community, village, and neighborhood levels of The Arboretum and provides a description of land uses and associated densities by village.

Chapter 5 – Parks and Amenities Describes community-wide parks and amenities programming, conceptual parks and gardens by village, and their corresponding landscape program.

Chapter 6 – Circulation and Streetscape Design Sets forth plans for circulation, enhanced intersection treatments, and entries and monumentation.

Chapter 7 – Design Guidelines and Landscape Contains design guidelines which will define the community character including architecture, walls and fences, and signage, as well as guidelines for the project’s arboretum and activity center. This chapter also details the project’s landscape design guidelines.

Chapter 8 – Development Standards Includes zoning criteria for the Specific Plan area. These criteria will be applied in the same manner as the Fontana Zoning and Development Code applies to other properties within the City.

Chapter 9 – Phasing and Infrastructure Describes project infrastructure, such as sewage, water, drainage, grading and solid waste, as well as public services and phasing.

Chapter 10 – Administration Sets forth administrative procedures for implementing the Specific Plan.

Appendix A – General Plan Consistency Details the consistency of the Specific Plan with the goals and policies in the City of Fontana General Plan.

Appendix B – Community Gardens Provides a guide to potential thematic garden opportunities for The Arboretum.

Appendix C – Infrastructure and Assessment Estimates Delineates infrastructure and assessment estimates associated with the Arboretum Specific Plan. 703
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Chapter 3.0
Context and Conditions
The Arboretum Specific Plan area is located in the northern portion of the City of Fontana, in west San Bernardino County, approximately 50 miles east of the City of Los Angeles and 16 miles north of the City of Riverside. Interstates 10 (I-10) and 15 (I-15) and Highway 210 provide regional access to The Arboretum and to the City of Fontana. Figure 3.1, Regional Location, shows the regional location of the Arboretum community.
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3.1 Regional Context
Situated within an area containing a mixture of developed properties and undeveloped natural areas, The Arboretum is a substantial component of the remaining development context of northern Fontana. The Arboretum Specific Plan area is located adjacent to established residential neighborhoods in northern Fontana, eastern Rancho Cucamonga, and western Rialto. Undeveloped hills and single-family residential properties characterize the majority of surrounding land uses. Northwest of the Specific Plan area are the foothills of the San Gabriel Mountains and to the northeast lie the foothills of the San Bernardino Mountains— both major landforms in northern Fontana as well as Southern California. The Lytle Creek Wash is another major geographical feature northeast of the project area.

3.2 Local Context
Figure 3.2, Local Vicinity, shows the property boundaries of the Arboretum community and the local vicinity. The property encompasses approximately 531.3 gross acres bounded on the northwest by a utility easement corridor, on the east by Sierra Avenue, on the south by Casa Grande Avenue, on the west by Citrus Avenue, and on the north by Grapeland Street.

3.3 Existing Circulation and Site
Accessibility
Access to individual development areas within The Arboretum Specific Plan area will be made possible predominantly from existing roads, including Citrus Avenue, Sierra Avenue, Duncan Canyon Road and Casa Grande Avenue, and the completion of new collector streets. Grapeland Street also runs to the northwest of the project area.

3.4 Surrounding Land Uses and
Development
The foothills of the San Gabriel and San Bernardino Mountains provide a striking natural backdrop to the north and east of the Arboretum site. Surrounding residential properties are characterized primarily by single-family detached homes. Other uses surrounding The Arboretum include a water reservoir tank located southwest of the project site near the intersection of Citrus Avenue and Summit Avenue, and two utility corridors, one gas and one electric, forming the northwestern border of the project area. An existing Southern California Gas facility is situated within the project area northeast of the intersection of Duncan Canyon Road and Citrus Avenue.

3.4.1 Nearby Specific Plans
Several specific plans are located near the Arboretum Specific Plan area, as shown on Figure 3.2, Local Vicinity. The Ventana at Duncan Canyon Specific Plan is located directly to the west of the Arboretum Specific Plan project area and is approximately 103 acres. The Ventana project provides for the development of a mixed-use community with 842 residential condominium units and approximately 387,500 square feet of retail commercial uses. In addition, 187,000 square feet of business park, corporate office, hotel, restaurant, and research and development uses are proposed along the northwestern boundary of the site, north of Duncan Canyon Road. The Citrus Heights North Specific Plan (now called Shady Trails) Views of the existing project area
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REGIONAL LOCATION
FIGURE 3.1
3–3
Rancho
Cucamonga San
Bernardino
Fontana
Rialto
Colton
Riverside
S A N

G A B R I E L M O U N T A I N S

L Y T L E

C R E E K
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3.4.3 Nearby Parks and Recreation
Located just southwest of The Arboretum is a public park called Fontana Park.

Bounded by Lytle Creek Road on the west, Summit Avenue on the south and Knox Avenue on the east, the Fontana Park and Community Center provides 40 acres of recreational amenities to the Fontana community at large. This regional amenity will offer a skate park, state-of-the-art aquatic center, community center, and large formal park, all within close proximity to The Arboretum. These amenities also provide additional recreational opportunities that complement the project-specific amenities proposed in The Arboretum Specific Plan. Since the Fontana Park site is located adjacent to the same SCE easement that borders the Arboretum project area, The Arboretum provides a trail, located within the SCE easement, connecting the park to the community. Please see Figure 5-1, Parks and Open Space Plan, for further details.
is located to the southwest of the Arboretum Specific Plan and is 210 acres. This community contains approximately 1,100 homes, several parks, and a recreation center. The Summit at Rosena Specific Plan is located adjacent to the Arboretum Specific Plan project area and is 185 acres. The Summit at Rosena project shares a common boundary with the Arboretum Specific Plan along the southeastern edge of the site and includes 900 homes, a 19-acre passive park, a 750-student elementary school, and an 8-acre mixed-use community commercial area. The Sierra Lakes Specific Plan is located south of the Summit at Rosena project and is approximately 700 acres. This community contains 1,850 homes surrounding a golf course and clubhouse, 62 acres of retail, and a 20-acre park.

The Arboretum represents the largest remaining unentitled area in northern Fontana. The land uses proposed within the Arboretum are compatible with and complementary to the land uses identified within the specific plans mentioned above.

3.4.2 Proximity to Future Corporate Corridor
Located in the area between the Arboretum site and I-15, the Corporate Corridor is envisioned by City leaders as a collection of signature office and industrial uses.

With high visibility from the freeway, the Corporate Corridor will promote the economic strength and employment base of the City. Residential uses in The Arboretum would provide housing opportunities near the Corporate Corridor, and the Corporate Corridor will provide local jobs and possibly retail commercial uses for the Arboretum community. In essence, rooftops are needed to support new jobs in the area and the proximity of the The Arboretum to the Corporate Corridor provides an opportunity to create an optimal jobs-housing balance within the City and region.
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LOCAL VICINITY
FIGURE 3.2
3–5
LEGEND
Arboretum Project Area
City of Fontana
Fontana Sphere of Influence
A Hunter’s Ridge Specific Plan
B Coyote Canyon Specific Plan
C Ventana Specific Plan
D Westgate Specific Plan
E Citrus Heights North S.P.

F Summit at Rosena S.P.

G Summit Heights Specific Plan
H Citrus Heights S.P.

I Sierra Lakes Specific Plan
A
S A N

G A B R I E L M O U N T A I N S

L Y T L E

C R E E K
Casa Grande Drive
Summit Avenue
N. Riverside Avenue
B C
D
Cherry AvenueBeech Avenue
Citrus AvenueSierra AvenueAlder Avenue
Locust Avenue
Duncan Cyn. Rd.

E
I
F
D
G H
Baseline Road
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3.5 Existing Project Area
Located at the foothills of the San Gabriel Mountains, the Arboretum Specific Plan site is, for the most part, characterized by the gently sloping alluvial plain on which it is situated. Mostly vacant and undeveloped, the site contains a few mature trees that dot the landscape as well as some areas containing scattered rocks, which are envisioned to be reused where feasible in landscape or park areas. These rocks were deposited by the Lytle Creek Wash that once extended into the site before it was diverted for agricultural and flood control reasons. Several opportunities enjoyed by the Arboretum project location are discussed below.

The backdrop of the Arboretum project area is defined by the views of the San Gabriel and San Bernardino Mountains. The mountains provide a dramatic setting for the community and a rich visual experience for its residents.

The Arboretum Specific Plan area is highly accessible within the development context of North Fontana. With access to Interstate 15 provided by main major corridors that bound the project area, such as Citrus and Sierra Avenues, a circulation hierarchy already exists on a local scale that connects the project to the local and regional circulation network. Thus, existing roadways serve as the project boundaries for the four easily identifiable villages within the project, and create an efficient roadway network. In addition, the size of the villages framed by the existing circulation pattern allow for walkability and efficient pedestrian circulation within each village. Figure 6.1, Circulation, identifies the boundaries and circulation system for The Arboretum.

3.6 Property Ownership
There are seven different property entities in The Arboretum project area. Figure

3.3, Property Ownership, displays the ownership pattern as of April 2008.

View of the existing project area
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PROPERTY

OWNERSHIP
FIGURE 3.3
North Fontana Investment
Company, LLC
J.W. Mitchell
Land Company
Lum
SCE/SCG Easement
Wright
Baynosa
Fontana USD
Prepared: 4/9/08 Source: North Fontana Investment Company, LLC

GRAPELAND STREET

CITRUS AVENUE S I E R R A AV E N U E

CASA GRANDE AVENUE

DUNCAN CANYON ROAD

CYPRESS AVENUE
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3.7 Topography and Hydrology
The topography of the site slopes gently at approximately 3.2 percent north to south, as shown in Figure 3.4, Existing Topography, and is part of a flat to gently sloping alluvial plain. The elevation of the site ranges from approximately 1,710 feet to 1,905 feet above mean sea level. No significant surface water resources cross the site and stormwater generally drains down-gradient from the northeast to the southwest following the gently sloping topography. No active faults cross the property and there are no areas within the site that are susceptible to rockfalls, small slides, slumps, or liquefaction.

Soils and geologic conditions present no significant constraints to grading. Grading is expected to balance on-site and will not require import or export of materials.

Thus, the topography of the Arboretum site can be seen as an opportunity, as stable development pads for residential structures and amenities will be easily accomplished. For more detailed information on grading within the Arboretum, see Chapter 9, Phasing and Infrastructure.

3.8 Geology and Soils
According to the City of Fontana General Plan, the Arboretum site is situated on geologically young alluvium emanating from the San Gabriel Mountains and forming the Lytle Creek Fan. These young sediments are underlain by older alluvial fan deposits, and at great depth, by crystalline bedrock similar to that exposed in the nearby mountains. Scattered, slightly elevated remnants of the older fans are exposed at the surface where they have not been buried by the younger sediments and consist primarily of poorly to crudely stratified sand, gravel, and small boulders.

The geology and soils of the Arboretum project site do not present risk for slope instability, collapse, settlement, expansion, or subsidence. However, according to the Fontana General Plan, portions of development at the base of the San Gabriel mountains may be susceptible to runoff, sedimentation, and small slope failures from adjacent hills. Thus, the site may be subject to mountain drainages that, under the right geologic and climatic conditions, can produce destructive debris flows, especially in winters following wildfires.
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EXISTING

TOPOGRAPHY
FIGURE 3.4

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
1900
1880
1860
1840
1820
1800
1780
1760
1740
1720
FIGURE 3.4
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3.9 Biological Resources
The Arboretum site is primarily vacant or undeveloped with a few mature trees and rocks scattered throughout the project area. As identified in the City of Fontana General Plan, the majority of the property contains Riversidean alluvial fan sage scrub (RAFSS). RAFSS vegetation grows on the sandy, rocky deposits of streams that experience infrequent episodes of flooding at the base of the San Gabriel Mountains. Typical plant types found within RAFSS include California sagebrush, California buckwheat, yerba santa, yucca, cholla cactus, white sage, and scalebroom.

The RAFSS plant communities or habitats found within the City and its sphere of influence are considered a sensitive biological resource by several regulatory and conservation agencies, including USFWS, CDFG, and CNPS. The foothills of the San Gabriel and San Bernardino Mountains to the northwest and northeast of the property contain some Riversidean sage scrub (RSS); however, no RSS is found within the project area.

Other portions of the property contain nonnative annual grasslands, which are disturbed areas in which the native plant species have been replaced over time with opportunistic, nonnative plants. These species include wild oat, brome, and Mediterranean schismus, as well as some native wildflowers, such as popcorn flower and fiddleneck. This habitat is particularly valuable as foraging area for several species of bird, such as Northern harriers, burrowing owls, horned larks, red-tailed hawks, ferruginous hawks, loggerheaded shrikes, and Western tanagers.

The City has developed a Multiple Species Habitat Conservation Plan (MSHCP) for north Fontana to address possible impacts to federally listed species potentially occurring on vacant lands in north Fontana. USFWS has designated Critical Habitat for SBKR and the California Gnatcatcher that includes portions of north Fontana. The proposed MSHCP will include most of the vacant lands north of Summit Avenue, including lands designated as open space within the City’s Sphere of Influence north of the Coyote Canyon Specific Plan area. The project shall be in accordance with the City’s Interim Program until the MSHCP has been adopted.

3.10 Environmental Considerations
There are several environmental considerations for the Arboretum project site.

The following issues are addressed in more detail, where appropriate, within the Arboretum Specific Plan Environmental Impact Report (EIR).

3.10.1 100-year Flood Hazard Area
Due to the project area’s proximity to the Lytle Creek Wash, a large portion of the Arboretum property is located within a 100-year flood hazard area as identified by Federal Emergency Management Agency (FEMA) Flood Insurance Rate maps (FIRM). A Letter of Map Revision (LOMR) was obtained for this project in December of 2007.

View of the existing project area with the foothills of the San Gabriel Mountains in the background.
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CONTEXT AND CONDITIONS
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3.10.2 Potential Habitat for Sensitive Wildlife
As identified in the City of Fontana General Plan, the Arboretum project area is designated as critical habitat by the California Natural Diversity Database (CNDDB) for both California Gnatcatcher and San Bernardino Kangaroo Rat.

Respective studies were completed on June 12, 2007, and June 19, 2007, which found that there was no occurrence of these two species within the Specific Plan area. The site is also listed as potential habitat for sensitive wildlife for raptors.

3.10.3 Earthquake Faults
As identified in the City of Fontana General Plan, an inferred fault or groundwater barrier, known as Barrier J, runs along the north east portion of the site. Barrier J is not a known active earthquake fault nor does it have surface expression. However, is it important to note that the presence of Barrier J is characteristic of the overall seismic character of the north Fontana area, referred to as the “Fontana Seismic Trend” in the Fontana General Plan. Implications for development are discussed in more detail within the Arboretum Specific Plan EIR.

3.10.4 Wind
The Arboretum site experiences occasional strong, gusty winds from the Cajon pass north of the project site. Design techniques such as landscape plantings in the form of windrows and building orientation can help to offset the impact of the strong winds.

3.11 Program and Partnership Opportunities
Many opportunities to establish programs and partnerships exist in conjunction with the Arboretum project. Programs and grassroots community health initiatives, such as the Norton Neighborhoods program of Loma Linda Medical Center (formerly known as Healthy Cities, Healthy Communities) and the Healthy Fontana program directly align with the project’s objectives of creating a sustainable community. Additional programmatic opportunities that support recreation, lifelong learning, and community involvement will be encouraged.

There are also numerous partnership opportunities that can be explored to provide unique community features within The Arboretum. Examples of potential community partners include groups and businesses such as: The Fontana Unified School District; Rain Bird; Sunset Magazine; The Red Cross; Boys & Girls Club; Library Services; and Fontana Community Services and Recreation Department.

In addition, the Master Developer will coordinate with SCE for recreational and other community-serving uses within the existing utility corridor that borders the project site on the northwest. Partnerships with entities such as Monrovia Nursery or organic farming operations are envisioned in this area. 715
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Chapter 4.0
Community Structure
The Arboretum will be developed to accommodate residents of varying life stages and lifestyles and will accommodate a broad range of residential housing types and amenities that respond to the needs of its residents. The array of residential products will serve many facets of the residential market, such as families, single professionals, first-time homebuyers, those looking for move-up housing, emptynesters looking to downsize, and active adults. The villages have also incorporated recreational amenities customized to the unique needs of different groups, laying the foundation for a harmonious balance between the natural and built environment, and an enhanced quality of life for residents, achieved by living and caring for the landscape. It is this relationship between people and environment, affected through a system of parks, gardens, and trails, that ties the community structure of The Arboretum together.

The community structure of The Arboretum is comprised of three levels of community design: the community, village, and neighborhood. The design guidelines and development standards of this Specific Plan are crafted to address the different scales of community structure inherent in this three-tiered approach.

The land use concept discussed in detail in this chapter is also a result of careful consideration of the interaction of these three levels of community design. 717
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4.1 Community
The Arboretum is envisioned as a master-planned community on 524.2 525.7 524.2 gross acres and will contain a maximum of 3,532 residential units; 8.8 9.2 acres of community commercial; 9.3 acres of general commercial; two school district sites; private and public recreational facilities; and an activity center. The overall design of The Arboretum land use plan was intended to achieve a collection of villages embodied within an arboretum landscape, as discussed in Chapter 1, Vision. The Arboretum land use plan is crafted to take advantage of the scenic mountainous backdrop of the San Bernardino and San Gabriel Mountains and the proximity to the City’s future Corporate Corridor located just to the north and west of the Arboretum project area.

Several overarching themes of The Arboretum contribute to the comprehensive community structure; sustainability, social infrastructure, lifelong learning, and community partnerships are all core components of the Vision for The Arboretum (and are discussed in more detail in Chapter 1, Vision, of this Specific Plan). These themes are carried throughout each village and, ultimately, neighborhood to create a unified, cohesive community structure. Thus, community level elements of this Specific Plan address development throughout the entire project area.

4.2 Village
The Arboretum community is composed of four villages, roughly defined by the existing circulation pattern of arterials that divide the Arboretum property into four quadrants. As shown on Figure 4.1, Village Structure, The Meadows, The Gardens, The Resort, and The Arboretum are four distinct areas within The Arboretum project area. Each village will provide different housing opportunities within the community.

The architectural styles and assortment of gardens included in each village will be reflective of the residential product types and associated lifestyles found there.

However, community-level theming and design will be incorporated throughout each village, responding to the villages’ residential product type while still carrying through the elements of the Arboretum Vision that comprise the community structure. In essence, each village will offer a distinct character while retaining an overall community identity.

4.3 Neighborhood
Individual neighborhoods will be created within each village; this is the third level of The Arboretum Specific Plan, which contains individual development areas, referred to as “planning areas.”
These planning areas were formed on the basis of clustering development. Each planning area will have unique characteristics, but will be integrated into the broader, cohesive collection of residential villages. Collectively, the various planning areas will form the interlinked Arboretum community through complementary architectural and landscape themes, a network of community trails, and common recreational amenities strategically positioned throughout the community, as seen in Figure 4.2, Overall Land Use Plan and Figure 6.18, Pedestrian Circulation, Bikeways and Trails Plan.

Neighborhoods within The Arboretum will be formed in part by individual land uses, the composition of residential product types, and internal street patterns.

However, these neighborhood-level delineations are not absolute; this level of detail will be more thoroughly fleshed out at the tentative tract map stage of the development process. Likewise, actual residential lotting and selection of specific recreational amenities will not be determined until the tentative tract map stage.

Given that the development areas and specific product types are not identified in the specific plan, fencing/gating requirements for each residential development which has a density of seven (7) units per acre or greater, or is being developed at multi-family standards shall be at the discretion of the Director of Planning or their designee Community Development. The Director of Planning or their designee Community Development shall also have discretion as to the nature or extent of gating at the Gardens Village. The Design Guidelines and Development Standards contained in Chapters 7 and 8 of this Specific Plan, respectively, will ensure uniformity of use and design as it pertains to zoning and community character.

Although individual neighborhoods will not be delineated or discussed within this document, they are integral to the overall Arboretum Plan. For instance, the intimate spaces created through this Plan’s emphasis on indoor/outdoor living are dependent upon an individual development’s compliance with the standards and guidelines contained in this document. As a result, the community structure of The Arboretum extends all the way to the neighborhood level. 718
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VILLAGE STRUCTURE
FIGURE 4.1

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
The Resort
The
Arboretum
FIGURE 4.1
The Meadows
The Gardens
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4.4 Land Use Objectives
The Arboretum Specific Plan provides for a long-range comprehensive planning approach that cannot be accomplished solely by designing the site at a parcel level. To achieve this goal, a number of important issues were considered during the preparation of this Specific Plan document, including the City of Fontana’s Zoning and Development Code, General Plan and other regulatory policies, as well as engineering feasibility, environmental constraints, market acceptance, economic viability, development phasing, and local community goals. To ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic contribution of the Specific Plan to the north Fontana area, this extensive analysis was used to establish the following list of project objectives. The Arboretum project intends to:
• Set forth a comprehensive development plan that implements the applicable portions of the City of Fontana General Plan and achieves the City’s development goals for this portion of northern Fontana. • Provide a balance of compatible and complementary residential and recreational land uses in a well-designed master-planned community. • Provide a community design that establishes four unique residential villages with housing options for diverse ages, lifestyles, and income levels. • Provide recreational facilities and amenities to meet the needs of the community by incorporating public and private parks, public and private recreation centers, and a pedestrian paseo and bicycle circulation system. • Contribute to the range of existing housing choices in the north Fontana area by providing both attached and detached housing options in one master-planned community.
• Anticipate marketing needs and public demand by providing homes that will be marketable within the evolving economic profile of north Fontana and the surrounding region.
• Create an aesthetically pleasing and distinct community identity (“sense of place”) through the establishment of design criteria for architecture, landscaping, walls, street improvements, signs, entry monuments, and other planning and design features.
• Create a sense of internal community connectivity and enhance the relationship of buildings to the street within the Specific Plan area. • Create a strong sense of arrival into the project.
• Create a community that has a timeless character, with amenities, architecture, and landscaping that evolves as the community ages.

4.5 Land Use Plan Overview
The Arboretum Specific Plan area will contain a high quality and aesthetically pleasing community composed of residential homes, community commercial, an activity center and recreational land uses on 525.7 gross 524.2 acres. Recreational amenities will include public and private gardens and parks, recreation centers, community paseos, and a pedestrian and bicycle circulation system. Actual density (residential uses) and Floor Area Ratio (FAR) (non-residential uses) ranges are determined on a parcel specific basis. Density and FAR are based on adjusted gross acreage, which takes out the area for collector streets and above, public facilities (excluding schools), and open space (excluding parks).

The Land Use Plan for The Arboretum community is illustrated on Figure 4.2, Overall Land Use Plan, and includes 33 32 planning areas. Specific information on each of the planning areas is provided in statistical summaries provided in Tables

4.3–4.6, which focus on individual villages within The Arboretum.

4.5.1 Residential Land Uses
Residential planning areas contain 3,532 dwelling units. The overall adjusted gross density of the project will be 8.4 dwelling units per adjusted gross acre. In conformance with project goals, a variety of single-family detached and high-density attached residential housing styles, sizes, and values are proposed, appealing to a wide range of future Arboretum residents. The housing mix may include homes on traditional single-family lots, detached small-lot and cluster homes, and attached residential homes.
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COMMUNITY STRUCTURE
4–5

4.5.2 Nonresidential Land Uses
Nonresidential land uses account for 85.7 76.4 acres of the Specific Plan and are comprised of several public and private parks, public and private recreation centers and trails, the signature Arboretum park and gardens, school sites, community commercial and retail uses, an activity center, and local streets. Please see Figure

6.1, Circulation Plan, for specific street classifications.

PARKS AND RECREATION CENTERS
As shown in Figures 4.2–4.6, there are several public and private parks and recreation areas within The Arboretum. See Chapter 5, Parks and Amenities, for a detailed description of the park amenities in The Arboretum community. Timing for the Arboretum’s parks and recreation centers can be found in Chapter 9, Phasing and Infrastructure.

The Meadows
The Meadows Village contains a 24.4-acre school site, and a total of 5.9 acres community parkland. As The Meadows is not a gated village, these parks and recreation facilities are open to residents of The Arboretum and the City of Fontana at large.The Meadows will have a minimum of three community gardens which can be integrated into the village’s planned parks (see Appendix B, Community Gardens). Please see Chapter 5 regarding proposed uses for The Meadows’ parks and recreational facilities.

The Gardens
The Gardens Village contains a 3.6-acre private community recreation center and a total of 2.4 acres of private neighborhood parks. While it is the intent that the Gardens Village will be gated, discretion is given to the Director of Planning or their designee Community Development as to the implementation since there are parcels in the village that are not owned by the Developer. The Gardens will have a minimum of five community gardens which can be integrated into the village’s planned parks (see Appendix B, Community Gardens). Please see Chapter 5 regarding proposed uses for The Gardens’ parks and recreational facilities.

The Resort
The Resort Village contains a 3-acre private recreation center 5.7-acre and 2-acre private village parks and a 2-acre private village park connected by a 0.9-acre “Resort Village Paseo”. The Resort also includes one three 0.7 0.8-acre private neighborhood parks, and one 0.5-acre private neighborhood park. Because the Resort is gated, these parks and recreation facilities are intended to service The Resort Village exclusively. The Resort will have a minimum of five community gardens which can be integrated into the village’s planned parks (see Appendix B, Community Gardens). Please see Chapter 5 regarding proposed uses for The Resort’s parks and recreational facilities.

The Arboretum
The Arboretum Village contains the 10.7-acre signature Arboretum Park that forms the heart of the overall Arboretum community. Each of the four planning areas within the Arboretum Village will be gated and have a private 0.3-acre neighborhood park. Please see Chapter 5 regarding proposed timing for The Arboretum’s parks and recreational facilities.

SCHOOLS
The Arboretum will be served by the Fontana Unified School District (FUSD).

Students from the Arboretum will attend the proposed 24.4-acre school (grades served to be determined) at the northeast corner of Citrus Avenue and Casa Grande Avenue in the Meadows Village. The development of a 12.1-acre Elementary School #37 adjacent to the Resort Village is planned for the northeast corner of Duncan Canyon Road and Cypress Avenue. In the event that a school is not developed in this second site, it is envisioned that residential units will be developed in its place.

For more discussion on the implementation of residential uses in lieu of proposed school sites within The Arboretum, see Chapter 10, Administration.

ACTIVITY CENTER
An 8.8-acre activity center will be located at the northwest corner of Sierra Avenue and Duncan Canyon Road. The activity center is intended to serve north Fontana residents and will provide a variety of commercial retail and neighborhood services.

An 8.6-acre additional 9.3-acre Activty Center will be located on the northern 721
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side of the mid-block local road off of the Sierra Avenue located at the northwest corner of Terra Vista and Sierra Avenue as an entrance to the The Resort Village. This area will provide retail shopping and other commercial opportunities for residents.

4.5.3 Other Land Uses
“Other” land uses account for 97.9 105.9 acres of the Specific Plan and are comprised of perimeter streets, collector streets, and easements. Please see Figure 6.1, Circulation Plan, for specific street classifications.

UTILITY EASEMENT
SCE and SCG utility easements comprise 31.2 acres and traverse along the northwestern edge of The Meadows and The Arboretum Villages.

Improvements within the utility easements may include partnerships with local businesses, such as organic farming or community nurseries. Any community features or access points proposed within the easement will require coordination with the appropriate utility provider. The Master Developer will propose the improvements to be made in the SCE corridor.

4.6 Land Uses by Village
As the community structure of The Arboretum Specific Plan is for the most part defined by the character of its four individual villages—The Meadows, The Gardens, The Resort and The Arboretum—a breakdown of the land uses contained within each village is provided in this section.

TABLE 4.1 OVERALL STATISTICAL ANALYSIS

LAND USE ACREAGE
DEN -

S I T Y
RANGE
MAX.

UNITS

RESIDENTIAL
R-MF 3.0–8.0 169.3 3.0–8.0 953
R-MF 8.1–16.0 100.3107.9 8.1–16.0 1,2431,189
R-MF 16.1–24.0 71.766.2 16.1–24.0 1,3361,412

NON-RESIDENTIAL
Elementary School (Resort) 12.1 – –
Jr High/High School (Meadows) 24.4 – –
Neighborhood Parks 6.3 – –
Community Commerical 18.1
Community Parks 14.19 – –
The Arboretum Park 10.7 – –
Activity Center 8.8 – –
Subtotal 110.3 76.4 – –
TOTAL ADJ. GROSS 419.8 8.4 12.9 3, 554 532
OTHER
Perimeter Streets 43.9 – –
Collector Streets 23.830.8 – –
Utility Easement 31.2 – –
Subtotal 98 105 .9 – –
TOTAL GROSS 525.7 – 3, 554 532
TABLE 4.1 OVERALL STATISTICAL ANALYSIS

LAND USE ACREAGE
DEN -

S I T Y
RANGE
MAX.

UNITS

RESIDENTIAL
R-MF 3.0–8.0 169.3 3.0–8.0 953
R-MF 8.1–16.0 100.3107.9 8.1–16.0 1,2431,189
R-MF 16.1–24.0 71.766.2 16.1–24.0 1,3361,412

NON-RESIDENTIAL
Elementary School (Resort) 12.1 – –
Jr High/High School (Meadows) 24.4 – –
Neighborhood Parks 6.3 – –
Community Commerical 18.1
Community Parks 14.19 – –
The Arboretum Park 10.7 – –
Activity Center 8.8 – –
Subtotal 110.3 76.4 – –
TOTAL ADJ. GROSS 419.8 8.4 12.9 3, 554 532
OTHER
Perimeter Streets 43.9 – –
Collector Streets 23.830.8 – –
Utility Easement 31.2 – –
Subtotal 98 105 .9 – –
TOTAL GROSS 525.7 – 3, 554 532
TABLE 4.1 OVERALL STATISTICAL ANALYSIS

LAND USE ACREAGE
DEN -

S I T Y
RANGE
MAX.

UNITS

RESIDENTIAL
R-PC R-MF 3.0–8.0 168.6
169.3 3.0–8.0 953
R-PC R-MF 8.1–16.0 90.6
107.9 8.1–16.0 1,189 1,243
R-PC R-MF 16.1–24.0 79.0

66.2 16.1–24.0 1,412 1,336

NON-RESIDENTIAL
Elementary School (Resort) 12.1 – –
Jr High/High School (Meadows) 24.4 – –
Neighborhood Parks 6.5

6.3 – –
General Commercial with
Activity Center Overlay 9.3 - -
Community Commercial with
Activity Center Overlay 8.8
Community Parks 13.9

14.1 – –
The Arboretum Park 10.7 – –
Activity Center 8.8 – –
Subtotal 85.7

76.4 – –
TOTAL ADJ. GROSS 423.9
419.8

12.9 8.4 3,532
OTHER
Perimeter Streets 43.9 – –
Collector Streets 26.7

30.8 – –
Utility Easement 31.2 – –
Subtotal 101.8
105.9 – –
TOTAL GROSS 525.7 – 3,532
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Note 1: The east-west paseo connections
to the north-south paseo axis may be offset
(north or south) depending on product lotting.

Note 21: See Chapter 5 for further information
regarding the 0.3-acre neighborhood parks
located within the Arboretum Village.

OVERALL LAND USE
PLAN
FIGURE 4.2

EASEMENT

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET

5.4 Ac

9.1 Ac

0.8 9.3 Ac

7.7 Ac

12.2 Ac

4.4 Ac

3.8 Ac

7.5 Ac 8.8 Ac

9.0 Ac

12.1 Ac 9.0 Ac

2.0 Ac

5.7 Ac

5.8 Ac 5.1 Ac

9.6 Ac

8.0 Ac

3.6 Ac

14.7 Ac

13.9 Ac

6.8 Ac 15.1 Ac

8.3 Ac

9.6 Ac 0.8

44.4 Ac 27.0 Ac

0.7 4.6 Ac

24.4 Ac

31.4 Ac

8.3 Ac 7.9 Ac

5.0 Ac

10.7 Ac

6.1 Ac

5.5 Ac

7.6 Ac

0.6 Ac

11.4 Ac

0.5 1.1
Conceptual Plan

9.9 Ac

8.7Ac
LEGEND
R-PC (Residential Planned Community)
R-MF (Residential Multi-Family)

3.0-8.0 du/ac
R-PC (Residential Planned Community)
R-MF (Residential Multi-Family)

8.1-16.0 du/ac
R-PC (Residential Planned Community)
R-MF (Residential Multi-Family)

16.1-24.0 du/ac
C-C (Community Commercial with Activity Use
Overlay)
G-C (General Commercial with Activity Use
Overlay)
School
Park
Private 0.3-acre
Neighborhood Park2

DUNCAN CANYON ROAD
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4.6.1 The Meadows
The 155.2 acre Meadows Village includes 102.8 acres for residential use, 24.4 acres for a school (grades served to be determined), 5.9 acres of parks and recreation, and 5.3 acres of utility easement. The average adjusted gross density of The Meadows is 4.4 du/ac.

Density in The Meadows is concentrated around a 4.6 acre community park and a 0.7 acre neighborhood park. A 0.6
acre neighborhood park at the intersection of Citrus Avenue and Duncan Canyon Road will include an identifying corner statement. As envisioned, residential product types may include traditional single-family lots of 4,000, 4,500, 5,000, 5,500, and 6,000 square feet.

The Meadows is not a gated village. Two primary entries, which are located on Cypress Avenue and Duncan Canyon
Road, and one secondary entry, which is located on Casa Grande Avenue, will provide resident and visitor access.

The Meadows will offer a community with education at the heart of the experience, with a school comfortably within walking distance and education through the use of landscape.

In addition, community gardens located throughout the
village will further promote education through the landscape with child-oriented amenities that may include informative placards, butterfly gardens, rock gardens, sound gardens, and tree planting areas. Additional discussion on these and associated programs can be found in Chapter 5, Parks and Amenities.

TABLE 4.2 THE MEADOWS STATISTICAL ANALYSIS

PA LAND USE ACREAGE D E N S I T Y
RANGE

T A R G E T

DENSITY
M A X .

UNITS

RESIDENTIAL
M-1 R-PC R-MF 6.0 44.4 4-6 6.0 261
M-2 R-PC R-MF 5.0 27.0 4-6 5.0 129
M-3 R-PC R-MF 6.5 31.4 6-8 6.5 199

NON-RESIDENTIAL
School 24.4 – – –
Neighborhood Parks 1.3 – – –
Community Parks 4.6
Subtotal 30.3 – – –
TOTAL ADJ. GROSS 133.1 – 4.4 589 1
OTHER
Perimeter Streets 10.5 – – –
Collector Streets 6.3 – – –
Utility Easement 5.3 – – –
Subtotal 22.1 – – –
TOTAL GROSS 155.2 – – 589
1 Note: Proposed development in the Meadows Village Resort Village may allow for the transfer of dwelling units between planning areas in the village area, but must not exceed the maximum gross unit count per village and maximum unit count per planning area without a density transfer. 724
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THE MEADOWS

LAND USE PLAN EASEMENT
FIGURE 4.3

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE
FIGURE 4.3
M-2
R-PC R-MF 5.0
M-1 27.0 Ac
R-PC R-MF 6.0

44.4 Ac
P

0.7 P

4.6 Ac
School

24.4 Ac
M-3
R-PC R-MF 6.5

31.4 Ac
P

0.6 Ac Easement
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4.6.2 The Gardens
The 138.9-acre Gardens Village includes 114.2 acres for residential use and 6.0 acres of parks and recreation. The average adjusted gross density of The Gardens is 7.8 du/ac.

Density is concentrated on the west side of the village, with high and medium density residential flanking the
Cypress Avenue entry into the village and surrounding the community park, and low density residential situated around the periphery of the village. Residential product types may include traditional single family lots of 4,000 to 7,000 and 10,000 square feet, as well as detached cluster homes and attached townhomes.

The Gardens is intended to be a gated village.

TABLE 4.3 THE GARDENS STATISTICAL ANALYSIS

PA LAND USE ACREAGE D E N S I T Y
RANGE
TARGET

DENSITY
M A X .

UNITS

RESIDENTIAL
G-1 R-PC R-MF 9.5 10.1 8 - 12 9.5 100
G-2 R-PC R-MF14.0 6.8 10 - 15 14.0 98
G-3 R-PC R-MF 10.0 8.6 8 - 12 10.0 90
G-4 R-PC R-MF 10.0 8.5 8–12 10.0 85
G-5 R-PC R-MF 12.0 8.1 10 - 15 12.0 99
G-6 R-PC R-MF 13.5 5.1 10–15 13.5 69
G-7 R-PC R-MF 9.0 12.3 8 - 12 9.0 109
G-8 R-PC R-MF5.5 15.9 4 - 6 5.5 86
G-9 R-PC R-MF 7.0 13.7 6 - 8 7.0 95
G-10 R-PC R-MF 4.5 14.8 4 - 6 4.5 68
G-11 R-PC R-MF 3.0 9.9 2–4 3.0 30

NON-RESIDENTIAL
Neighborhood Parks 2.4 – – –
Community Parks 3.6 – – –
Subtotal 6.0 – – –
TOTAL ADJ. GROSS 119.8 – 7.8 930 1
OTHER
Perimeter Streets 12.7 – – –
Collector Streets 6.4 – – –
Subtotal 19.1 – – –
TOTAL GROSS 138.9 – – 930
1 Note: Proposed development in the Gardens Village Resort Village may allow for the transfer of dwelling units between planning areas in the village area, but must not exceed the maximum gross unit count per village and maximum unit count per planning area without a density transfer. 726
The Arboretum Specific Plan
4–11
FIGURE 4.4

THE GARDENS EASEMENT

LAND USE PLAN

DUNCAN CANYON ROAD

CYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE
FIGURE 4.4
P

3.6 Ac
G-10

R-PC R-MF

14.7 Ac
G-9

R-PC R-MF

13.9 Ac
G-8

R-PC R-MF

15.1 Ac
G-1

R-PC R-MF

9.6 Ac
G-2

R-PC R-MF

6.8 Ac P

0.8 G-4

R-PC R-MF

8.3 Ac
G-5

R-PC R-MF

7.9 Ac
G-6

R-PC R-MF

5.0 Ac
G-7

R-PC R-MF

11.4 Ac
P

0.5 P

1.1 G-11
R-PC

9.9 Ac
G-3

R-PC R-MF

8.3 Ac
727
The Arboretum Specific Plan
4–12

4.6.3 The Resort
The 159.6-acre Resort Village includes 99.9 101.6 acres for residential use, 18.18.8 acres of the Community General Commercial land use category, 12.1 acres reserved for an elementary school, and 8.5 acres of parks and recreation facilities. The average adjusted gross density of The Resort is

10.5 11.2 du/ac.

Generally, in this village, high density residential product surrounds high-amenity and high-activity areas, such as the community commercial retail area and recreational facilities and activity center while lower density residential product surrounds the elementary school site. Residential product types may include medium and high density townhomes,
4,000-square-foot-lot single-family homes, and detached cluster homes.

All access to the 12.1 acre elementary school shall be
public and no private access points will be provided. If the elementary school site is not ultimately developed, it will have the potential to develop with a land use of medium density residential. See Chapter 10, Administration, for more detailed information on development of school sites within The Arboretum community.

The Resort is a gated village. Two primary gates, which are located on Cypress Avenue and Duncan Canyon Road, will
provide resident and visitor access. Two secondary gates, which are located on Grapeland Street and Sierra Avenue, will also provide access.

TABLE 4.4 THE RESORT STATISTICAL ANALYSIS

PA LAND USE ACREAGE D E N S I T Y
RANGE

T A R G E T

DENSITY
M A X .

UNITS

RESIDENTIAL
R-1 R-PC R-MF10.0 17.0 7.7 10.1 16-20 8–12 17.0 10.0 131 101 R-2 R-PC R-MF10.0 19.0 9.1 9.5 16-20 8–12 19.0 10.0 173 95 R-3 R-PC R-MF 12.0 10.0 5.8 11.7 10–15 10.0 12.0 58 140 R-4 R-PC R-MF 20.0 19.0 8.0 8.3 16–20 19.0 20.0 152 166 R-5 R-PC R-MF 18.0 12.0 9.0 5.5 8-12 16–20 12.0 18.0 108 99 R-6 R-PC R-MF 7.0 12.0 7.5 5.6 16-20 6–8 20.0 7.0 150 39 R-7 R-PC R-MF 7.0 17.0 9.0 6.6 16-20 6–8 17.0 7.0 154 46 R-8 R-PC R-MF 16.0 18.0 8.7 8.1 16-20 14–16 18.0 16.0 157130 R-9 R-PC R-MF 14.0 Attached 7.0 12.2 9.0 5-10 14–16 7.0 14.0 85 126 R-10 R-PC R-MF18.0 Attached 10.0 5.1 7.7 8-12 16–20 10.0 18.0 51138 R-11 R-PC R-MF 19.0 14.0 9.6 7.5 10-15 16–20 14.0 19.0 135 143 R-12 R-PC R-MF 20.0 4.4 6.0 16–20 20.0 88 120
R-13 R-PC R-MF 10.0 3.8 8-12 10.0 38
R-13 R-MF 20.0 - Attached 6.0 16–20 20.0 120

NON-RESIDENTIAL
C-1 Community Commercial with
Activity Center Overlay 8.8
C-2 General Commercial with
Activity Center Overlay 9.3
Elementary School 12.1 – – –
Neighborhood Parks 2.6 2.8 – – –
Community Parks 5.7 5.9 – – –
Activity Center 8.8 – – –
Subtotal 38.7

29.4 – – –
TOTAL ADJ. GROSS 13 1 8 . 0 6 – 10.5 11.2 1,463 1
OTHER
Perimeter Streets 14.0 – – –
Collector Streets 7.01 14.6 – – –
1 Note: Proposed development in the Resort Village may allow for the transfer of dwelling units between planning areas in the village area, but must not exceed the maximum gross unit count per village and maximum unit count per planning area without a density transfer.
728
The Arboretum Specific Plan
4–13

THE RESORT

LAND USE PLAN
FIGURE 4.5

EASEMENT

DUNCAN CANYON ROAD

GRAPELAND STREET
P4-

2.0 Ac
P2-

0.8Ac
P4-

2.0 Ac
FIGURE 4.5
R-9
R-PC R-MF7.0

12.2 Ac R-3

R-PC R-MF

10.0 5.8 Ac
C-2

9.3Ac
R-2
R-PC R-MF 19.0

9.1Ac
R-11
R-PC R-MF 14.0

9.6 Ac
R-13
R-PC R-MF 10.0

3.8Ac
R-12
R-PC R-MF20.0

4.4 Ac
R-10
R-PC R-MF10.0

5.1 Ac
R-8
R-PC R-MF 18.0

8.7 Ac
Elementary School

12.1 Ac
P1

5.7 Ac
R-7
R-PC R-MF 17.0

9.0 Ac
R-4
R-PC R-MF 19.0

8.0 Ac
R-5
R-PC R-MF 12.0

9.0 Ac
R-6
R-PC R-MF 20.0

7.5 Ac
C-1

8.8 Ac
R-1
R-PC R-MF 17.0

7.7Ac

CYPRESS AVENUE

DUNCAN CANYON ROAD

SIERRA AVENUE
729
The Arboretum Specific Plan
4–14

4.6.4 The Arboretum
The 72.0-acre Arboretum Village includes 25.2 24.6 acres for residential use, 10.7 acres of The Arboretum Park, and

25.9 acres of utility easement. The average adjusted gross density of The Arboretum Village is 15.615.3 du/ac.

Each of the four planning areas in the Arboretum Village shall be gated. Two primary entries, which are located on Cypress Avenue and Duncan Canyon Road, will provide
resident and visitor access.

The Arboretum Village will offer a unique quality of life, with homes in close proximity to oriented around the signature Arboretum Park. Out of the four villages that comprise The Arboretum community, The Arboretum Village provides
the highest density residential environment, with proposed housing product including attached townhomes and
condominiums and other high-density residential homes. In addition, the residential uses in The Arboretum Village will enjoy connectivity to the utility easement, along which will run a proposed pedestrian and cycling trail that will connect to a larger regional trail system.

Each of the four planning areas within the Arboretum
Village will have a private 0.3-acre neighborhood park.

Please see section 5.1.5, The Arboretum - Parks and Amenities, for possible park amenities.

TABLE 4.5 THE ARBORETUM STATISTICAL ANALYSIS

PA LAND USE ACREAGE D E N S I T Y
RANGE

T A R G E T

DENSITY
M A X .

UNITS

RESIDENTIAL
A-1 R-PC R-MF 22.5 5.5 7.4 20–24 22.5 123167
A-2 R-PC R-MF 23.0 7.6 5.0 20–24 23.0 174116
A-31 R-PC R-MF 19.0 22.5 6.1 5.9 20-24 16 - 20 22.5 19.0 138112 A-4 R-PC R-MF22.5 5.4 6.9 20–24 22.5 121155

NON-RESIDENTIAL
The Arboretum Park (AP)-1 6.3 10.7 – –
AP-2 2.1
AP-3 2.3
Subtotal 10.7 – –
TOTAL ADJ. GROSS 35. 3 9 – 15.6 15.3 551 2
OTHER
Perimeter Streets 6.7 – – –
Collector Streets 4.1 3.5 – – –
Utility Easement 25.9
Subtotal 36.1 – – –
TOTAL 72.0 – – 551
1 Note: Planning Area A-3 was originally entitled for 136 units and a target density of 23.0. A density transfer occurred as part of the 2021 Specific Plan Amendment to the max units/target density shown in Table 4.5.
2 Note: Proposed development in the Arboretum Village Resort Village may allow for the transfer of dwelling units between planning areas in the village area, but must not exceed the maximum gross unit count per village and maximum unit count per planning area without a density transfer. 730
The Arboretum Specific Plan
4–15

THE ARBORETUM

LAND USE PLAN
FIGURE 4.6

EASEMENT

DUNCAN CANYON ROAD

GRAPELAND STREET
A-4
R-PC R-MF 22.5

5.4 Ac
A-3
R-PC R-MF 23.0

6.1Ac
A-2
R-PC R-MF23.0

7.6 Ac
A-1
R-PC R-MF 22.5

5.5 Ac
AP-1

6.3 Ac
AP-3

2.3 Ac
AP-2

2.1 Ac
See Chapter 5 for further information
regarding the 0.3-acre neighborhood parks
located within the Arboretum Village.
731
The Arboretum Specific Plan
4–16
This page intentionally left blank.
732
The Arboretum Specific Plan
5–1
Chapter 5.0
Parks and Amenities
Homes in The Arboretum are situated within a system of parks and trails centered around an arboretum landscape concept. Recreation centers, parks and gardens, including the community’s focal point—The Arboretum Park—will link the community’s four villages together.

Not only do The Arboretum’s trails and gardens support the overarching principles and arboretum theme, the community’s corridors and roadways also serve as a compilation of various tree species and an extension of the community’s established collection of plant varieties. In addition, the single-family attached and detached residential units envisioned for this project will have an emphasis on indoor/ outdoor living, further supporting interaction with the environment.

The community features and facilities (streetscapes, paseos, parks, entries, recreation facility) of The Arboretum shall be designed in materials and styles that evoke feelings of a growing landscape.

The four villages of The Arboretum—The Meadows, The Gardens, The Resort, and The Arboretum—will provide recreational amenities customized to the unique needs and lifestyles of their residents. Please see Chapter 7, Design Guidelines and Landscape, for further information regarding the landscape program for the entire Arboretum Community.
733
The Arboretum Specific Plan
5–2

5.1 Parks and Amenities Program
The primary open space element and focal point of the community is The Arboretum Park. The proposed Arboretum Park, with its thematic gardens, botanical garden and trails, is a landmark amenity and will be open to the public and enjoyed by residents and visitors citywide.

A primary goal in designing these parks and gardens in The Arboretum is to provide activities suitable for a variety of ages and activity levels, thereby supporting many life stages. All residential development with densities of 8.1-24.0 and all alley loaded products shall be within a 3-minute walk (800 feet assuming a walking pace of 3 miles per hour) of a barbecue and tot lot facility. Neighborhood parks provide access to recreation opportunities for nearby residents. The size of these neighborhood parks varies from approximately 0.3 to 1.0 acre in size. Some may include tot lots and play spaces for young children, and some may include pools or spa facilities designed for young (or young-at-heart) adults. Other parks may be more passive with family picnic and seating pavilions. For further information on community gardens, please see Appendix B, Community Gardens.

Recreational parks and amenities presented in this Specific Plan are representational and may change depending on market segmentation, engineering, site planning, etc.

Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. Final park site plans must be approved by the City of Fontana’s Police and Public Works departments. See Figure 5.1, Parks and Open Space Plan, for the location and size of parks and open space provided in The Arboretum, Figure 5.2 for the identification of public versus private parks, and Figures 5.3 through 5.9 for conceptual parks and amenities plans. Also see Section 9.5.6, Public and Private Parks, for the timing of The Arboretum community’s parks.

Examples of themed gardens
734
The Arboretum Specific Plan
5–3

PARKS & OPEN SPACE
PLAN
FIGURE 5.1

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET

0.8 9.6 Ac

4.4 Ac

7.7 Ac

7.6 Ac

6.1 Ac
FIGURE 5.

9.1 Ac

9.3 Ac

3.8 Ac

12.0 Ac

6.6 Ac

9.0 Ac 7.5 Ac 8.8 Ac

9.0 Ac

12.1 Ac

5.1 Ac

5.7 Ac

5.8 Ac

8.0 Ac

3.6 Ac

14.7 Ac

13.9 Ac

6.8 Ac 15.1 Ac

9.9 Ac

8.3 Ac

9.6 Ac

44.4 Ac 27.0 Ac

0.7 4.6 Ac

24.4 Ac

31.4 Ac

8.3 Ac 7.9 Ac

5.0 Ac

6.3 Ac 5.9 Ac

2.3 Ac

5.5 Ac 2.0 Ac

0.6 Ac

11.4 Ac

1.1 0.8

2.0 Ac

0.8 0.5
LEGEND
Parks and Arboretum
Private 0.3-acre Neighborhood Park 1
Arboretum Trail
Community Trail
Arboretum Trail - Community Trail
Pedestrian Connection 2
Note 1: See Section 5.1.5 for further information
regarding the 0.3-acre neighborhood parks
located within the Arboretum Village.

Note 2: Exact location of connection between
the Arboretum Trail and the Community Trail will
vary depending on final park design.

Note 3: Note 2 : Medians are conceptual in
nature and any median breaks shall be identified
in future construction documents.
735
The Arboretum Specific Plan
5–4

PUBLIC VERSUS

PRIVATE PARKS
FIGURE 5.2

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET

7.7 Ac 9.1 Ac

5.7 Ac

0.7 Ac

9.3 Ac

9.6 Ac

3.8 Ac

12.2 Ac

8.8 Ac

9.0 Ac

7.5 Ac 8.8 Ac

8.3 Ac

12.1 Ac

4.4 Ac

5.1 Ac 5.8 Ac

8.0 Ac

3.6 Ac

14.7 Ac

13.9 Ac

6.8 Ac 15.1 Ac

9.9 Ac

8.3 Ac

9.6 Ac 0.8
Ac

44.4 Ac 27.0 Ac

0.7 4.6 Ac

24.4 Ac

31.4 Ac

8.3 Ac 7.9 Ac

5.0 Ac

5.4 Ac

5.5 Ac

7.6 Ac

6.1 Ac

0.6 Ac

2.0 Ac

11.4 Ac
FIGURE 5.2

0.5 Ac

1.1 Ac

10.7 Ac
LEGEND
Public Parks
Private Parks
736
5–5

PARKS AND AMENITIES

5.1.1 Community-Wide Parks and Amenities
TYPICAL PARKS 1.0-ACRES OR LESS
These parks create spaces where neighbors can visit at a park space near their home.

Typical neighborhood parks will be up to 0.8 acres in size. Recreational parks and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. Please see Section 5.1.5 for details on 0.3-acre neighborhood parks.

Amenities for 0.5 and 0.7-acre typical parks will include, but are not limited to:
• Barbecue area • Tot Lot
• Family picnic area • Open play turf area
Amenities for 0.8 and 1.0-acre typical parks may include, but are not limited to:

Example of shade structure and family picnic tables appropriate for neighborhood parks and recreation areas
• Sports court • Barbecue area
• Pool/spa • Family picnic area
• Tot Lot • Open space
Additional typical amenities for typical parks 1.0-acre or less may include, but are not limited to:
• Walking paths • Thematic gardens
• Seating areas • Shade structures
• Shade trees
The above lists provide a general indication of the level of amenities envisioned for typical parks based on park size. At the typical park level, it is intended that one pool will be provided in the Resort Village, and two in the Gardens Village. 737
The Arboretum Specific Plan
5–6

PEDESTRIAN PASEOS, TRAILS AND BICYCLE CIRCULATION
The Arboretum Trail and Community-Wide Pedestrian Paseos and Trails Community-wide pedestrian paseos and trails will be provided throughout The Arboretum, as well as Class II bicycle lanes. All pedestrian paseos and trails will be visible from adjacent residential dwelling units, public or private streets for enhanced pedestrian security. As shown in the coming section and in Figure 6.18, Pedestrian Circulation, Bikeways and Trails Plan, a 6-foot-wide pedestrian walk will run on the project sides of all perimeter streets, and a 10-foot-wide Arboretum Trail will connect the major parks and recreation facilities of all four villages and will serve as the pedestrian’s wayfinding tool for walking or jogging throughout the community. Pedestrian walkways that are 6 feet wide (collector streets) or 5 feet wide (local streets) will also be located throughout the community to provide safe pedestrian circulation throughout The Arboretum. Class II bicycle lanes will be located on both sides of Duncan Canyon Road and Cypress Avenue, as well as on the project sides of Sierra and Citrus Avenues, Casa Grande Avenue and Grapeland Street.
738
5–7

PARKS AND AMENITIES
Example of community trail in SCE Easement
Community Trail Along Easement and Buffer
A 12-foot-wide community trail is provided along the edge of the utility easement that parallels the western project boundary. Connections to neighborhoods will be provided along this buffer zone, as well as a pedestrian connection to the Arboretum.

Larger trees are planned along the easement edge to provide a visual barrier at the perimeter of the residential edge. Trees with a maximum height of 20 feet or less are allowed in the easement. Uses that may occur within this easement are such things as trails, gardens, growing grounds, or organic demonstration fields.

The following apply:
• SCE buffer along edge of easement
• 10-foot-wide landscape buffer, adjacent to trail
• Windrow buffer trees – 15-gallon minimum (See Overall Arboretum Plant Palette)
• 12-foot-wide community pedestrian path
• 28-foot-wide landscape zone between the trail and residential edge • Trail connections to residential neighborhoods
• Trail connection to the Arboretum
• Randomly spaced trees
- 50% 15 gallon (minimum)
- 50% 5 gallon
- Select From Overall Arboretum Plant Palette
• Native and drought-tolerant shrubs
- 50% 5 gallon (minimum)
- 50% 1 gallon
- Select From Overall Arboretum Plant Palette
739
The Arboretum Specific Plan
5–8
Examples of a shade structure and tot lot found in The Meadows

5.1.2 The Meadows – Parks and Amenities

PUBLIC PARK
A community-wide recreational element is provided in The Meadows in the form of a Public Park. This park will not only be used by the residents of The Arboretum, but will be available for all Fontana residents to enjoy. This park is surrounded by public streets and parking is provided within the park. This park is intended to provide something for everyone. As shown on Figure 5.3, the program for the Public Park is as follows:
• Parking within the park • Interactive gardens
• Large open turf area, informal ball play • Park shade trees • Walking/jogging Paths • Orchard garden
• Demonstration Garden • Focal fountain w/trellis
• Park restroom/storage building • BBQ
• Shade structures with family picnic
• Children’s adventure play area
• Small children tot lot area with seating
• Central planter w/ seating and focal element
• One basketball court
Recreational parks and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. The design should not be considered as the Final Park Plan.

This park will be accessible to the public and will be City maintained and will meet all City specifications and regulations.
740
5–9

PARKS AND AMENITIES

THE MEADOWS COMMUNITY PARK
FIGURE 5.3
Themed Seating
Central Pavilion
Arboretum Theme Play Area Shade Sails Over Tot Lot Area Tree Fort / Crow Nest
Continuous Loop
Concrete Walkway
Two-Half Basketball Court
With Low-sear Wall
themed garden w/
rased planters to create secluded spaces
restroom Bldg.

Formal tree canopy
walkway w/ benches
park entry arches
Historic Olive or citrus
grove
Central Play Fountain
W/ Spray Park
Open Turf Area With
Soccer Field Overlay
741
The Arboretum Specific Plan
5–10

5.1.3 The Gardens – Parks and Amenities

RECREATION CENTER
In addition to the Recreation Center located in The Resort and the public park in the Meadows, The Gardens also contains a major 6,610-square-foot recreation center, which is easily accessible to all residents of this community. This Recreation Center and sports facility is located in the center of the community.

As indicated on Figure 5.4, the following programs are provided. • Resort pool & spa • Picnic facilities with shade structures • Lap swimming area • Tot lot/children’s play area
• Pool restroom • Barbecue area
• Indoor kitchen • Terrace Patio
• Fitness Center • Dog Park
• Meeting Rooms • 2 half-court basketball courts
• Event lawn area/open play areas • Pickleball Court
• Central shade pavilion
The Recreation Center Plan and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. The design should not be considered as the Final Park Plan.
742
5–11

PARKS AND AMENITIES

THE GARDENS COMMUNITY PARK
FIGURE 5.4
743
The Arboretum Specific Plan
5–12

5.1.4 The Resort – Parks and Amenities

PRIMARY RECREATION CENTER
The Resort 35.7-acre Primary Recreation Center also provides active and passive uses. This Recreation Center is located in the center of the community.at the south end of the resort community central paseo and features similar amenities to the 2-acre Recreation Center. This Recreation Center contains a 15,000-square-foot clubhouse facility, a pool complex, and a parking area.

Recreational parks and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. This Park design should not be interpreted as a final Park design.

As shown in Figure 5.5, typical amenities shall include, but are not limited to:
• Junior Olympic pool • 60’ x 90’ great lawn
• Spa • Turf terrace
• Wading pool • Parking Lot
• Pool sun deck • Lookout garden and pavilion
• 15,000-square-foot clubhouse facility • Paseo connection • Demonstration kitchen • Outdoor lounge
• Theatre • Outdoor fireplace
• Fitness Center • Outdoor kitchen
• Meeting Rooms • Picnic tables
• Multipurpose Room • Barbecues
• Fireplace • Pavilion garden
• Tot Lot area • Putting green
• One-half basketball court • Thematic landscaping
• Cabanas, shade structures, or trellises
Examples of typical amenities found in The Resort
744
5–13

PARKS AND AMENITIES

SECONDARY RECREATION CENTER
The Resort 2-acre Secondary Recreation Center provides both active and passive activities for all residents of the Resort to enjoy. A pedestrian connection is also provided to the adjacent paseo, which links this Recreation Center to The Resort primary Recreation Center.

Recreational parks and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. This park design should not be interpreted as a final park design.

As shown in Figure 5.6, typical amenities shall include, but are not limited to:
• Resort Pool • Picnic tables
• Spa • Barbecues
• Wading pool • Garden seating
• Pool sun deck • A 1/2 basketball court
• Open turf play areas • One tennis court
• Tot lot area • Themed gardens
• Overlook garden with pavilion • Benches
• Paseo connection • Rose Garden
• Thematic landscaping
• Outdoor lounge
• Outdoor fireplace
• Pedestrian plaza area with enriched paving, benches and a pavilion • Pool building with restroom, showers, and storage
An outdoor fireplace (above) and central lawn (below) are examples of typical amenities found in The Resort
745
The Arboretum Specific Plan
5–14

THE RESORT COMMUNITY PASEO
The Resort Community Paseo provides for pedestrian connections between both Recreation Centers and to adjacent residential developments. The paseo ranges between 40 feet and 50 feet in width between buildings and will be visible from adjacent residential dwelling units, public or private streets for enhanced pedestrian security. As illustrated in Figure 5.7, typical amenities shall include, but are not limited to:
• Major north/south pedestrian connection
• Several focal plazas
- Thematic pottery
- Seating areas
- Shade trees
- Thematic landscaping
• Paseo connections to neighborhoods
• Residential front yard entry courts generating from the central paseo • Central grand fountain plaza
- Thematic Tree grove
- Seating
- Fountain
- Thematic Pottery
- Thematic landscaping
• Passive accent patios
- Shade structure
- Special paving
- Thematic landscaping
• Central lawn area
Examples of typical amenities associated with The Resort Community Paseo 746
5–15

PARKS AND AMENITIES

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LRC 7/20/23
Primary Recreation Area - Resort Village at The Arboretum THE RESORT – PRIMARY RECREATION CENTER
FIGURE 5.5
747
The Arboretum Specific Plan
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Note: Parking will not conflict with traffic through final design.

THE RESORT – SECONDARY RECREATION CENTER
FIGURE 5.6
748
5–17

PARKS AND AMENITIES

5.1.5 The Arboretum – Parks and Amenities

PRIVATE NEIGHBORHOOD PARKS
Each of the four planning areas within the Arboretum Village will have a private 0.3- acre neighborhood park. At least two of the four parks will include a community pool. Recreational parks and amenities are representational and may change depending on market segmentation, engineering, site planning, etc. Park amenities may shift locations within the site or be substituted with like kind amenities as approved by the Director of Planning or their designee Community Development and in substantial conformance with the Specific Plan. As shown in Figure 5.8, typical amenities shall include but are not limited to:
• Community multi-room
• Dedicated game room
• BBQ kitchen area
• Outdoor fireplace
• Sports court
• Water feature
• Picnic benches
• Tot lot
• Gazebo
• Pool/Spa
749
The Arboretum Specific Plan
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5-19-08
PRIVATE 0.3-ACRE NEIGHBORHOOD PARK
FIGURE 5.7
750
5–19

PARKS AND AMENITIES

THE ARBORETUM PARK
The Arboretum Park is located in The Arboretum Village, the signature village in the northwest corner of the Specific Plan project area. The overall design character of The Arboretum community will be defined by the look and feel of the Arboretum Park, and this spirit will be infused throughout the remaining three villages to achieve a unified character for The Arboretum community as a whole. As such, the vision and character of The Arboretum community must be diligently created and maintained within the Arboretum Park. Parking areas are integrated into the Arboretum Park and their designs shall comply with all applicable requirements.

As illustrated in Figure 5.9, typical amenities for The Arboretum Park shall include but are not limited to:
• Perennial garden • Stroller paths and jogging loops
• Tot lots • Picnic areas with game tables
• Historic agriculture working garden • Outdoor movie screen • Specimen trees • Multilevel lake with waterfalls
• Regional bike trail • Orchard
• Demonstration Nursery • Pickle Ball
• Dog Park • Soccer Field
Example of an educational plaque and topiary garden appropriate for The Arboretum Park 751
The Arboretum Specific Plan
5–20

THE ARBORETUM PARK
FIGURE 5.8
Note: This illustration is conceptual in nature. Parking lot design shall be adjusted as needed to accommodate City stacking requirements.
752
5–21

PARKS AND AMENITIES
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Chapter 6.0
Circulation and Streetscape
Design
In The Arboretum, circulation and streetscape design are important not just for mobility but also for the overall community identity and feel. The interactive landscape of The Arboretum is created through driving, walking, or riding along the community’s streets and roads. Pedestrian and bicycle circulation along the community’s paseo and sidewalk system is also an important component of the landscape experience. Wall treatments along the main major perimeter streets and project community monumentation elements aid in the distinctiveness of this special community and the villages that are contained within it. The quality of the enriched landscaping as viewed from the surrounding roadways creates a strong first impression of the project and sets the stage for the theming of the Specific Plan area.

This chapter presents vehicular and nonvehicular circulation concepts for The Arboretum in tandem with landscaping proposed along community roadways.

Additional information regarding streetscape design, including specific plant species, is presented in Chapter 7, Design Guidelines and Landscape. 754
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6.1 Street Typologies and Landscaping
A circulation and streetscape design concept has been developed for The Arboretum as illustrated in Figure 6.1, Circulation Plan. Circulation improvements constructed for the project will improve the functional efficiency of the north Fontana circulation system and streetscape design features will enhance the aesthetics of the street network through landscape improvements along the project’s frontage.

Access to the project site will be provided via Sierra Avenue, Citrus Avenue, Cypress Avenue, Casa Grande Avenue, Duncan Canyon Road, and Grapeland Street. The main objective of the circulation plan and the planned roadway improvements is to provide direct and convenient access to the community through a safe and efficient network of roadways. On the community level, roadways in the Arboretum Specific Plan include major highways, primary highways, and secondary highways (referred to as “perimeter streets”). On the neighborhood level, typical roadways include collector streets and local streets. A description of the roadway improvements that will be implemented as part of The Arboretum are described below. Typical street and intersection cross-sections and plan views are illustrated in Figures 6.3 through

6.8, and a street section key map is provided in Figure 6.2, Street Sections Key Map.

The landscape treatment for streetscenes in The Arboretum are designed to create an open, welcoming feel for people entering the community. Street trees are the primary delineators within the landscape and aesthetically soften the environment along street corridors. Street trees provide pedestrian scale, create a pedestrianfriendly image, and provide shade for users. Background trees on some streets are intended to supplement the streetscene character and aid in softening pedestrian views of adjacent architecture. A naturalistic streetscene is planned for Sierra Avenue, Grapeland Street, Citrus Avenue, Casa Grade Avenue, Duncan Canyon Road, and Cypress Avenue. This streetscene treatment consists of large-scale trees planted in random groupings that will blend The Arboretum into surrounding neighborhoods, which may consist of varying streetscene treatments.

The following are general landscaping requirements for streetscenes:
• Minimum street tree and background tree size is 24-inch box. • All street trees shall be selected from the street tree plant palette, (refer to the Fire Protection Master Plan for The Arboretum which supercedes this document).
• One dominant street tree shall be specified on each collector street with the exception of the streets containing The Arboretum Trail, which has varying street trees varieties.
• Specimen trees are utilized at monumentation corners and entry areas. • All street trees shall be planted and staked per the City of Fontana requirements.
• All trees planted closer than 5 feet to a hardscape element shall have a linear root barrier installed adjacent to all hardscape elements at time of planting tree.

Approval of the typical cross sections and intersections is based on an approved Alignment Study on file with the City Engineer. This approval does not relieve the design engineer from adhering to current City standards and standard engineering practices in place at time of plan development, as approved by the City Engineer. 755
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CIRCULATION PLAN
FIGURE 6.1

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 6.1
LEGEND
Major Highway
Primary Highway
Modified Primary Highway
Secondary Highway
Collector Street
Collector Street Alignment Undetermined
Arboretum Trail
Community Trail
Arboretum Trail - Community Trail Pedestrian
Connection 1
Roundabout
Note 1: Exact location of connection between the Arboretum Trail and the Community Trail will vary depending on final park design.

Note 2 : Medians are conceptual in nature and any median breaks shall be identified in future construction documents.

Note 3: Alignment of Arboretum Avenue is undetermined.

See Section 9.2, Circulation Phasing Plan,
for further discussion about roadway
improvements associated with the buildout of the Specific Plan and their phasing.

Note 3: The alignment with knuckles as shown in the exhibit is conceptual in nature only and the final alignment will be determined on the basis of a traffic analysis to be conducted when the first planning area adjacent to the roadway is submitted for entitlement.

See Section 9.2, Circulation Phasing Plan, for further discussion about roadway improvements assocaited with the buildout of the Specific Plan and their phasing.
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6.1.1 Perimeter Streets
Sierra Avenue, Cypress Avenue, Duncan Canyon Road, Citrus Avenue, Casa Grande Avenue, and Grapeland Street are designated as perimeter streets for The Arboretum. Typical street cross-sections and plan views are illustrated in Figure

6.3, Perimeter Streets. The opposite side of these streets are either existing or will be improved by other property owners.

There are median islands on Sierra Avenue (20 feet wide), Cypress Avenue north of Duncan (18 feet wide) and Citrus Avenue (14 feet wide). Casa Grande Avenue, Cypress Avenue south of Duncan, and Grapeland Street do not have medians.

Two unique landscaping options are available for perimeter streets. These two options are identified in Figures 6.4A, Perimeter Streets - Option A (Specimen Trees) and 6.4B, Perimeter Streets - Option B (Vineyards). Option A and/or option B shall occur 3-5 times every 1,000 linear feet along all perimeter streets. Portions of the Arboretum Trail streetscene occurs along the perimeter streets of Cypress Avenue and Duncan Canyon Road and is discussed in section 6.1.5, Arboretum Trail Streetscene.

The General Plan designates Sierra Avenue as a “theme corridor,” particularly in relation to its view potential towards the San Gabriel and San Bernardino Mountains to the north of the City. Sierra Avenue is also shown in the General Plan as a “designated truck route.” With these special designations, it is important that the Sierra Avenue streetscene accommodate vehicular and truck traffic while maintaining a quality landscape theme.

The following landscape standards apply:
• 8-foot-wide landscaped parkway
• 6-foot-wide sidewalk
• 8-foot-wide additional shrub-planting zone behind sidewalk • 6-foot-high community-theme wall (noise analysis may require an 8-foot wall or higher)
• Vines on wall at 20 feet on center spacing (select from Plant Palette) • Randomly spaced large-scale evergreen trees (select from Plant Palette) • Large-scale deciduous accent trees intermixed with the large-scale evergreen trees (select from Plant Palette)
• Grouping of flowering accent trees intermixed with the large scale trees.

Locate groupings between 120 feet and 200 feet apart continuous in the parkway and median island (adds seasonal interest) (select from Plant Palette)
• Median island tree concept consistent with overall landscaping theme • Layered shrubs between sidewalk and community-theme wall as permitted by the Fire Protection Master Plan for The Arboretum (select from Plant Palette)
• Shrubs in median island 30-inch-high maximum (select from Plant Palette)
• All parkway and median island trees a combination of 24-inch box and 36-inch box trees
• Install linear root barrier when trees are closer than 5 feet to a hardscape element
• Vines to be 1-gallon minimum
• Shrubs to be 1-gallon minimum (parkway and median island) • Spreading shrubs and ground cover to be 1-gallon minimum 757

CIRCULATION & STREETSCAPE DESIGN
6–5

6.1.2 Duncan Canyon Road and Citrus Avenue
at Easement
When Duncan Canyon Road and Citrus Avenue pass under the Southern California Edison (Edison) lines the streetscene character changes due to limitations on landscaping heights that are required by Edison. All streetscene design elements are the same as the perimeter street elements with the exception of the street and median island tree changes that are replaced with a small-scale tree approved by Edison. Typical street cross-sections and plan views are illustrated in Figure 6.5, Duncan Canyon Road and Citrus Avenue at Easement.

The following additional landscape features apply (all other landscape features remain):
• All parkway trees, parkway back-up trees, and median island trees are replaced with a small-scale tree; maximum of 20 feet in height - Lagerstroemia indica (Crape Myrtle)
- 24-inch box minimum
- 40 feet on center spacing

6.1.3 Collector Streets
Collector streets serve to move vehicles within villages and connect residents to perimeter streets. While Grapeland Avenue is designated as a collector street in Figure 6.1, its streetscape will follow that of perimeter streets as detailed in section

6.1.1. The collector streetscene features a 12-foot-wide parkway on both sides of the street which includes a 6-foot landscape area and a 6-foot sidewalk. When there is a residential rear or side yard condition and/or a community theme wall an additional 10-foot landscape easement, as measured to back of sidewalk, shall be provided. Typical street cross-sections and plan views are illustrated in Figure 6.6, Collector Streets.

The following landscape standards apply:
• 6-foot-wide landscaped parkway
• 6-foot-wide sidewalk
• 10-foot-wide shrub and tree planting easement between the sidewalk and a residential rear or side yard condition and/or a community theme wall • Large-scale street trees with triangular spacing at 80 feet on center - Rhus lancea (African Sumac)
- 24-inch box minimum
• Layered Shrubs between sidewalk and community wall or maintenance curb as permitted by the Fire Protection Master Plan for The Arboretum - 1-gallon minimum
- Select from Overall Arboretum Plant Palette in accordance with the Fire Protection Plan for The Arboretum
• Vines on wall (where applicable)
- 1-gallon minimum
- Select from Overall Arboretum Plant Palette in accordance with the Fire Protection Master Plan for The Arboretum
• Spreading shrubs and ground cover 1-gallon minimum
• Install linear root barrier at all trees closer than 5 feet to a hardscape element
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6.1.4 Local Streets
Local Streets can have a street width of 36 feet (curb-to-curb) with a 56-foot total right-of-way or have a street width of 40 feet (curb-to-curb) with a 60-foot total right-of-way. To determine the appropriate streetscene, the following street performance standards shall apply:
• The Short Local Street classification (36 feet curb-to-curb) may be restricted to cul-de-sac and short local streets (public or private) no longer than 650 feet.
• Short Local Streets may exceed the 650-foot length where a “bend” exists (“U” shaped or “L” shaped streets), provided that each roadway segment does not exceed 650 feet in length.
• If the Short Local Street has parking and garage door loading from only one side of the street, then the requirements above may be exceeded to double.
• The Local Street classification of 40 feet wide curb-to-curb shall be used for local collector streets or backbone streets which exceed the above standards.

In both cases, both sides of the street feature a 5-foot-wide street-adjacent landscape area and a 5-foot-wide sidewalk. When there is a residential rear yard condition an additional 10-foot landscape easement, as measured to back of sidewalk, shall be provided. When a residential unit fronts onto a collector street no landscape easement is required. Typical street cross-sections and plan views are illustrated in Figure 6.7, Local Streets.

The following landscape standards apply:
• 5-foot-wide landscaped parkway
• 5-foot-wide sidewalk
• 10-foot-wide shrub and tree planting easement between the sidewalk and a residential rear yard condition
• 6-foot-high rear and side block wall at residential rear or side yards • Medium side yard shrubs (between walk and property line wall) - 1-gallon minimum
- Select from Overall Arboretum Plant Palette in accordance with the Fire Protection Master Plan for The Arboretum
• Vines on side yard wall at 10 feet on center spacing
- 1-gallon minimum
- Select from Overall Arboretum Plant Palette in accordance with the Fire Protection Master Plan for The Arboretum
• Install linear root barrier at all trees planted closer than 5 feet to a hardscape element

LOCAL STREET TREES
• Each street shall have a singular tree species that serves as the predominant visual feature of the streetscape. Additional tree species may be integrated into the streetscape as specimen landmark trees or as smaller scale accent trees.
• Three trees per lot – side yards on corner condition
• Two tree per lot – front yards
• All trees centered in parkway
• 24-inch box minimum
• Select from the Local Street tree plant palette in accordance with the Fire Protection Master Plan for The Arboretum
759

CIRCULATION & STREETSCAPE DESIGN
6–7

6.1.5 Arboretum Trail Streetscene
As shown on Figure 6.1, Circulation Plan, The Arboretum Trail streetscene occurs at perimeter and collector streets and connects community amenities and focal points. In many instances, The Arboretum Trail streetscene is unloaded.

Deciduous and evergreen trees are planted in groupings along this streetscene to create a varying streetscene character, unique for this street. Amenities such as seating areas, shrub and tree identification plaques, special paving and thematic gardens at key areas, all work together to create this special streetscene character, emulating an overall arboretum theme.

ARBORETUM TRAIL STREETSCENE AT PERIMETER STREETS
The Arboretum Trail streetscene occurs along portions of Cypress Avenue and Duncan Canyon Road bordering the Resort and Garden Villages. At these locations, the 8-foot-wide street-adjacent landscape area remains consistent with the standard perimeter street section, the sidewalk increases to 10 feet (from 6 feet), and the 8-foot-wide additional shrub-planting area behind the sidewalk remains.

Overall, the parkway measures 12 feet, 8 feet of street-adjacent landscape area and 4 feet of the 10-foot wide sidewalk. A 14-foot easement provides the additional sidewalk width (6 feet) and the additional 8-foot wide shrub-planting area.

The streetscene features tall vertical windrow trees planted as a formal evergreen background, layered shrub massing between the sidewalk and community theme wall, low massing of shrubs and groundcover within the parkway, and large scale canyon trees in the medians. A typical cross-section of the Arboretum Trail at perimeter streets, including cross-sections with Option A (Specimen Tree) and Option B (Vineyards) are provided in Figure 6.8A, Arboretum Trail at Perimeter Streets - With Options.

ARBORETUM TRAIL STREETSCENE AT COLLECTOR STREETS
The Arboretum Trail occurs along Collector Streets at the Meadows and Arboretum Villages and serves to connect residents from all villages to the Arboretum Park. At these locations, the 6-foot-wide street-adjacent landscape area remains consistent with the standard collector street section and the sidewalk on one side of the street increases to 10 feet (from 6 feet). When there is a rear or side yard condition, an additional 10-foot landscape easement, as measured to back of sidewalk, shall be provided. Overall, the right-of-way measures 12 feet, 6 feet of street-adjacent landscape area and 6 feet of sidewalk. A 14-foot easement provides the additional sidewalk width (4 feet) and the additional 10-foot wide landscape area when necessary.

The side of the street with the increased sidewalk features a double row of street trees spaced approximately 40 feet on center, random informal groups of flowering deciduous trees as accents, and layered shrub massing in the additional landscape area beyond the sidewalk. A typical cross-section of the Arboretum Trail at collector streets is provided in Figure 6.8B, Arboretum Trail at Collector Streets.

In all cases the following landscape standards apply:
• Randomly spaced trees centered in the parkway and, where applicable, in the additional planting area behind the sidewalk. (Select trees from plant palette).
- 24-inch box trees
- Thematic gardens at key locations
- Seating areas
- Shrub and tree identification plaques
- Special paving at key areas
760
The Arboretum Specific Plan
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• 6-foot-high community-theme wall (where applicable) or a maintenance curb.
• Layered shrubs between sidewalk and community wall or maintenance curb as permitted by the Fire Protection Master Plan for Arboretum. - 1-gallon minimum.
- Select from Overall Arboretum Plant Palette
• Vines on wall (where applicable)
- 1-gallon minimum.
- Select from Overall Arboretum Plant Palette in accordance with the Fire Protection Master Plan for Arboretum (see Chapter 7) • Install linear root barrier at all trees closer than 5 feet to a hardscape element.
• Spreading shrubs and ground cover 1-gallon minimum.

The Saw Leaf Zelkova and Ornamental Pear are appropriate for the Arboretum Trail streescene
The Purple Orchid Tree is appropriate for flowering accent trees 761
The Arboretum Specific Plan
6–9

STREET SECTIONS

KEY MAP
FIGURE 6.2

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
A A
B B
A A
D D
D D
A
A
C C
C C
C C
C C

C C A A
C
C
C
C
A
A
D
D
B
B
E E
E E
E
E
C
C
A A
B B
C C
D D
E E
C
C
A A
C
C
A A
A A
FIGURE 6.2
LEGEND
Perimeter Streets
Duncan Canyon and Citrus Avenue at Easement
Collector Streets
Arboretum Trail at Perimeter Street
Arboretum Trail at Collector Street
762
The Arboretum Specific Plan
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PERIMETER STREETS
FIGURE 6.3-A
A A
Layered shrub massing
per the arboretum Fire
Protection Plan
763

CIRCULATION & STREETSCAPE DESIGN
6–11
*
(see note)
Note: Layered shrub massing per the Fire Protection
Plan for The Arboretum

PERIMETER STREETS
FIGURE 6.3-B
A A
764
The Arboretum Specific Plan
6–12

PERIMETER STREETS - OPTION A (SPECIMEN TREES)
FIGURE 6.4-A
A
A
Layered shrub massing
per the arboretum Fire
Protection Plan Low Massing Groundcover
Pockets within Parkway
765

CIRCULATION & STREETSCAPE DESIGN
6–13

PERIMETER STREETS - OPTION B (VINEYARDS)
FIGURE 6.4-B
B
B
766
The Arboretum Specific Plan
6–14

DUNCAN CANYON AND CITRUS AVENUE AT

EASEMENT
FIGURE 6.5-A
B B
* *
Layered shrub massing
per the arboretum Fire
Protection Plan
767

CIRCULATION & STREETSCAPE DESIGN
6–15

DUNCAN CANYON AND CITRUS AVENUE AT

EASEMENT
FIGURE 6.5-B
**
B B
Layered shrub
massing per the
arboretum Fire
Protection Plan
768
The Arboretum Specific Plan
6–16

COLLECTOR STREETS
FIGURE 6.6-A
C C
769

CIRCULATION & STREETSCAPE DESIGN
6–17

COLLECTOR STREETS
FIGURE 6.6-B
C C
770
The Arboretum Specific Plan
6–18

LOCAL STREETS
FIGURE 6.7-A
Local Entry Street Section
* For residential side yard condition, see page 8-7, 8-9, and 8-11. yard
condition
771

CIRCULATION & STREETSCAPE DESIGN
6–19

LOCAL STREETS
FIGURE 6.7-B
36’ Wide Street Section
40’ Wide Street Section
* For residential side yard condition, see page 8-7, 8-9, and 8-11. yard Condition
yard Condition
772
The Arboretum Specific Plan
6–20

ARBORETUM TRAIL AT PERIMETER STREETS - WITH OPTIONS
FIGURE 6.8-A
Option A (Specimen Trees) Option B (Vineyards)
D D
33' Cypress (north of duncan) / duncan 33' Cypress (north of duncan) / duncan Cross sections are conceptual in nature and may change with final engineering.

Arboretum Trail location may be placed on either side of the street. 773

CIRCULATION & STREETSCAPE DESIGN
6–21

ARBORETUM TRAIL AT COLLECTOR STREETS
FIGURE 6.8-B
E E

ARBORETUM
774
The Arboretum Specific Plan
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6.1.6 Street Maintenance
Collector streets within the Meadows Village and Arboretum Village shall be publicly maintained. Collector streets within the Gardens Village shall be publicly maintained. Collector streets within the gated Resort Village shall be privately maintained by the homeowners’ association. Figure 6.9, Public Versus Private Streets, shows the classification of streets within the community. 775
The Arboretum Specific Plan
6–23

PUBLIC VERSUS

PRIVATE STREETS
FIGURE 6.9

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 6.9
LEGEND
Public Streets
Private Streets
Public streets if outside gated area. Private
streets if inside gated area.

Public Streets. Landscaped areas along
collector street within the Gardens will
be privately maintained.
776
The Arboretum Specific Plan
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6.2 Entries and Monumentation
Landscape design elements, including major planting and thematic landscape features occurring at the community and neighborhood level, establish and reinforce the design theme for the community. The use of thematic elements such as heavy stucco-finished monumentation walls at project entries, planter walls, theme structures, special paving, lighting, thematic landscaping, specimen trees, and specifically themed garden spaces are the major unifying elements for The Arboretum. All of the above thematic design elements enforce the uniqueness of the community, gain intensity through the synergy of repetition and set this community apart from other communities. See Figure 6.10, Entries and Monumentation, for the locations of major community entry features and monumentation.

6.2.1 Primary Gated Entry
The primary gated entries are found at two locations in The Resort and the Gardens.

The theme elements are brought to these locations, adding another layer to the overall project identity. The final design of each gated entry stacking depth shall be determined by the City Engineer after review of a submitted professional engineer report analyzing the stacking requirement for each proposed gated development. A plan view is illustrated in Figure 6.11, Primary Gated Entry.

This monumentation features the following elements:
• Corner cut-off
• Vehicular accent paving
• Upgraded community-theme wall
• Water feature with accent lighting
• Pedestrian gatehouse including:
- Stucco finish structure
- Tile accents and tile roof
- Iron entry gate
- Thematic pots
• Unmanned gate house with resident kiosk
• Iron and wood vehicular gates
• Themed entry monumentation at corners including:
- Project signage with lighting
- Thematic landscaping with specimen accent trees
• Hedgerow framing motor court
• Specimen heritage canopy trees
- Quercus agrifolia (Coast Live Oak)
- Tree uplighting
• Specimen accent trees located within island
- Species unique per entry for individuality
• Informally spaced large vertical backdrop trees:
- Platanus acerifolia (London Plane Tree)
- Tree uplighting
• Thematic pots with vertical accent plantings
• Thematic landscaping
Example of pedestrian accessibility at gated entry
777
The Arboretum Specific Plan
6–25

ENTRIES AND

MONUMENTATION
FIGURE 6.10

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 6.10
LEGEND
Primary Gated Entry
Primary Non-Gated Entry
Secondary Gated Entry
Secondary Non-Gated Entry
Icon Monumentation
Community Monumentation
Community Monumentation
at Arboretum Park
778
The Arboretum Specific Plan
6–26

6.2.2 Primary Nongated Entry
The primary nongated entries are located at two locations in The Meadows, and two locations in The Arboretum. Most of the design elements used at the primary gated entry are repeated at these entries. A plan view is illustrated in Figure 6.12, Primary Nongated Entry.

This monumentation contains the following:
• Corner cut-off
• Vehicular accent paving
• Upgraded community-theme wall
• Themed entry monumentation at corners:
- Project signage with lighting
- Thematic landscaping
• Entry monumentation accent trees:
- Rhus lancea (African Sumac)
- Quercus agrifolia (Coast Live Oak)
- Tree uplighting
• Thematic pots with vertical accent plantings
• Thematic landscaping
Example of primary nongated entry
779

CIRCULATION & STREETSCAPE DESIGN
6–27

6.2.3 Secondary Gated Entry
The secondary gated entries are found at two locations in The Resort. The project theme used at other community monumentation locations are repeated at these locations. The final design of each gated entry stacking depth shall be determined by the City Engineer after review of a submitted professional engineer report analyzing the stacking requirement for each proposed gated development. A plan view is illustrated in Figure 6.13, Secondary Gated Entry, and Figure 6.13-A Secondary Gated Entry - Terra Vista Entry.

The following features are contained at the secondary gated entries:
• Corner cut-off
• Vehicular accent paving
• Pedestrian gatehouse including:
- Stucco finish structure
- Tile accent and tile roof
- Iron entry gate
- Thematic pots
• Iron and wood vehicular gates
• Upgraded community theme wall
• Hedgerow framing motor court
• Entry monumentation accent tree:
- Rhus lancea (African Sumac)
- Quercus agrifolia (Coast Live Oak)
- Tree uplighting
• Thematic pots with small blooming trees
• Thematic landscaping

6.2.4 Secondary Nongated Entry
The secondary nongated entries are located at one location in The Meadows and are similar to the Secondary Gated Entries. A plan view is illustrated in Figure 6.14, Secondary Nongated Entry.

These monuments contain the following:
• Corner cut-off
• Vehicular accent paving
• Upgraded community theme wall
• Entry monumentation accent tree:
- Rhus lancea (African Sumac)
- Quercus agrifolia (Coast Live Oak)
- Tree uplighting
• Flowering accent trees – Palm Court backdrop
- Lagerstroemia indica (Crape Myrtle Tree)
- Thematic pots with small blooming trees
- Thematic landscaping
There will be two Secondary Entries in The Gardens.
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Example of community entry monumentation

6.2.5 Community Entry Monumentation
Community monumentation elements are located at community entry points, at key intersections, and at primary and secondary neighborhood entries. These community monumentation elements are the first impression of the community and provide a sense of arrival that establishes the identity of The Arboretum as an icon and a very special place to live in the City of Fontana. The monumentation elements are developed at a hierarchy of scales consistent with their location and relationship to community and neighborhood features. Thematic materials such as heavy stucco-finished walls with tile accents, heavy dark wood timbers, and thematic lighting emulate the project’s theme and are repeated at all monument locations to reinforce the identity of The Arboretum as a distinct community. Section and plan views are illustrated in Figure 6.15, Typical Community Entry Monumentation. The final design for community entry monuments must be approved by the City of Fontana’s Public Works Department.
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6.2.6 Icon Monumentation
The icon monumentation occurs at one location at the junction of Cypress Avenue and Duncan Canyon Road. This heavily themed monumentation expands all the projects design elements established at the community monumentation, creating the showplace of the community. Section and plan views are illustrated in Figure

6.16, Icon Monumentation. The final design for icon monuments must be approved by the City of Fontana’s Public Works Department.

The features contained at this monumentation are as follows:
• Themed vehicular accent paving
• Low thematic stucco-finished planter wall
• Thematic pots with small blooming trees at various locations around the low wall
• Thematic landscaping (repeats thematic landscaping used at the community entry)
• Roundabout large-scale accent tree:
- Quercus agrifolia (Coast Live Oak)
Community entry monumentation elements occur at seven locations along the project perimeter at the intersections of:
• Citrus Avenue and Casa Grande Avenue
• Citrus Avenue and Duncan Canyon Road
• Casa Grande Avenue and Sierra Avenue
• Casa Grande Avenue and Cypress Avenue
• Sierra Avenue and Duncan Canyon Road
• Sierra Avenue and Grapeland Street
• Grapeland Street and Cypress Avenue
The community entry monumentation features are the first impression of The Arboretum and contain the following elements:
• 50-foot corner cut-off
• Walk connection to adjacent parcels (where parcel Site Plan allows) • Themed Entry Monumentation Wall including:
- Project signage
- Tile cap on wall
- Glazed tile accents on wall
- Thematic Stucco finish
- Lighting
• Eyebrow Backdrop Structure including:
- Thematic Stucco finish columns
- Tile accents
- Heavy wood beams with dark stain
• Thematic landscaping
• Upgraded community-theme wall backdrop
• Entry monument accent tree:
- Rhus lancea (African Sumac)
- or Quercus agrifolia (Coast Live Oak)
- Tree uplighting
• Layered shrub massing behind sidewalk
• Turf Parkway Examples of icon monumentation and decorative entry pavement 782
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PRIMARY GATED ENTRY - PLAN VIEW
The Arboretum
07-020 * 8-24-21

PRIMARY GATED ENTRY
FIGURE 6.11-A
Stacking distance depicted is conceptual, the final design of each gated entry stacking depth shall be determined by the City Engineer after review of a submitted professional engineer report analyzing the stacking requirement for each proposed gated development. 783

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PRIMARY GATED ENTRY
FIGURE 6.11-B
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PRIMARY NONGATED ENTRY
FIGURE 6.12
Rhus Lancea (African Sumac)
or Quercus Agrifolia (Coast Live Oak)
Refer to project streetscene
Framing both sides of entry
Upgraded Theme Wall with decorative
pilasters
Arboretum Accent Tree
Motor-Court Enhanced
Vehicular paving
Thematic Pots with small
vertical accent plantings
Perimeter Streetscene
(Duncan canyon road and cypress avenue)
Large Vertical Screen / backdrop trees
Layered shrubs
Entry monumentation accent trees
unique specifies per entry location
Planted Informally
refer to community plant palette
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SECONDARY GATED ENTRY
FIGURE 6.13

SECONDARY GATED ENTRY - PLAN VIEW
The Arboretum
07-020 * 8-24-21
Stacking distance depicted is conceptual, the final design of each gated entry stacking depth shall be determined by the City Engineer after review of a submitted professional engineer report analyzing the stacking requirement for each proposed gated development. 786
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SECONDARY GATED ENTRY - TERRA VISTA ENTRY
FIGURE 6.13-A
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SECONDARY NONGATED ENTRY - CORNER
FIGURE 6.14
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TYPICAL COMMUNITY ENTRY MONUMENTATION
FIGURE 6.15-A

PERIMETER STREET
C
OLLEC
T
O
R
S
T
REET
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TYPICAL COMMUNITY ENTRY MONUMENTATION
FIGURE 6.15-B
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COMMUNITY ENTRY MONUMENTATION -

CITRUS AVENUE AND DUNCAN CANYON ROAD
FIGURE 6.15-C
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ICON MONUMENTATION
FIGURE 6.16-A
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ICON MONUMENTATION
FIGURE 6.16-B
Note: There is no median on Cypress Avenue south of Duncan Canyon Road. 793

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ROAD ALIGNMENT - SIERRA AVENUE AND GRAPELAND STREET
FIGURE 6.17-A
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ROAD ALIGNMENT - CITRUS AVENUE AND CASA GRANDE AVENUE
FIGURE 6.17-B
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ROAD ALIGNMENT - SIERRA AVENUE AND CASA GRANDE AVENUE
FIGURE 6.17-C
Note: Alignment shown in this graphic is conceptual. Final design of the Sierra Avenue and Casa Grande Avenue intersection shall be approved by the City of Fontana’s Traffic Division in a separate document. 796
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ROAD ALIGNMENT - CITRUS AVENUE AND DUNCAN CANYON ROAD
FIGURE 6.17-D
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ROAD ALIGNMENT - SIERRA AVENUE AND DUNCAN CANYON ROAD
FIGURE 6.17-E
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ROAD ALIGNMENT - CYPRESS AVENUE AND DUNCAN CANYON ROAD
FIGURE 6.17-F
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ROAD ALIGNMENT - CYPRESS AVENUE (SOUTH OF DUNCAN CANYON) AND FUTURE

NEIGHBORHOOD STREET
FIGURE 6.17-G
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ROAD ALIGNMENT - CYPRESS AVENUE AND CASA GRANDE AVENUE
FIGURE 6.17-H
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ROAD ALIGNMENT - GRAPELAND STREET AND CYPRESS AVENUE
FIGURE 6.17-I
engineering consultants
01/28/2026

CYPRESS AVENUE

CYPRESS AVENUE
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ROAD ALIGNMENT - SIERRA AVENUE AND TERRA VISTA DRIVE
FIGURE 6.17-J
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Pedestrian and bicycle connectivity

6.4 Pedestrian Circulation, Bikeways and
Trails Plan

6.4.1 Pedestrian Environment
Pedestrian-friendly environments within The Arboretum are created by providing usable pedestrian connections through a combination of The Arboretum trail system and paseos and safe, pleasant streetscenes. These pedestrian connections provide strong linkages between neighborhoods, schools, parks, and recreational amenities that encourage walking and bicycling as an alternative to auto travel.

The Resort Village contains a variable-width pedestrian walkway paseo linking two major recreation complexes. The Arboretum Trail is a unique pedestrian circulation corridor that connects all four villages. The 10-foot-wide Arboretum Trail also acts as a “wayfinding” element, providing pedestrian linkages to all neighborhoods, eventually ending at the The Arboretum Park. See Figure 6.18, Pedestrian Circulation, Bikeways and Trails Plan, for locations of pedestrian connections.

6.4.2 Bikeways
There is an extensive system of Class II bicycle trails, all of which are 5 feet in width, proposed for The Arboretum. Class II bike trails along Sierra Avenue and Citrus Avenue provide a main major north–south connection and the bike trails along Grapeland Street and Casa Grande Avenue provide a main major east– west connection. On perimeter arterial collector streets, including Sierra Avenue, Grapeland Street, Citrus Avenue, and Casa Grande Avenue, a striped bike lane is adjacent to the streetscene curb. Project interior collector streets, including Duncan Canyon Road and Cypress Avenue, also contain this striped bike lane. Bike routes will be designated along local residential streets.

A Class II bike lane is also located along Duncan Canyon Road and Cypress Avenue within the community. See Figure 6.18, Pedestrian Circulation, Bikeways and Trails Plan, for locations of bikeways.
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EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 6.18
LEGEND
5’ Wide Pedestrian Walk
6’ Wide Pedestrian Walk
The Arboretum Trail
Community Trail
Class II Bike Lane
Arboretum Trail - Community Trail
Pedestrian Connection 1
Parks
Note 1: Exact location of connection between
the Arboretum Trail and the Community Trail
will vary depending on final park design.

PEDESTRIAN

CIRCULATION,

BIKEWAYS AND

TRAILS PLAN
FIGURE 6.18
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Pedestrian paseos and recreational trails

6.4.3 Paseos and Recreational Trails
The community structure plan for The Arboretum is based on the principle that all neighborhoods will provide for pedestrian connectivity. This goal is achieved in numerous ways. First, Sierra Avenue, Grapeland Street, Citrus Avenue, Duncan Canyon Road, Cypress Avenue, and Casa Grande Avenue all contain a 6-foot-wide sidewalk separated from the street by an 8-foot-wide landscape area. The Arboretum Trail contain a 10-foot-wide sidewalk. on one side of the street and a 6-foot-wide sidewalk on the other side. Both are separated from the street by a turf or shrub parkway. Local streets contain a 5-foot-wide curb-separated sidewalk on both sides of the street. In addition to the pedestrian sidewalks, Class II bicycle lanes are adjacent to Sierra Avenue, Grapeland Street, Citrus Avenue, Casa Grande Avenue, Duncan Canyon Road, and Cypress Avenue. A greenbelt with a pedestrian paseo is located in The Resort linking the two community recreation centers to adjoining neighborhoods. The community trail, a portion of the regional trail system which fronts the Arboretum Specific Plan, maintains regional access to open space areas by connecting the Southern California Edison utility easement to The Arboretum. See Figure 6.18, Pedestrian Circulation, Bikeways and Trails Plan for locations of paseos and recreational trails.

All pedestrian paseos and trails will be visible from adjacent residential dwelling units, public or private streets for enhanced pedestrian security. All paseos shall have pedestrian lighting; refer to lighting section for additional lighting requirements.

Light spacing shall be per the City of Fontana codes and regulations, and light fixtures shall be approved by the City.
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6.5 Walls and Fencing
Walls and fences are used at The Arboretum to provide safety and privacy along perimeter streets. Fencing also delineates homeowner property boundaries.

Community theme walls adjacent to Citrus Avenue, Casa Grande Avenue, Sierra Avenue, and Grapeland Street shall consist of a solid 6-foot-high block “Proto II” wall system (or equivalent). These perimeter block walls shall be grouted to match block color, and have a contrasting masonry cap. Single-family residential rear and side yards when adjacent to a collector street shall also be constructed of the above mentioned block wall.

Community-theme walls located at project monumentation areas and at primary and secondary project entries are an upgraded wall. These upgraded walls shall be a 6-foot-high “Proto II” wall with a stucco finish and stucco cap.

Residential walls along rear and side property lines shall be constructed of a Precision block wall (if not visible from public right-of-way) and shall be 6 feet in height. Wall height may increase due to noise mitigation requirements.

Figure 6.19, Community Fencing Plan, shows the placement of community theme walls, view fencing, and decorative fencing throughout The Arboretum Specific Plan area. Figure 6.20, Community Fencing Elevations, provides illustrations of the four fencing types for The Arboretum Specific Plan.

General guidelines for use of walls and fences are provided below:
• Solid block community walls shall be located at the back of the 10-foot easement on Citrus Avenue, Casa Grande, Sierra Avenue and Grapeland Street.
• Community walls may not be used where multifamily, public buildings, parks, and open space are adjacent to streets.
• Block walls shall be constructed using a “Proto II” wall system (or equivalent), as approved by the City of Fontana.
• Block walls shall be constructed using 8-inch by 16-inch block, (grout color to match block).
• Community walls shall be no higher than 6 feet above grade except when noise mitigation efforts require an increased perimeter wall height. • 6.5 foot-high block pilasters are located approximately 100 feet apart. • Split face block is required for the Community Theme Wall. • A 6-foot-high precision block wall shall also be used at residential side and rear yards if not visible from right-of-way.
• No chain-link fence, wire fence, or wood fencing is allowed. • Upgraded walls are located at project monumentation areas and primary/ secondary entries
• Upgraded walls shall be a 6-foot-high “Proto II” wall with a stucco finish and stucco cap.
• Residential units and open space areas (i.e. private or public streets, parking lots, and private or public parks) shall maintain secure space and circulation through any one of the following elements: walls, gates, slopes, or hostile planting with vegetation.
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EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
LEGEND
6’0” Community Theme Wall
6’0” Theme Wall at Entries
Note: Appropriate breaks in walls will be
provided for circulation purposes.

COMMUNITY FENCING
PLAN
FIGURE 6.19
Note: Existing Walls at PA 1 of Gabion
Ranch are installed and will not match
the Arboretum specifications.

This graphic is conceptual in nature and
fencing locations will align with final
engineering.
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COMMUNITY FENCING ELEVATIONS
FIGURE 6.20
Note: Split face block is required for the Community Theme Wall. 809

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Chapter 7.0
Design Guidelines and
Landscape
These Design Guidelines are intended to provide detailed direction for the physical design of The Arboretum and provide an overview of the physical framework desired to visually unify The Arboretum Villages. They also encourage the application of subtle architectural distinctions that will define each unique village and ensure that design components have a high level of quality. In essence, these guidelines promote the creation of architecture and amenities designed with timeless elements that will be appreciated as much in the future as when built. While directing a high level of design quality, the Design Guidelines provide a wide degree of flexibility to encourage creativity on the part of property owners and designers to implement the spirit of The Arboretum concept throughout the development.

The Design Guidelines are intended to be general and illustrative in nature. They are not rigid requirements; however, every development within The Arboretum must incorporate the particular attention to detail reflected in these guidelines.

These Design Guidelines establish the design framework that will be used to evaluate proposed developments. The intent of these guidelines must be met in order for a project to be approved during the development review process.

Due to the breadth and depth of the guidelines and requirements presented in this chapter, there will inevitably be overlap in the topics and situations addressed in the different subsections. This overlap is indicative of the interrelated nature of the overall community design, the relationship of buildings to their surroundings and the specific architectural character of structures within The Arboretum. It is important to consider these interrelationships at every stage of the design of elements of The Arboretum community.
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7.1 Community-Wide Design Guidelines
The community character of The Arboretum is inextricably linked to its community design. Elements of community design, such as architectural character, landscaping, lighting, and entry monumentation, combine to contribute to the community’s image and identity. As discussed in Chapter 1, Vision, the foundation of The Arboretum is the creation of community that maintains a harmonious balance between the natural and built environment. This chapter focuses on the overall community design, and so a discussion of the relation of community design to the Vision for The Arboretum is warranted.

The guidelines in this section apply to the entire Arboretum Specific Plan and provide design guidance relating to general architectural character and design, landscape, entries and monumentation, streetscapes, intersections, pedestrian and bicycle connectivity, walls and fences, signage, lighting, and parking. They are intended to create a strong, cohesive community identity through the use of consistent design detail throughout the project area. Thus, the villages of The Arboretum should be developed as distinct areas within the project while retaining the necessary characteristics for overall community identity.

7.1.1 Sustainable Design
Development within The Arboretum is encouraged to integrate, where feasible, principles and practices of sustainability and green design. Incorporating sustainable design from the earliest stages has benefits for both the builder and future occupants. Many sustainable design principles have minimal or no cost impacts if incorporated early in the design phase, and initial costs can frequently be offset by reduced construction time and long-term operations and maintenance savings. In addition, sustainable neighborhood design and green homes are a desirable amenity for many potential home buyers, who are often willing to pay a premium to live in a resource-efficient house and community.

For residential areas within The Arboretum, the application of sustainable best management practices is strongly encouraged. The comprehensiveness of these certification programs guarantees, for their respective types of development, the achievement of a high minimum standard. For maximum flexibility, however, the Pedestrian paseos, courtyards and walkways tie the community together visually. 812
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DESIGN GUIDELINES
master developer and builders may implement sustainable building and development practices most appropriate to the specific context within The Arboretum.

It is encouraged that all nonresidential buildings constructed as part of The Arboretum Specific Plan be energy efficient. Programs through Southern California Edison and the Southern California Gas Company, such as the Sustainable Communities Program and the Savings By Design Program, offer design assistance, education, training and financial incentives.

Guidelines contained within this chapter that incorporate sustainable principles and practices are marked with The Arboretum leaf symbol .

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7.1.2 General Site and Infrastructure Design

1. Where possible, orient buildings to face onto streets, parks, and open spaces/paseos. This orientation will create more attractive, safe, and pedestrianfriendly streetscapes and public spaces.

2. Where applicable, create curb cuts to allow stormwater flows to drain to permeable or landscaped areas.

3. Where practical, use pervious or open grid paving for driveways, walkways, plazas, and parking areas. Implement small-scale design features throughout the development, such as dual-track driveways for single-family homes.

4. Incorporate recycled-content aggregate (reused and crushed concrete and asphalt) wherever aggregate is specified, such as drainage backfill and under driveways, sidewalks, and building slabs.

5. Use pervious paving materials where practical to reduce the negative effects of stormwater runoff and to facilitate groundwater recharge.

6. Utilize grass swales, particularly with native or drought-tolerant grasses, to collect and filter water runoff.

7.1.3 General Architectural Character and Design

1. Vary rooflines and building heights to create visual interest.

2. Incorporate significant architectural features, such as towers or balconies, into the design of key community buildings, such as the recreation centers. Doing so will strengthen the identity of the project.

3. Varied massing and vertical step-back in building design prevents a monotonous streetscape and is encouraged.

4. Front elevation design and materials are to wrap around the side elevation to an appropriate transition point, as determined by the Planning Division. If the rear elevation is visible from a public street, rear elevation design and materials shall also wrap around the side elevation to provide for architectural relief.

5. Quality materials shall be used in the construction of buildings.

6. Variations in style, architectural features, and colors create visual interest and are encouraged. 814
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7.1.4 Entries and Monumentation
Community entries are critical opportunities to distinguish The Arboretum from surrounding developments and announce arrival into the project itself. In addition, entries are an opportunity to reinforce the overall design theme and character of The Arboretum which relies heavily on landscaping to define its unique identity.

There are four types of community entries in The Arboretum: Primary Gated; Primary Nongated; Secondary Gated; and Secondary Nongated. See Chapter 6, Circulation and Streetscape Design, for more detailed information and for the locations of entries throughout the Arboretum community. In addition to the primary and secondary entries, community entry monumentation and icon monumentation will be strategically located throughout the community to reinforce the design theme of The Arboretum and create a sense of identity and character at the village level.

The treatments described below provide the desired quality of entries and entry monumentation. The exact design, configuration, and content of each gateway will be determined in detailed site plans at the tract map level.

1. Primary community entries shall incorporate distinctive signage, attractive landscaping, special intersection treatments, and distinguishing elements such as monument style walls. Formal groupings of signature trees and landscaping can be incorporated into the design to create distinctive entries to the community.

2. Secondary community entries shall be marked by attractive and consistent signage or landscaping and include elements similar to those found in the primary community entries, but smaller in scale.

Examples of Water Features Icon Monumentation
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7.1.5 Project Signage

1. Project signage shall have a consistent design theme and color palette throughout the development to achieve a coordinated sense of identity.

2. Signage shall be of a scale and style appropriate to the area and surrounding uses.

3. Freestanding monument-style signage shall be used. Pole signs are prohibited.

4. Signs shall utilize materials and colors that are compatible with the architecture and designs of the surrounding areas.

Example of a themed monument sign
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7.1.6 Commercial Parking

1. Parking areas shall be designed to minimize the conflict between pedestrian and vehicular traffic.

2. Parking areas shall provide clearly marked and well-lit pedestrian walkways to ensure pedestrian safety.

3. Provide tree cover and shade structures in parking lots, such as around schools and recreation centers, for shading and to reduce the amount of heat absorbed by paved parking areas. Evergreen trees that provide yearround shade are particularly useful for minimizing absorption of heat.

4. All required off-street parking (City’s Municipal Code, Chapter 30, Article XI) shall be located outside of the public right-of-way and on-site. Required off-street parking will not be accommodated on any public streets.

5. Required off street parking (except for visitors parking) may be satisfied in a private gated community on privately maintained streets on one side of the street as long as a minimum drive aisle, as required by the Fire Department, is maintained.

Shade trees in parking area
Minimized conflict between cars and pedestrians in parking areas 817
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7.1.7 Parks, Recreation and Open Space

1. Recreation and open space areas shall be designed to accommodate the needs of different ages and abilities.

2. Canopy trees shall be used to provide shade. Informal groupings create visual interest and are encouraged.

3. Ample outdoor furniture shall be provided. This furniture shall match the surrounding architectural styles, materials, and colors. Benches shall be placed to take advantage of views of the San Gabriel and San Bernardino Mountains.

4. A combination of hard and soft paving may be used depending upon the function of the recreational amenity.

5. Active areas may utilize turf, grasses, and ornamental plantings. Passive areas shall primarily be composed of nonirrigated or drought-tolerant species.

Outdoor furniture and appropriate fencing
of play area
Where feasible, provide access to technology infrastructure in common recreation areas
Integrate mature tree specimens in courtyard and open space areas 818
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7.2 Residential Design Guidelines

7.2.1 General Residential Design Guidelines

SITE DESIGN

1. The creation of pocket parks and pedestrian trails and paths within neighborhoods is encouraged.

2. On-street parking (to satisfy required off-street parking) may be provided on one side of private residential streets as long as a minimum drive aisle, as required by the San Bernardino County Fire Department, is maintained.

On-street parking tends to slow traffic and serves as a barrier between vehicular traffic and pedestrians, creating a safer pedestrian environment.

3. Roadways shall be oriented to create views of neighborhood parks and other amenities. Housing shall front amenities and paseos whenever possible. All alley-loaded product (rear-loaded product), court cluster product, paseo cluster product, stacked flats or row townhomes, which require a private alley, drive, or court, shall meet the City standard for usable balconies and enhanced natural surveillance over the drive or court areas.

4. All residential site plans will incorporate Crime Prevention Through Environmental Design standards for a natural enrichment of quality of life.

5. Guest parking spaces shall be allowed on a street.

ARCHITECTURAL STYLE

1. The massing, character, and detailing of the architectural styles shall be authentic to the selected styles. However, contemporary adaptation of traditional vernaculars is appropriate.

2. The choice of architectural expression must be derived primarily from the respective building typology (row towns, courtyard buildings, single-family homes, etc.). Architectural styles shall be accurate and appropriate for the building typology.

3. Whenever possible, building articulation and form shall be expressive of and driven by environmental and site conditions such as solar orientation, views, noise, prevailing winds, and local climate. Plan forms that employ features such as courtyards, plazas, and patios are encouraged.

4. Use architectural elements that form an integral part of the building and avoid ornamentation and features that appear to be of poor quality and tacked on.

5. Architectural styles and detailing are extremely important to the identity and appeal of residential neighborhoods as well as individual homes. A mix of well-defined architectural styles in each neighborhood will add to the character of the project and is encouraged.

6. Box-like home designs are discouraged. Varied architectural detailing and projections shall be used to accentuate specific features and ensure a visually pleasing and varied experience within a neighborhood.

7. Builders are encouraged to incorporate sustainable design features, such as solar panels, light shelves, eyebrows and overhangs, reflective rooftop materials, cisterns and greywater systems, and other features to reduce resource consumption.

8. Incorporate shading devices and techniques, such as roof overhangs and strategically placed deciduous trees, to minimize unnecessary solar heat gain.

9. Install architectural features that increase daylighting, such as light shelves that bounce light further into interior spaces, to reduce the need for additional electrical light. 819
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Alley-loaded design allows for homes to orient around common spaces

BUILDING ORIENTATION

1. Use residential entrances to activate the street, and utilize elements such as canopies, porches, stoops, trellises, and courtyards as transitional spaces between the private and public realms.

2. Orient buildings to face onto streets, parks, and open spaces/paseos.

This orientation will create more attractive, safe, and pedestrian-friendly streetscapes and public spaces.

3. Alley-loaded cluster products help to create a pedestrian-friendly streetscape and are encouraged.
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VARIETY AND AESTHETIC QUALITY

1. Create identity and interest by varying floor plans and unit types. Two identical units may not be placed adjacent to each other.

2. Adjacent homes of the same architectural style shall not have identical elevations or colors. Rather, a variety of elevations, colors, and detailing is encouraged.

3. Porches, detailed entries, and stoops add to the character of a neighborhood and shall be incorporated. These features shall be varied along the street to create visual interest. If possible, these features shall project forward of a front entry garage door.

4. Entry features such as gates, trellises, arches, and arbors shall be employed to add visual interest and variety within the neighborhood.

5. Encourage the provision of “outdoor living room” spaces through architectural design that connects interior spaces to well-delineated exterior features such as patios, porches, and entries.

6. Variation in floor plans, unit types, roof form, colors, and materials add character and visual interest to a neighborhood. Two identical elevation styles may not be placed adjacent to each other.

Indoor-outdoor living Pedestrian-scale design features that reflect the materials and colors of associated structures create variety and aesthetic quality 821
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7. Exercise creativity and individual expression in conceiving and interpreting architectural form.

8. Apply massing breaks such as entry court and stepped-back corners to promote visibility and allow block transparency. Create variety in building mass by providing adequate vertical and horizontal offsets.

9. Avoid monotony through the utilization of varied setbacks, garage orientation and location, and building massing.

10. Designs with the garage as a dominant feature along the street are discouraged. The placement, orientation, and size of the garage shall be varied and include a mixture of front, side, rear, and alley-loaded garages as feasible.

11. Varied front and side setbacks create a more interesting street scene and are strongly encouraged.

12. Utilize a variety of architectural features and detailing methods to differentiate adjacent units. Features such as articulated entry features (porches and stoops), bay windows, and chimneys are encouraged.

13. Front-entry garage doors shall not be the dominant feature of a facade.

They shall be recessed into the garage wall and shall include patterns or indentations to create visual interest. Decorative panels, windows, arched doorways, and ornamental trim are strongly encouraged.

14. Alleys shall be landscaped to improve their aesthetic quality.

Porch feature
Landscaped private drives for rear- Varied massing
loaded product enhances the quality
of these semipublic areas
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7.2.2 Building-Level Residential Architectural Guidelines

ENHANCED ARCHITECTURAL TREATMENT

1. Enhanced architecture is encouraged for planning parcel edges along perimeter streets and major parks. Special landscape or architectural treatments such as enhanced entries or window details shall be used at main street corners and other areas with high visibility, such as at the end of paseos, main icon streets, and view corridors.

ROOFS

1. Roof forms of each home shall be appropriate to the architectural style.

Roof forms are encouraged to provide visual interest to the neighborhood.

Avoid a common roofline along streets. Overly complex and distracting roofs are not encouraged.

2. Roofs shall be constructed of noncombustible materials. Acceptable materials include clay and concrete tile. Unacceptable materials include pressed wood, corrugated fiberglass, asphalt roll roofing, and corrugated metal.

GARAGES

1. The front elevation shall focus on the home, not the garage.

2. Garage wall planes on the front elevations shall be furred out a minimum of 6 inches.

3. Garage door surrounds shall be articulating with trellises, trim, enhanced materials, or other methods to help minimize the architectural impact of the garage door.

4. A mix of garage door patterns (including garage doors with light) shall be used to add variety.

5. Garages shall have windows and lights per City plotting and design criteria standards.

COLORS AND MATERIALS

1. Color schemes shall be appropriate to the architectural style.

2. Color shall be used to add variety and richness to the architecture. Color changes shall occur at the inside corners only.

3. Each elevation shall have a minimum of three colors.

4. Each neighborhood shall have a minimum of three different roof colors and profiles.

5. Use materials, color, and details to enrich building character and emphasize human scale by employing rich, durable, and high quality finishes at street level.

6. Individual single-family homes shall not have identical color schemes adjacent to one another.

The materials and colors chosen for this entry feature compliment the architectural features of the home and enhance the streetscape
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ARTICULATION AND DETAILING

1. Articulate elements such as roof overhangs, canopies, and parapets to establish hierarchy and add interest to building silhouettes.

2. Varied architectural detailing and projections shall be used to accentuate specific features and ensure a visually pleasing and varied experience.

3. Establish a clear pattern and provide articulation and rhythm of windows, doors, and balcony openings, utilizing a variety of devices such as canopies, awnings, or railings.

4. Building interaction with the street level is important to a well-defined street scene. Stairways, entry stoops, balconies, arcades, colonnades, and retail storefronts will provide a strong transition from the street to each building

5. Trash collection, service, and loading areas must be located and designed so that service vehicles have clear and convenient access and do not block adjacent vehicular or pedestrian circulation or vehicular parking. Final location of loading/service areas will be approved by the City during the Development Advisory Board (D.A.B.) process.

SCREENING

1. Storage and maintenance areas and other ancillary uses must be screened from public view.

2. Accessory structures, such as storage, refuse receptacles, mechanical equipment, backflow preventers, loading docks, security fences, and similar uses can seriously detract from the visual quality of an area. Therefore, care must be taken to minimize the visual impact of these uses through site design and visual shielding. When reasonably possible, these uses shall be located away from roadways and public views, behind buildings, or in enclosed structures. Effective shielding methods include landscaping, berms, walls and fences, and ornamental screening.

3. Accessory structures shall be designed to look like a continuation or extension of the primary structure. They shall have architectural detailing and landscaping similar to the primary structure.

4. Any equipment mounted on the roofs shall be screened so that it is not visible from the street.

5. Utilities shall be screened and/or located underground as appropriate.

6. Above ground utilities shall be screened from public view.

Balconies and overhangs add interest to the front elevation of homes 824
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DESIGN GUIDELINES

7.2.3 Multifamily Residential Treatment

1. Utilize a variety of architectural features and detailing methods to differentiate adjacent units. Features such as articulated entry features (porches and stoops), bay windows, and chimneys are encouraged.

2. Large multiple-family dwellings shall have articulated facades, including recesses and architectural detailing, to avoid a monotonous streetscape.

3. In multifamily developments, adjacent buildings shall have a variety of color and material palettes, and architectural detailing.

4. In multifamily developments, the architectural building edge shall be used in place of walls whenever feasible.

A variety of architectural features and details differentiate these multi-family units 825
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7.2.4 Menu of Residential Architectural Styles
The Arboretum Specific Plan has a designated group of compatible architectural styles that are consistent with the buyer profile and landscape theme for the community’s villages. The architectural styles have also been selected to allow for variety and individuality for each neighborhood. On the following pages are samples of recommended architectural styles for the Arboretum. Key defining elements of each style are included.

A minimum of three different architectural styles must be utilized within each village, and a minimum of six different architectural styles must be utilized throughout the entire Specific Plan area. One or more architectural styles may be utilized within each residential neighborhood. However, the utilization of more than one architectural style within an individual residential neighborhood is encouraged.

Although only one style is required within each residential neighborhood, a minimum of three different elevations of the same architectural style must be utilized. In addition, no two identical elevations may be utilized adjacent to each other within detached residential neighborhoods. The reverse of an elevation, though, may be used adjacent to the original.

Each architectural style is represented on the following pages in the form of a summary description of its main components. These summaries will be used by the City of Fontana’s Planning Division to determine if the submitted architecture plans substantially conform to the architecture styles identified in this document. Proposed architectural plans are not required to contain all the elements identified for each particular style. Rather, the matrix is intended to set forth a description of style elements and features generally associated with the architectural style. Additionally, the architectural styles shown within this section do not represent an exclusive list of permitted styles. Architectural styles not listed within this specific plan are permitted subject to approval of the Planning Commission.

The architectural styles for the residential uses within The Arboretum include:
• Santa Barbara
• Spanish Colonial
• Monterey
• Tuscan
• Provence
• Italianate
• California Craftsman
• Prairie
• European Cottage
• Farmhouse
• American Traditional
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DESIGN GUIDELINES
Front door appropriate to Southern California influenced Spanish styles popular from 1900–1930. style
Light-sand stucco Decorative metal
Decorative accent tile
Wood balcony
Recessed entry Semi-tight rake

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical massing
• Arched arcades
ENTRY • Covered porch
• Arcade
• Recessed entry
ROOF • 4:12-5:12 roof pitch; gable roof
• Deep eaves at selected locations
• Semi-tight rake at gable ends
DETAILS • Wood or wrought iron balconies
• Decorative patterned accent tile
• Wrought iron window grills
• Recessed windows

M A T E R I A L S
& COLORS
• Red barrel concrete tile roof
• Light to medium sand stucco finish

SANTA BARBARA STYLE
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Little or semi-tight overhang
at gable ends
Vertical window proportions Decorative shutters
Decorative metal grills Detailed door surround
Arched window/door
openings
Covered arcade at entry
Asymmetrical/symmetrical
massing

SPANISH COLONIAL STYLE
1915–1940 Spanish-inspired with Latin American design elements. Made popular after 1915 Panama-California exposition in San Diego. Features a more precise imitation of elaborate Spanish elements than the Mission Revival style

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical massing
ENTRY • Covered porch
• Arcade
• Detailed door surround
ROOF • 4:12–5:12 roof pitch; hip or gable roof
• Little or no overhang at gable ends
• Exposed rafter tails at selected areas
DETAILS • Shutters
• Wrought iron window grills
• Vertical window proportions
• Arched window or door openings

M A T E R I A L S
& COLORS
• Concrete S-tile or barrel tile roof
• Light to medium sand stucco finish
• White and light earth tone colors
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DESIGN GUIDELINES

MONTEREY STYLE
Cantilevered balcony Decorative shutters Exposed rafter tails at 1925–1940. Blending of Spanish adobe construction with two-story colonial housing type. selected locations
Shallow roof pitch, gable roof Second-story balcony Paired windows Balcony-covered entry Accent siding at second
floor
Wood corbels and balcony
railing

STYLE ELEMENTS

F O R M &

MASSING
• Cantilevered covered balcony at the second story
ENTRY • Entry covered by balcony above
ROOF • Shallow (4:12-5:12) roof pitch; gable roof
• Exposed rafter tails at selected locations
DETAILS • Wood or wrought iron balconies
• Decorative patterned accent tile
• Wrought iron window grills

M A T E R I A L S
& COLORS
• Concrete S-tile or flat roof
• Light to medium sand stucco finish
• Accent siding at second story
• Accent brick or stone wainscot at the first floor
829
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Inspired by rustic buildings of Tuscany.

TUSCAN STYLE
Asymmetrical/symmetrical
massing
Recessed and arched door
treatments
Arched windows & window
treatments
Balcony with decorative
metal railings
Decorative shutters
Informal building forms
Decorative metal detail
Rustic stone veneer

STYLE ELEMENTS

F O R M &

MASSING
• Informal building forms
• Asymmetrical/symmetrical massing
ENTRY • Arched door treatments
ROOF • Shallow (4:12-5:12) roof pitch; hip and gable roofs • Exposed rafter tails at selected locations
DETAILS • Shutters
• Wrought iron details
• Wood or wrought iron balcony railings
• Arched windows and window treatments

M A T E R I A L S
& COLORS
• Concrete S-tile
• Light to medium sand finish stucco in rich earth tone colors
• Rustic stone/brick veneer
830
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DESIGN GUIDELINES

PROVENCE STYLE
Decorative pot shelves Steep pitched hip & gable
roofs
Rich earth color tones
Shallow porch Rustic stone veneer Curved / varying roofline Arched window & door treatments
Quoins Decorative shutters
1915–1945. Inspired by the French farmhouse and chateau.

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical building massing
ENTRY • Arched door treatments
• Shallow porch
• Quoins at entry doors
ROOF • Steep pitched secondary roofs (6:12+); hip and gable roofs
• Short overhangs (0”–12”)
• Curved/varying roof line
DETAILS • Shutters
• Wrought iron details
• Wood or wrought iron balcony railing
• Dormers
• Arched window or door treatments

M A T E R I A L S
& COLORS
• Concrete flat tile roof
• Light to medium sand finish stucco in rich earth tone colors
• Rustic Stone veneer
• Quoins at corners, windows, or entry doors
• Stone or brick accents
831
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ITALIANATE STYLE
1840–1885. Inspired by informal Italian-styled villas of the picturesque movement in Europe. Asymmetrical building massing
Quoins Dentals at eaves
Deep overhangs with decorative brackets below
Covered entry Pediment window
Arched door treatment Shallow-pitched hip roofs Light sand finish stucco in rich earth tone colors

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical building massing
ENTRY • Covered entry
• Front porch
• Pediment entry with stoop
ROOF • Shallow pitched roofs (4:12-5:12), hip and gable roofs • Deep overhangs (12”-36”) with decorative brackets
below and selected locations
DETAILS • Dentals or brackets at eaves at selected locations • Paired or triple windows
• Pediment window and door treatments
• Rusticated base

M A T E R I A L S
& COLORS
• Concrete flat tile roof
• Light to medium sand finish stucco in rich earth tone colors
• Rustic Stone veneer
• Quoins at corners, window, or entry doors
• Stone or brick accents
832
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DESIGN GUIDELINES
Stone accents Exposed rafter tails at 1905–1930. California style inspired by Greene and Greene. selected locations
Battered columns with stone
base
Shallow pitched roofs with
deep overhangs
Full-width front porch Paired and tripled windows
Varied building massing Decorative knee braces Stucco with siding accents

CALIFORNIA CRAFTSMAN STYLE

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical plan form
• Varied building massing
ENTRY • Full or partial width front porch
ROOF • Shallow pitched roofs (3.5:12–5:12); front, side or cross gable roofs
• Deep overhangs (12”–24”) with decorative brackets
below
• Exposed rafter tails at selected locations
DETAILS • Battered, square, or 4-post columns
• Brackets or knee braces at gabled ends
• Paired or triple windows

M A T E R I A L S
& COLORS
• Concrete flat tile roof
• Light to medium sand finish stucco with siding
accents
• Stone or brick accents
833
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1900–1920. Inspired by the Oak Park homes of Frank Lloyd Wright.

PRAIRIE STYLE
Hip roofs Light body colors with dark,
contrasting trim
Decorative glazing
Heavy square columns Geometric window grid
patterns
Stone base accents
Front porch Light to medium sand
finish stucco
Horizontal emphasis

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical building massing with
horizontal emphasis
ENTRY • Single-story front porch
• Decorative glazing or sidelights
ROOF • Hip roofs (3.5:12–5:12)
• 18”–24’ overhangs
DETAILS • Heavy square columns
• Geometric window grid patterns
• Window boxes and pedestal urns
• Entry door with decorative glazing or sidelights

M A T E R I A L S
& COLORS
• Concrete flat tile roof
• Light to medium sand finish stucco
• Light body colors with dark, contrasting trim
• Stone or brick base accents
834
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DESIGN GUIDELINES

EUROPEAN COTTAGE STYLE
1920–1940. Inspired by medieval Tudor and Norman country homes.

Articulated door surround
Stone accents Decorative pot shelves Recessed second floor Asymmetrical/symmetrical
massing
Hip and gable roofs
Decorative shutters Semi-tight rake

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical building massing
• Recessed second or third floor
ENTRY • Articulated door surround or covered porch
ROOF • Hip and gable roofs (4:12–6:12 pitch)
• 6”–18” overhangs
• Semi-tight rake
DETAILS • Shutters
• Dormers
• Tower elements
• Planter boxes and pot shelves

M A T E R I A L S
& COLORS
• Concrete flat tile roof
• Light to medium sand finish stucco
• Rustic stone veneer
• Stone or brick wainscot
835
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1850s to the early 20th century evolved from early Colonlial homes.

AMERICAN TRADITIONAL
Pitched roof detail.

Front Porch
Recessed second floor massing

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical massing
• Recessed 2nd floor or single story element at entry
• Vertical and horizontal breaks in massing
ENTRY • Recessed entry
• Covered entry with porch
ROOF • 4:12 to 6:12 roof pitch
• 6” to 16” overhangs
• Front to back gable or hip roof with intersecting hip and gable roof
DETAILS • Porches
• Square wood columns with trim
• Shutters

M A T E R I A L S
& COLORS
• Concrete roof tiles - flat or shake appearance
• Stucco with horizontal siding accents allowed
• Whites, off-white, dark or light colors for field colors, with constrasting trim
White trim and concrete tile roof.

Proportionally sized shutters
Siding accents
836
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DESIGN GUIDELINES

FARMHOUSE
The American Farmhouse represents a practical and picturesque country house. Its beginnings are traced to both Colonial styles from New England and later the Midwest.

Covered entry with single story porch
Front to back main gable Roof tiles with smooth look
Asymmetrical massing
Siding accents & simple
massing

STYLE ELEMENTS

F O R M &

MASSING
• Asymmetrical/symmetrical massing
• Simple plan form massing and simple roof design
ENTRY • Covered entry with single story porch
ROOF • 4:12 to 7:12 roof pitch
• Front to back main gable roof
• 0” to 16” overhangs with open eaves
DETAILS • Porches with simple columns and railings
• Cupolas or dormers
• Vertical multi-paned window at front elevation

M A T E R I A L S
& COLORS
• Horizontal or vertical siding may be combined with
stucco
• Roof tiles with smooth flat or shingled appearance
• Whites, or light shades of blue, yellow, green, beige or gray for field colors, with complementary trim
Covered front porch
837
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7.3 Commercial Activity Center Overlay
The following guidelines apply to the commercial uses located at the northwest corner of Sierra Avenue and Duncan Canyon Road listed as C-C and C-G land uses.

In some places within this specific plan, the Activity Center Overlay is referred to as “Activity Center”.

7.3.1 Site Design

1. Structures shall be designed to relate to each other and the surrounding area.

2. The placement and design of structures shall facilitate and encourage pedestrian activity and convey a physical and visual link to the adjacent residential developments, streets, and sidewalks.

3. When possible, adjacent buildings shall be designed with shared open spaces, plazas, and courtyards that can serve as employee or customer outdoor eating and gathering places.

4. Where feasible, new structures shall be clustered to create plazas and pedestrian malls. When clustering is impractical, a visual link between separate structures shall be established through the use of an arcade, trellis, or other open structure.

5. Establish a visual link in multibuilding complexes by using architectural and site design elements to unify the project.

6. Building entries shall be oriented towards the street and clearly defined.

Facade articulation
Provision of public space in the Activity
Center
Distinctive architectural detailing
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DESIGN GUIDELINES

7.3.2 Architectural Design

1. Projects within the Activity Center shall utilize specialized design features, such as distinctive architectural detailing, landscaping, and lighting elements, to ensure a consistent design theme for that project.

2. Buildings shall be divided in distinct massing elements. Building facades shall be articulated with architectural elements and details. Vertical and horizontal offsets shall be provided to minimize bulk.

3. Avoid long, monotonous building facades and create diversity by clustering buildings around courtyards and open areas.

4. Avoid a single, large dominant building mass. Horizontal building masses shall not exceed a height-to-width ratio of 1:3 without substantial changes in height and projecting or recessed elements.

5. Large buildings shall have articulated facades, including recesses and architectural detailing, to avoid a monotonous streetscape. Openings shall be recessed 2 to 4 inches to further articulate the façade.

6. Vary rooflines to reduce the overall mass of the building. Parapet walls and roof systems shall be designed to conceal all roof-mounted equipment from adjacent properties and public rights-of-way. Flat roofs shall be disguised through the use of parapet walls.

7. Architectural elevations of principal buildings over 20 feet tall shall have a clearly discernible base (minimum 3’), body, and cap (consisting of a cornice, parapet, awning, or eave that do not to exceed the base height).

The base and cap shall be discernible from the body by changes in color, materials, texture, pattern, or profile.

8. Utilize low reflective, subtle, neutral, or earth tone colors on the building body. Building trim and accent areas may feature brighter colors, including primary colors. Applied paint over brick and stone is strongly discouraged.

9. Utilize high quality materials on building bases, bodies, and caps.

The distinctive architectural detailing of this commercial retail project creates a consistent design theme for the project
Towers and other architectural features shall be used within the Activity Center to create a distinctive sense of place
839
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7.3.3 Activity Center Entries

1. Entries shall be clearly marked, with distinctive landscaping and attractive monument-style signage.

2. Access shall be located as far from street intersections as possible.

7.3.4 Paving

1. A variety of paving materials shall be used to clearly delineate vehicular and pedestrian areas and to create a sense of place.

2. Decorative paving shall be incorporated into parking lot design, driveway entries, pedestrian walkways, crosswalks, plazas, and pedestrian malls.

7.3.5 Storage and Accessory Structures

1. Storage, loading areas, and service entrances shall be located to the rear of the structure and oriented away from noise-sensitive uses, such as residences. Landscaping, berming, and walls shall be used to buffer adjacent uses from these areas.

2. Outdoor storage areas and loading docks shall be screened from the street and adjacent uses.

3. Accessory uses and utilities shall be located behind the primary structure out of public view whenever possible. Uses that cannot be placed out of view shall be shielded with berms, landscaping, attractive walls, or decorative screening.

7.3.6 Parking

1. Disperse parking into multiple smaller lots as opposed to one large lot, where feasible, and screen parking with berms, landscaping, or fences.

Screening of trash receptacles Colorful and varied paving materials add interest to sidewalks and public spaces
Pedestrians should be buffered from parking lots with landscaping and sidewalks 840
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DESIGN GUIDELINES

7.3.7 Activity Center Signs

1. Signs shall be backlit or downlit to prevent glare and spillover onto adjacent properties.

2. “Canned” signs are prohibited. Interior illuminated channel letters shall be used instead.

3. Signs shall be compatible with the building and site design in terms of color, material, and placement.

4. All signs shall be maintained in good repair.

5. Color schemes for signage shall be related to other signs and graphics in the vicinity to achieve a coordinated sense of identity.

6. The design and style of a sign shall complement the architectural style of the building to which it is attached or adjacent.

7. The exposed backs and sides of signs shall be architecturally treated to blend with the exterior character of the buildings and site.

8. Signage shall be visually interesting and informative. It shall be distinctive and eye-catching yet simple and tasteful. Cluttered designs and excess advertising shall be avoided.

9. Multitenant signage is encouraged to minimize visual clutter.

Quality commercial project signage
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7.4 Landscape Design Guidelines
These landscape design guidelines establish a landscape theme for the project and set forth general criteria for landscaping of the residential community for the Arboretum. The Arboretum’s design guidelines are driven by the goal to create a cohesive overall community while still promoting the design of unique and interesting landscape spaces at the neighborhood level.

7.4.1 Community-Wide Landscape Design Guidelines

1. All landscaping shall utilize the approved trees, shrubs, and groundcovers listed in the Plant Palette found in this chapter (Table 7.4).

2. Landscaping along main major roadways and at project entries shall be consistent, formalized, and composed of signature plantings from the plant palette to create an attractive and cohesive community identity. Formal plantings of nonnative species may be used at key entries and intersections to highlight these areas.

3. Median plantings shall reflect the use of the roadway of which they are a part. Median plantings along Sierra Avenue and Citrus Avenue shall be more formal to reflect the hierarchy and character of the roadways.

4. Landscaping within paseos shall consist of informal groupings of shade trees, shrubs, and plantings. Native and other low-water species shall comprise the majority of landscaping within paseos.

However, turf areas may be provided in areas intended for active use.

5. The planting of native and drought-tolerant species coupled with water-efficient and drip irrigation systems is encouraged throughout the project, especially in public or common areas.

6. As practical, utilize medians and parkways for water treatment and to reduce runoff.

7. As practical, ample street and shade trees shall be provided to create an attractive and pedestrian-friendly environment.

8. Increase tree canopy and place trees strategically to reduce energy demand for adjacent buildings, enhance roadway safety, and provide for a more aesthetically pleasing environment.

9. As practical, utilize a variety of tree types with an emphasis on trees that provide shade cover and an urban forest within The Arboretum. Also, provide formal, linear plantings of trees as windrows, with proper orientation toward prevailing winds, to mitigate the negative effect of wind on the project

10. Landscape Design Guidelines must comply with the approved Fire Protection Master Plan. If the Specific Plan and Fire Protection Master Plan conflict, the latter will control.

Patterned paving at pedestrian crosswalks increases pedestrian safety and enhances entries 842
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DESIGN GUIDELINES

11. Install automated, high efficiency irrigation systems to reduce the amount of water devoted to landscaped areas, such as drip and bubbler irrigation and low-angle, low-flow sprayheads.

12. Encourage homeowners to select plant materials and species that are native, drought tolerant, and/or low water demand.

13. Minimize the use of large or inefficiently small turf areas in landscaping by incorporating water-conserving native groundcovers or perennial grasses, shrubs, and trees.

14. Group plants with similar water requirements together, a technique known as hydrozoning.

15. Increase tree cover in developed areas to reduce solar heat gain into buildings and to reduce the amount of heat absorbed by paved areas. In general, plant drought-tolerant or native tree species around and near buildings, walls, windows, and paved areas. Plant deciduous trees on the south side of buildings to allow for increased solar heat gain in winter months (reducing energy needed for heating interiors) and shading in summer months (reducing energy needed for cooling interiors).

Groundcover and informal tree plantings
Street trees provide shade and visual character along residential streetscapes 843
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7.4.2 Tiered Landscape Program
Landscaping for The Arboretum shall follow a tiered planting plan as shown in Figure 7.1, Tiered Planting. Using different scales, forms, colors, and/or textures of plant materials “tiered” planting visually increases the depth of planters and promotes interest and diversity. The application of tiered planting is required to enhance the visual character of the project by softening the appearance of walls and fencing along main major community roadways such as Duncan Canyon Road and Cypress Avenue. The tiered concept shall also be applied at the neighborhood level (along collector and local streets) and in front of individual residential units or multifamily housing projects as allowed by the Fire Protection Master Plan for The Arboretum. A selection of acceptable planting materials is found in Table 7.4, Plant Palette.

Example of tiered planting techniques
Tier DESCRIPTION SIZE
Tier A Low spreading groundcover (1)(3) (including
turf or turf substitute)
Under 12”
height
Tier B Low mounding shrub/groundcover (1) (2) (3)
(informal mass planting)
12”-30” height
Tier C Low hedge (formal-linear) (3) 12”-30” height
Tier D Medium shrub (informal mass or hedge) (2) (3) 24”-48” height Tier E Large shrub (informal mass or hedge) (2) (3)(3) 42”-60” height Tier F Vertical accent (growth habit columns rather
than horizontal) (3)
42”-72” height
A c c e n t
G
Strategically located specimens (3) Varies
Notes
(1) Groundcover material shall be permeable and be able to retain moisture in the root zone, as well as reduce dust and weeds. Examples of appropriate ground place materials include decomposed granite (3/8” minus with 11% fines), fractured rock (2”-6”), river rock (4”-9”), shredded bark, and ornamental grass. Groundcover should be “California-friendly”. Only landscape areas 8’x18’ in size and greater and designed for active outdoor activity shall be permitted to use turf. (2) Shrubs shall be a minimum of 5-gallons in size; in any “multi-tier” scheme, shrubs serving as the first (shortest) tier, a 1-gallon shrub size or rooted cutting is acceptable. When four or more tiers are used, shrubs serving as the first two tiers, may be a minimum of 1-gallon in size.
(3) All planting plans are subject to the requirements of the Fire Protection Master Plan for The Arboretum which supercedes this document.

Table 7.1 General Tiered Landscaping Requirements
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DESIGN GUIDELINES

TIERED PLANTING
FIGURE 7.1
845
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Table 7.2, Specific Tiered Landscaping Requirements, provides details on how to approach tiered landscaping in front and side yards and slopes and large open spaces. Table 7.3, Streetscape Landscaping Requirements, details sizing, spacing and other requirements for the various street typologies found within The Arboretum community. Please see Chapter 6, Circulation and Streetscape Design, for further information regarding the Arboretum’s streetscene.

Table 7.2 Specific Tiered Landscaping Requirements

P L A N T E R
WIDTH

NUMBER OF TIERS REQUIRED
(Choose tiers A-G from Table 7.1)
F r o n t
yards
S i d e
yards
S l o p e s a n d l a r g e
open space
18” - 30” 1 1 1
30”-48” 2 2 1
48”-60” 2 or 3 2 1
60” and up 3 3 1
5’-12’ - - 2: Second tier minimum
“Tier C”
12’ - 18’ - - 3: Third tier minimum
“Tier D”
18’ and up - - 4
* Accent planting is encouraged depending on length of planter and could, depending on its use, count as a tier.

7.4.3 Streetscapes

1. Streetscape elements, such as landscaping, lighting, street furniture, and signage shall create an attractive, consistent, and cohesive community image and complement the surrounding architectural styles.

2. Attractively landscaped medians shall be provided along main major roadways to reduce vehicular speed, create a pedestrian-friendly environment, and ensure a pleasant community image.

3. Special patterned paving shall be provided at important intersections and pedestrian crossings within the Specific Plan area, such as the intersection of Cypress Avenue and Duncan Canyon Road.

4. Traffic-calming measures such as speed dots will be used every +/- 650 feet in and adjacent to residential and park areas to reduce the speed of traffic and create a more pedestrian-friendly environment. Sidewalk bulbs increase pedestrian safety and comfort and shall be placed at important intersections.

At the product level, product-adjacent private spaces that are part of the public realm (i.e. private front and side yards) help create the overall landscape tone for the Arboretum. Specific tiered-landscape requirements for front and side yards are provided to encourage the development of a cohesive streetscape throughout all levels of the Arboretum. Slopes and large open spaces (a minimum of 900 square feet in size and/or with 20-foot dimensions) can also serve to unite the streetscene. 846
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DESIGN GUIDELINES
Trees Vines Shrubs Unique Details
Perimeter Streets
(Figures 6.3 and 6.4)
• Combination of 24- and 36-
inch box trees
• Flowering accent tree groupings
between 120-200 ft spacing
• 1-gallon minimum
• 20 ft on center
spacing
• Tiered landscape
• 1-gallon minimum
• 30-inch max height for shrubs in the
median
• Wood mulch or D.G. around shrubs
• Option A (Specimen Tree)
and/or Option B (Vineyard)
to occur 3-4 times per 1,000
linear feet
Duncan Canyon Road and
Citrus Avenue at Easement
(Requirements in addition to
those for Perimeter Streets)
(Figure 6.5)
• 24-inch box minimum
• 40 ft on center spacing
• 20 ft height max
Collector Streets
(Figures 6.6)
• 24-inch box minimum
• 40 ft on center spacing
• 1-gallon minimum
(where applicable)
• Layered between sidewalk and community wall or maintenance curb • 50% 1-gallon minimum, 50% 5-gallon minimum
• Wood mulch around shrubs
Local Streets
(Figures 6.7)
• 24-inch box minimum
• 40 ft on center spacing
• Three trees per lot for side and
corner conditions, two trees per
lot for front yard conditions
• 1-gallon minimum
(on side yards)
• 10 ft on center
spacing
• Tiered medium scale shrubs for
side-yard between wall and property
line wall
• 50% 1-gallon minimum, 50% 5-gallon minimum
• Wood mulch around shrubs
Arboretum Trail Streetscape
(Figures 6.8)
• 24-inch box minimum
• 40 ft on center spacing
• 1-gallon minimum
(where applicable)
• Layered between sidewalk and community wall or maintenance curb • 50% 1-gallon minimum, 50% 5-gallon minimum
• Wood mulch around shrubs
• Perimeter Street Option A
and/or Option B where appropriate
Alleys • 15-gallon minimum tree size • 1-gallon minimum Table 7.3 Streetscape Landscaping Requirements
Note: Streetscape landscaping requirements superceded by Fire Protection Master Plan. 847
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7.4.4 Landscape Districts
To ensure that the arboretum concept and theming established in the Arboretum Park extends to the residential neighborhood level (above and beyond the parks and gardens that are required), The Arboretum Specific Plan area has been divided into 14 15 landscape districts (Figure 7.2, Landscape Districts) that are comprised of multiple planning areas.

While the streetscape landscaping palette provides overall visual continuity throughout the four villages, the landscape districts were established to ensure that visual variety in the Arboretum’s landscaping is achieved at the individual property and/ or product level. As a result, a landscape theme will be selected for each landscape district that is based upon the planting materials used in one of the community gardens that are required in each village. Variations in the landscape themes will occur between adjacent landscape districts to visually create a distinctive sense of place for each district.

The landscape district delineations shown in Figure 7.2 are provided for reference only. District boundaries, garden theme selection, and each landscape district plant palette shall be refined and finalized during the tentative tract map approval process. 848
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LANDSCAPE

DISTRICTS
FIGURE 7.2

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 7.2 Conceptual Plan

DUNCAN CANYON RD

CYPRESS AVENUE
LEGEND
Landscape District
Park
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7.4.5 Product-Level Landscaping
The following general requirements for detached product front yards and attached product interior drive courts provide minimum standards necessary to create a vibrant public realm. These standards, when combined with a tiered landscaping plan and guided by the images presented in this section, will result in a cohesive landscape at the product level while maintaining a sense of originality and diversity.

To ensure that appropriate landscape treatments and materials selected at the landscape district level are carried through to the product level, examples of landscaping requirements for four conceptual products - detached single family, detached court cluster, attached paseo cluster, and attached green court cluster - are presented in this section. These four products present options on how to approach landscaping at the product level of development - a key level in setting the tone for the entire Arboretum community.

All landscaping design must conform to the Fire Protection Master Plan and the City of Fontana’s Model Water Efficiency Ordinance (MWELO).

DETACHED UNITS: FRONT YARDS

1. Plant accent shrubs to highlight home entry

2. Any wall over 42” high shall have a 5-gallon foundation or shrub material planted at a minimum 3’ o.c. at its base

3. Two large plantings per lot, in addition to street trees, shall be required.

One planting must be a tree (24” box minimum) while the other planting shall be a 15-gallon minimum tree or shrub.

4. Trees shall be planted in informal clusters to create dynamic rhythm and avoid monotony of evenly spaced trees.

5. Plant materials are encouraged to be “California-friendly”.

ATTACHED UNITS: INTERIOR DRIVE COURTS

1. Provide landscape planters between garage doors to achieve softening of motor court/alley area.
• Planter shall be a minimum of 16” wide and 24” deep.
• Planter shall be able to support a vertical hedge or vines capable of reaching and being maintained at 5’ height.

2. Provide vertical accent tree or large vertical shrub at corner of building facing alleys to soften and frame building.

3. Plant materials are encouraged to be “California-friendly”. 850
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DESIGN GUIDELINES

DETACHED TRADITIONAL SINGLE FAMILY HOME
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street

PRODUCT-ADJACENT

PRIVATE SPACE

PRODUCT-ADJACENT

PUBLIC SPACE,

PRIVATELY OWNED

STREET-ADJACENT

PUBLIC SPACE
Neighborhood Street Neighborhood Street Neighborhood Street Neighborhood Street Neighborhood Street Neighborhood Street Neighborhood Street
Neighborhood Street
Alley Neighborhood Street
Alley
Alley
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DETACHED COURT CLUSTER

PRODUCT-ADJACENT

PRIVATE SPACE

PRODUCT-ADJACENT

PUBLIC SPACE,

PRIVATELY OWNED

STREET-ADJACENT

PUBLIC SPACE
Court
Neighborhood Street
Court
Neighborhood Street
Court
Neighborhood Street
Neighborhood Street Neighborhood Street Neighborhood Street Alley
Alley
Alley
Alley
Alley
Alley
Neighborhood Street Neighborhood Street Neighborhood Street 852
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DESIGN GUIDELINES

DETACHED COURT CLUSTER

PRODUCT-ADJACENT

PRIVATE SPACE

PRODUCT-ADJACENT

PUBLIC SPACE,

PRIVATELY OWNED

STREET-ADJACENT

PUBLIC SPACE
Alley Alley Alley
Neighborhood Street
Neighborhood Street
Neighborhood Street
Alley
Alley
Alley
Neighborhood Street Neighborhood Street Neighborhood Street 853
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INTERIOR

DRIVE COURT

STREET-ADJACENT

PUBLIC SPACE

PRODUCT-ADJACENT

PUBLIC SPACE,

PRIVATELY OWNED

PRODUCT-ADJACENT

PRIVATE SPACE

ATTACHED PASEO CLUSTER
Neighborhood Street
Neighborhood Street
Court
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street
Neighborhood Street
Court
Court
Court

ATTACHED GREEN COURT CLUSTER
Green
Court
Neighborhood Street
Alley
Green
Court
Neighborhood Street
Alley
Green
Court
Neighborhood Street
Alley
Green
Court
Neighborhood Street
Alley
854
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DESIGN GUIDELINES

ATTACHED TOWNHOME

PRODUCT-ADJACENT

PRIVATE SPACE

PRODUCT-ADJACENT

PUBLIC SPACE,

PRIVATELY OWNED

STREET-ADJACENT

PUBLIC SPACE
Alley
Alley
Alley
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7.4.6 Alternative Landscape Techniques
Individual residential property owners will be encouraged to utilize alternative landscaping techniques to reduce turf throughout the Arboretum. These alternative techniques include, but are not limited to:

1. Turf Limitations: limit the amount of turf in front yards based on yard size (i.e. 10% of total square footage with an 8’ minimum dimension) or require front yards to be turf-free. Encourage use of various groundcover, inert natural materials, and/or native grasses instead.

2. Landscape Zones: group plants with similar water needs together to create distinct watering zones (mini oasis zone, transition zone, and natural zone). Lots may be laid out with a smaller but highly visible area where regular irrigation is provided, but with other broad areas requiring little maintenance or watering.

3. Vertical Landscaping: orient landscape vertically rather than horizontally.

Vertical landscaping requires less ground space and concentrates required watering. Vertical plantings can include trellises or large pots with small trees.

4. Wall Planting: when there are retaining wall conditions, create walls where plants can root into material behind the wall façade or where the rooting medium for the plants is contained within the wall structure. These walls can be made to convey a sense of local distinctiveness.

5. Native Grasses: plant native grasses in place of traditional turf to reduce water use, green waste and add variety to the landscape.

6. Creative Pavement Patterns: utilize visually pleasing paving options to create interesting groundcover patterns, without the use of turf.

7. Decomposing Granite (DG): commonly used for paths and other paved surfaces. DG is much more permeable than conventional paving materials and can usually be installed at a much lower cost.

8. Outdoor Rooms: encourage use of outdoor spaces by creating outdoor “rooms” using pavement, walls, and planters which support drought tolerant planting materials.

9. Solar Orientated Landscaping: organize landscape based on sun exposure (west/south side requires direct sun and tolerates reflected heat, east side should have plants that require filtered or moderate sunlight, and north side needs shade tolerant plants).

The use of drought-tolerant and native plant species can be an attractive turf alternative in front yards and common landscaped areas.
856
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DESIGN GUIDELINES
shall be watered using point irrigation system (drip or bubbler). No irrigation controllers or irrigation main lines are allowed within the SCE Easement.

Water-saving irrigation equipment shall be used, including flow sensors, moisture sensors, and using California Irrigation Management Information System (CIMIS).

PLANT PALETTE
The plant palette for The Arboretum Specific Plan, accompanied by images of typical species, is presented in Table 7.4, Plant Palette, below. The plant palette describes the types and locations of species to be used in certain areas, including streetscapes, entryways, and park areas. Trees recommended for the Arboretum Park are indicated by a green marker next to the tree name within the Community Plant Palette.

7.4.7 Plant Material Guidelines
It is the intent of these guidelines to provide flexibility and diversity in plant material selection, while maintaining a limited palette in order to give greater unity and thematic identity to The Arboretum. The plant material lists have been selected for their appropriateness to the project theme, climatic conditions, soil conditions, conformance with The Arboretum Fire Protection Plan and concern for maintenance. Wherever possible, overall plant material selection for given project areas, shall have compatible drought-resistant characteristics. Irrigation programming can then be designed to minimize water application for the entire landscape setting.

PLANTING CONSTRAINTS
There are several planting and hardscape restrictions, constraints, and considerations which occur within The Arboretum, as follows:
• The landscape area between hardscape elements (i.e., curb, sidewalk) shall be no smaller than 4 feet in width (excluding planters in interior courts). • Trees planted on small areas (less than 5’ wide) require an 8-foot lineartype root barrier and their location must be approved by the Public Works Department.
• No trees higher than 20 feet are allowed in the SCE easement. • Trees shall be centered in parkways, medians or planting areas, unless indicated as randomly spaced.

IRRIGATION
All irrigation systems installed in any commonly irrigated lots and which are maintained by the Homeowner Association or a Landscape Maintenance District, shall be designed to conform to the state’s Water Conservation Assembly Bill 325 and any City of Fontana Guidelines currently in effect. All irrigation systems shall be installed in conformance with all City of Fontana Standards.

All landscaped areas to include neighborhood parkways shall be watered with a permanent underground irrigation system, and shall be designed with head-to-head or point-to-point 100 percent coverage. Landscape areas within the SCE easement 857
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Table 7.4 Plant Palette

BOTANICAL NAME COMMON NAME
E X T E R I O R P E R I M E T E R S T R E E T S ( G r a p e l a n d S t . , Citrus Ave., Casa Grande Ave., Sierra Ave.)
L a r g e - S c a l e E v e r g r e e n S t r e e t T r e e s a n d M e d i a n Island Trees
Alnus rhombifolia White Alder
Cinnamomum camphora Camphora
Eucalyptus leucoxylon White Ironbark
Eucalyptus microtheca Coolibah
Eucalyptus robusta Swamp Mahogany
*Eucalyptus viminalis Eucalyptus
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
*Pinus halepensis Aleppo Pine
*Pinus pinea Italian Stone Pine
*Podocarpus gracilior Fern Pine
Quercus agrifolia Coast Live Oak
Quercus virginiana Southern Live Oak
Quercus wislizeii Interior Live Oak
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
Large Scale Deciduous Accent Trees
Luquipambar stracuflua American Sweet Gum
*Olea europaea Olive
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree; ‘Bloodgood’
Populus nigra italica Lombardy Popular
Zelkova serrata Saw Leaf Zelkova
Flowering Accent Trees
Eucalyptus grandis California Pepper Tree
London Plane Tree Honey Locust
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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DESIGN GUIDELINES
Bauhinia variegata Purple Orchid Tree
Chitalpa tashkentensis Chitalpa
Cupaniopsis anacardiodies Carrot Wood Tree
Glenditsia triancanthos Honey Locust
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
Pyrus calleryana Ornamental Pear; ‘Aristocrat’
Shrubs
See Overall Arboretum Plant Palette
Median Island Shrubs (30” High Maximum)
See Overall Arboretum Plant Palette
I N T E R N A L P E R I M E T E R S T R E E T S ( C y p r e s s A v e . , Duncan Canyon Road)
Large-Scale Street Tree and Median Island Trees
Duncan Canyon Road
*Cinnamomum camphora Camphora
*Eucalyptus viminalis Eucalyptus
Quercus agrifolia Coast Live Oak
Quercus virginiana Southern Live Oak
*Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pistacia chinensis Chinese Pistache
Platanus acerifolia London Plane Tree; ‘Bloodgood’
*Podocarpus gracilior Fern Pine
Quercus agrifolia Coast Live Oak
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
Zelkova serrata Saw Leaf Zelkova
Jacaranda Crape Myrtle
Magnolia Camphor Tree
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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Cypress Avenue
*Cinnamomum camphora Camphora
*Eucalyptus viminalis Eucalyptus
Jacaranda mimosifolia Jacaranda
*Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Platanus acerifolia London Plane Tree; ‘Bloodgood’
*Podocarpus gracilior Fern Pine
Quercus agrifolia Coast Live Oak
Quercus wislizeii Interior Live Oak
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
Zelkova serrata Saw Leaf Zelkova
Flowering Trees
Duncan Canyon Road and Cypress Avenue
Castanospermum australe Moreton Bay Chestnut
Cupaniopsis anacardiodies Carrot Wood Tree
Lagerstroemia indica Crape Myrtle (Duncan Canyon Road)
Magnolia grandiflora Southern Magnolia (Cypress Avenue) Pyrus calleryana Ornamental Pear; ‘Aristocrat’
*Olea europaea Olive
Quercus ilex Holley
SCE Easement Street Trees
Duncan Canyon Road
Lagerstroemia indica Crape Myrtle
SCE Easement Shrubs
See Overall Arboretum Plant Palette
Vines (On Perimeter Streetscene Walls)
See Overall Arboretum Plant Palette
Purple Orchid Tree Saw Leaf Zelkova
Chinese Fringe Tree Ornamental Pear
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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DESIGN GUIDELINES

ARBORETUM TRAIL AT COLLECTOR STREETS
Street Trees – All of the following trees shall be used along the Arboretum trail to create plant diversity along this corridor.

Bauhinia blakeana Hong Kong Orchid Tree
Bauhinia variegata Purple Orchid Tree
*Cinnamomum camphora Camphor Tree
Cupaniopsis anacardioides Carrot Wood
Jacaranda mimosifolia Jacaranda
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
*Olea europaea Olive
Platanus acerifolia London Plane Tree; ‘Bloodgood’
*Podocarpus gracilior Fern Pine
Pyrus calleryana Ornamental Pear; ‘Aristocrat’
Quercus agrifolia Coast Live Oak
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
Zelkova serrata Saw Leaf Zelkova
Background/Windbreak Trees
Alnus rhombifolia White Alder
Eucalyptus microtheca Coolibah
Eucalyptus robusta Swamp Mahogany
Eucalyptus leucoxylon White Ironbark
*Eucalyptus viminalis Eucalyptus
*Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Populus nigra italica Lombardy Popular
Shrubs
See Overall Arboretum Plant Palette
Chinese Tallow Tree Flaxleaf Paperbark
Kangaroo Paw Buxus
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
861
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Vines (On Perimeter Streetscene Walls)
See Community Plant Palette

COLLECTOR STREETS
Street Trees
Arbutus marina No Common Name
Bauhinia blakeana Hong Kong Orchid Tree
Bauhinia variegata Purple Orchid Tree
*Cinnamomum camphora Camphora
Cupaniopsis anacardioides Carrot Wood Tree
*Eucalyptus viminalis Eucalyptus
Fraxinus oxycarpa ‘Raywood’; Raywood Ash
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
Melaleuca linariifolia Flaxleaf Paperbark
*Olea europaea Olive
*Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Platanus acerifolia London Plane Tree; ‘Bloodgood’
*Podocarpus gracilior Fern Pine
Pyrus calleryana ‘Aristocrat’; Ornamental Pear
Quercus agrifolia Coast Live Oak
Rhus lancea Africian Sumac
Sapium sebiferum Chinese Tallow Tree
Sophora japonica Japanese Pagoda Tree
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
X chitalpa tashkentensis ‘Pink Dawn’; Chitalpa Tree
Zelkova serrata Saw Leaf Zelkova
Jerusalem Sage Pink Melaleuca
Dwarf Strawberry Tree Bougainvillea
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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DESIGN GUIDELINES
Shrubs
See Overall Arboretum Plant Palette
Vines (On Perimeter Streetscene Walls
See Overall Arboretum Plant Palette

COMMUNITY PROJECT ENTRIES
Specimen Trees
*Olea europaea Olive
*Pinus Pinea Italian Stone Pine
Platanus acerifolia ‘bloodgood’ London Plane Tree
Quercus agrifolia Coast Live Oak
Quercus virginiana Southern Live Oak
*Schinus molle California Pepper Tree
Vertical Evergreen Backdrop Tree
*Cupressus sempervirens Italian Cypress
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
*Pinus canariensis Canary Island Pine
Populus nigra ‘Italica’ Lombardy Popular
Prunuscaroliniana Carolina Laurel Cherry
Entry Monumentation Thematic Shrubs
Arbutus unedo ‘compacta’ Dwarf Strawberry Tree
Agave sp. Agave
Aloe sp. Aloe
Anigozanthus flavidus Kangaroo Paw
*Bougainvillea sp. Bougainvillea
Buxus japonica ‘Green Beauty’ Buxus
Dasylirion wheeleri Desert Spoon
Festuca glauca Blue Fescue
Lavendula stoechas ‘Otto Quast’ Spanish Lavendar
Purple Leaf Plum
Pink Powder Puff
Boston Ivy
Mexican Bush Sage
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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Leonotis leonarus Lion’s Tail
Melaleuca nesophila Pink Melaleuca
Muhlenbergia rigens Deer Grass
Muhlenbergia rigida Purple Muhly
Phlomis fruticosa Jerusalem Sage
Phormum tenax (Varieties) New Zealand Flax
Pittosporum tobira (Varieties) Tobira
Rhaphiolepis umbellata minor No Common Name
Rosa floridunda ‘Iceberg’ Rose
Rosa ‘Flower Carpet’ Landscape Rose
*Rosmarinus officinalis (Varieties) Rosemary
*Salvia leucantha Mexican Bush Sage
Santolina chamaecyparissus Lavender Cotton
Westringia fruticosa ‘Morning Light’ Coast Rosemary
Vines / Espaliers
*Bougainvillea sp. Bougainvillea
Calliandra haematocephala (espalier) Pink Powder Puff
Distictus buccinatoria Red Trumpet Vine
Grewia caffra (Espalier) Lavender Star Flower
Parthenocissus tricuspidata Boston Ivy
Rosa sp. Climbing Rose

PRIMARY AND SECONDARY ENTRIES
Specimen Trees
*Pinus pinea Italian Stone Pine
Platanus acerifolia ‘bloodgood’ London Plane Tree
*Olea europaea Olive
Quercus agrifolia Coast Live Oak
*Schinus molle California Pepper Tree
New Zealand Flax
Pink Dawn
Crabapple
Bronze Loquat
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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DESIGN GUIDELINES
V e r t i c a l E v e r g r e e n B a c k d r o p
*Cupressus sempervirens Italian Cypress
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
*Pinus canariensis Canary Island Palm
Flowering Entry Backdrop Tree
Arbutus marina No Common Name
Cassia excelsa Crown of Gold
Chitalpa tashkantensis ‘Pink Dawn’; Chitalpa Tree
Lagerstroemia indica Crape Myrtle
Prunus cerasifera Purple Leaf Plum
Trees in Pots
Eriobotrya deflexa Bronze Loquat
Feijoa sellowiana Pineapple Guava
Laurus nobilis (Standard) Bay Tree
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
Malus hybrid Crabapple
Shrub Hedge Row
Buxus japonica ‘Green Beauty’ Buxus
Euonymus japonica ‘Microphyllus’ Box Leaf Euonymus
Ligustrum japonica ‘Texanum’ Texas Privet
Rhaphiolepis umbellata minor No Common Name

ICON MONUMENTATION
Intersection Heritage Trees
Cinnamomum capidora Camphon Tree
Quercus agrifolia Coast Live Oak
*Schinus molle California Pepper Tree
Vertical Backdrop Trees
Alnus rhombifolia White Alder
Liquidamar stracuflua American Sweet Gum
Southern Magnolia
Agave Box Leaf Euonymus
Blue Fescue
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
Populus nigra ‘italica’ Lombardy Popular
Shrub Hedge Row
Buxus japonica ‘Green Beauty’
Buxus rhaphiolepis umbellata minor NCN
Euonymus japonica ‘Microphyllus’ Box Leaf Euonymus
Icon Monumentation Thematic Shrubs
Agave Sp. Agave
Aloe Sp. Aloe
Anigozanthus flavidus Kangaroo Paw
Arbutus unedo ‘Compacta’ Dwarf Strawberry Tree
*Bougainvillea sp. Bougainvillea
Buxus japonica ‘Green Beauty’ Buxus
Dasylirion wheeleri Desert Spoon
Festuca glauca Blue Fescue
Lavendula stoechas ‘Otto Quast’ Spanish Lavendar
Leonotis leonarus Lion’s Tail
*Muhlenbergia rigens Deer Grass
Muhlenbergia rigida Purple Muhly
Phlomis fruticose Jerusalem Sage
Phormum tenax (Varieties) New Zealand Flax
Pittosporum tobira Tobira
Rhaphiolepis umbellata minor No Common Name
Rosa floridunda ‘Iceberg’ Rose
Rosa ‘Flower Carpet’ Landscape Rose
*Rosmarinus officinalis (Varieties) Rosemary
*Salvia leucantha Mexican Bush Sage
Santolina chamaecyparissus Lavender Cotton
Westringia fruticosa ‘Morning Light’ Coast Rosemary
Lavender Cotton Tobira
Note: * Plant species is prohibited in the Fuel Modification Zone. Refer to the Fire Protection Plan for The Arboretum for allowed species.
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DESIGN GUIDELINES

C O M M U N I T Y P L A N T P A L E T T E
(All Areas Except SCE Easement, including Recre -
a t i o n C e n t e r s , P a r k s , S t r e e t s c e n e s , a n d O n S i t e Landscaping)
*Palm Trees
Bauhea armata Blue Mexican Palm
Chamaerops humilis Mediterranean Fan Palm
Phoenix dactylifera Date Palm
Washingtonia robusta Mexican Fan Palm
Local Street Trees
Arbutus marina No Common Name
Bauhinia blakeana Hong Kong Orchid Tree
Bauhinia variegata Purple Orchid Tree
Cercidium hyprid ‘desert museum’ Hybrid Palo Verde
*Cinnamomum camphora Camphora
Cupaniopsis anacardioides Carrot Wood
*Eucalyptus viminalis Eucalyptus
Koelreuteria bipinnata Chinese Flame Tree
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
Melaleuca linariifouia Flaxleaf Paperbark
*Olea europaea Olive
*Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Platanus acerifolia London Plane Tree; ‘Bloodgood’
*Podocarpus gracilior Fern Pine
Pyrus calleryana ‘Aristocrat’ Ornamental Pear
Quercus agrifolia Coast Live Oak
Rhus lancea Africian Sumac
Sapium sebiferum Chinese Tallow Tree
*Schinus molle California Pepper Tree
Holly Oak
Hybrid Palo Verde Mexican Fan Palm
Hong Kong Orchid Tree
Note: * Plants are prohibited in the Fuel Modification Zone.

Plants appropriate for the Arboretum Park
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Sophora japonica Japanese Pagoda Tree
Tristania conferta Brisbane Box
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
X chitalpa tashkentensis ‘Pink Dawn’ Chitalpa Tree
Zelkova serrata Saw Leaf Zelkova
Vertical Evergreen Trees
*Cupresses sempervirens Italian Cypress
Eucalytus grandis N.L.N.

Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
*Pinus canariensis Canary Island Palm
Podocarpus henkelii Long Leaved Yellow Wood
*Podocarpus macrophyllus Yew Pine
Prunus caroliniana Carolina Laurel Cherry
Park Large Scale Trees
*Cinnamomum camphora Champhor Tree
*Olea europaea Olive (Fruitless Varieties)
*Pinus pinea Italian Stone Pine
Pistacia chinensis Chinese Pistache
Platanus racemosa California Sycamore Tree
Platanus acerifolia‘Bloodgood’ London Plane Tree
Quercus agrifolia Coast Live Oak
Quercus virginiana Southern Live Oak
*Schinus molle California Pepper Tree
Ulmus parvifolia ‘True Green’ Chinese Evergreen Elm
Recreation Center Accent Trees
Arbutus marina NCN
Citrus Sp. Citrus
Cupaniopsis anacardioides Carrot Wood Tree
Feijoa sellowiana Pineapple Guava
European White Birch
Long Leaved Yellow Wood
Coast Live Oak
Carolina Laurel Cherry
Note: * Plants are prohibited in the Fuel Modification Zone.

Plants appropriate for the Arboretum Park
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DESIGN GUIDELINES
Magnolia grandiflora Southern Magnolia; ‘DD Blanchard’
*Phoenix dactylifera Date Palm
*Podocarpus gracilior Fern Pine
Quercus agrifolia Coast Live Oak
Washingtonia robusta Mexican Fan Palm
Deciduous Accent and Flowering Trees
*Acacia smallii Desert Sweet Acacia
Betula pendula European White Birch
Castanospermum australe Moreton Bay Chestnut
Cercis mexicana Mexican Redbud
Glenditsia triancanthos Honey Locust
‘Italica’ Lombardy Poplar
Lagerstroemia indica Crape Myrtle
Leptuspermum laevigatum Australian Tea Tree
Liquidambar styraciflua American Sweet Gum
Liriodendron tulipifera Tulip Tree
Platanus acerifolia ‘Bloodgood’ London Plane Tree
Platanus racemosa California Sycamore
Populus nigra Chitalpa Tree
Prunus cerasifera Purple Leaf Plum
Sapium sebiferum Chinese Tallow Tree
Sophora japonica Japanese Pagoda Tree
Tipuana tipu Tipu Tree
X chitalpa tashkentensis
O v e r a l l A r b o r e t u m S h r u b s a n d G r o u n d C o v e r s (All Areas Except SCE Easement)
*Acacia redolens ‘Desert Carpet’ Creeping Acacia
Agapanthus africanus Lily-of-the-Nile
Agave sp. Agave
Aloe sp. Aloe
Anigozanthos sp. Kangaroo Paw
Arbutus unedo ‘Compacta’ Strawberry Tree
Creeping Acacia
Coyote Bush Little John
California Sycamore Tree
Plants appropriate for the Arboretum Park
Note: * Plants are prohibited in the Fuel Modification Zone. 869
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*Baccharis pilularis Coyote Bush
*Bougainvillea Bougainvillea
Buxus japonica ‘Green Beauty’ Boxwood
Calliandra haematocephala Pink Powder Puff
Callistemon citrinus ‘Little John’; Lemon Bottlebrush
Camellia sasaqua Sun Camellia
Carissa sp. Natal Plum
Cassia Sp. Senna
Cercis occidentalis Western Redbud
*Chamaerops humilis Mediterranean Fan Palm
Cistus sp. Rockrose
Cotoneaster sp. Cotoneaster
Cuphea hyssopifolia False Heather
*Cupressus sempervirens Italian Cypress
Dietes bicolor African Iris
Dietes vegeta Fortnight Lily
Dodonaea viscosa Hopseed Bush
Echium fastuosum Pride of Madeira
Euonymus japonica (Varieties) Evergreen Euonymus
Europs ‘pectinatus’ And ‘viridis’ Euryops
Feijoa sellowiana Pineapple Guava
Festuca glance Blue Fescue
Helictotrichon sempervirens Blue Oat Grass
Hesperaloe parviflora Red Yucca
Heteromeles arbutifolia Toyon
Hibiscus syriacus Rose of Sharon
Ilex sp. Holly
Jasminum mesnyi Promrose Jasmine
Jasminum officalnale Common White Jasmine
Kniphofia uvaria Red Hot Poker
Red Hot Poker Pride of Madeira
Rockrose Promrose Jasmine
Plants appropriate for the Arboretum Park
Note: * Plants are prohibited in the Fuel Modification Zone. 870
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DESIGN GUIDELINES
Lantana montevidensis Trailing Lantana
Lavandula sp. Lavender
Leonotis leonurus Lion’s Tail
Leptospermum scoparium (Varieties) New Zealand Tea Tree Ligustrum japonica ‘Texanum’; Texas Privet
Liriope gigantea Giant Lily Turf
Liriope muscari Lily Turf
Lonicera japonica ‘Halliana’ Hall’s Japanese Honeysuckle Melaleuca nesophila Pink Melaleuca
*Muhlenbergia rigens Deer Grass
Muhlenbergia rigida Purple Muhly
Murraya paniculata Orange Jasmine
Myoporum ‘Pacificum’ Myoporum
Myoporum parvifolium ‘Putah Creek’ No Common Name
Myrtus communis ‘Compacta’ Dwarf Myrtle
Myrtus communis Greek Myrtle
Nandina ‘Gulf Stream’ Heavenly Bamboo
*Perovskia artiplicifolia Russian Sage
*Phlomis fruticosa Jerusalem Sage
*Phoenix roebelenii Pigmey Date Palm
Phormium tenax (Varieties) New Zealand Flax
Photinia fraseri No Common Name
Pittosporum tobira (Varieties) Tobria
Plumbago auriculata Cape Plumbago
Podocarpus henkelii Long Leaved Yellow Wood
*Podocarpus macrophyllus Yew Pine
Pyracantha sp. Firethorn
Rhaphiolepis ‘Majestic Beauty’ No Common Name
Rhaphiolepis Umbellata ‘Minor’ No Common Name
Rhaphiolepis sp. India Hawthorn
Lady Bank’s Rose
Cape Plumbago Orange Jasmine
Heavenly Bamboo
Plants appropriate for the Arboretum Park
Note: * Plants are prohibited in the Fuel Modification Zone. 871
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Rosa ‘Iceberg’ Rose
Rosa banksiae Lady Bank’s Rose
*Rosmarinus officinalis (Varieties) Rosemary
*Salvia leucantha Mexican Bush Sage
Santolina chamaecyparissus Lavender Cotton
Sarcarocca ruscifolia Sweet Box
Tecomaria capensis Cape Honeysuckle
Ternstroemia japonica No Common Name
Teucrium chamaedrys ‘Prostratum’ Bush Germander
Tibouchina urvilleana Princess Flower
Trachelospermum jasminoides Star Jasmine
Tulbaghia violacea Society Garlic
Viburnum suspensum Sandankwa Viburnum
Viburnum tinus ‘Spring Bouquet’ Laurustinus
Westringia fruticosa Westringia
Xylosma congestum ‘Compacta’ Shiny Xylosma
Vines
*Bougainvillea Bougainvillea
Distictis buccinatoria Red Trumpet Vine
Hardenbergia violacea ‘Happy Wanderer’; Lilac Vine
Parthenocissus tricuspidata Boston Ivy
Polygonum aubertii Silver Lace Vine
Wisteria sinensis Chinese Wisteria
Vitis spp. ‘Thompson Seedless’ Thompson Seedless Grape
Vitis spp. ‘Rogers Red Leaf’ Rogers Red Leaf Grape
Vitis spp. ‘Ruby Seedless’ Ruby Seedless Grape
Vitis spp. ‘Concord’ Concord Grape
Vitis spp. ‘Golden Muscat’ Golden Muscat Grape
Turf
100% Tall Fescue Sod or Seed
Red Trumpet Vine
Princess Flower Currant
Cape Honeysuckle
Note: * Plants are prohibited in the Fuel Modification Zone. 872
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DESIGN GUIDELINES

SCE EASEMENT
Trees
Chilopsis linearis ‘Dark Storm’ Desert Willow
Citrus sp. Citrus Trees
Feijoa sellowiana Pineapple Guava
Lagerstroemia indica Crape Myrtle
Prunus cerasifera Purple Leaf Plum
Shrubs and Ground Cover
*Acacia redolens ‘Desert Carpet’ Creeping Acacia
Arctostaphylos ‘Pacific Mist’ Pacific Mist Manzanita
Arctostaphylos edmundsii Little Sur Manzanita
Artemisia ‘Powis Castle’ Wormwood
Artemisia arborescens Sagebrush
Baccharis pulularis Dwarf Coyote Bush
Baccharis ‘Centennial’ Hybrid Coyote Bush
Carpenteria californica Bush Anemone
Encelia californica Coast Sunflower
Fremontodendron ‘California Glory’ Flannelbush
Hesperaloe parviflora Red Yucca
Heteromeles arbutifolia Toyon
Kniphofia uvaria Red Hot Poker
Leucophyllum frutescens Texas Ranger
*Muhlenbergia sp. Deer Grass
Opuntia ficus indica Thornless Beavertail Cactus
Penstemon azureus Azare Penstemon
Rhamnus californica Coffeeberry
Rhamnus crocea Redberry
Rhus integrofolia Lemonade Berry
Ribes sp. Currant
Coffeeberry Deer Grass
Flannelbush Texas Ranger
Note: * Plants are prohibited in the Fuel Modification Zone. 873
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Romneya coulteri Matilija Poppy
*Salvia sp. Sage
Sisyrinchium bellum Blue Eye Grass
Trichostema lanatum Woolly Blue Curls

FRUIT BEARING PLANT MATERIAL
A l l A r e a s a n d w i t h i n S C E E a s e m e n t ( Varieties to be under 20’ in height) .

Apple ‘Gordon’
Apricot (All)
Cherry (All)
Citrus (All)
Crab Apple (All)
Nectarine (All)
Olives (All)
Peach (All)
Pear (All)
Plum (All)
Pomegranate (All)
Quince (All)
Woolly Blue Curls
Peach Tree
Matilija Poppy
Blue Eye Grass
Note: * Plants are prohibited in the Fuel Modification Zone.

Plants appropriate for the Arboretum Park
874
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DESIGN GUIDELINES

7.4.8 Pedestrian and Bicycle Connectivity

1. Incorporate walking and bicycling paths to provide transportation alternatives and contribute to a healthy lifestyle. Ensure connections and access for pedestrian and bicycle paths to non-residential uses and recreational facilities.

2. Pedestrian and bicycle routes along roadways and paseos shall incorporate pedestrian amenities, such as benches, shade structures, and lighting.

3. Meandering trails and sidewalks that are separated from the street by landscaping are desirable.

4. Trails and paseos shall be clearly marked with consistent signage and well lit.

5. Provide accessible, secure and lockable bicycle storage facilities at strategic locations throughout residential areas and the parks and trails system to make bicycle use a convenient and safe transportation choice. For example, centralized bicycle facilities incorporated into residential projects as well as recreational amenities facilitate resident perception that such amenities are sensible cycling destinations.

Pedestrian Connectivity with Wayfinding Signage
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7.4.9 Walls and Fences

1. Solid walls and fences shall not dominate the street scene. They shall be used for noise attenuation, privacy, spatial delineation, and shielding of incompatible adjacent uses.

2. View fences (which are partially solid and see-through material such as wrought iron) provide a visually attractive alternative to solid walls and fences. They allow for safety and privacy while preserving views and creating a more visually appealing neighborhood. View fences shall be used instead of solid walls when feasible, especially around the Arboretum Park and facing onto parks and paseos.

3. Wall faces that are visible to the public shall be constructed of attractive materials, such as split face block. Pilasters shall be incorporated into wall design with spacing of approximately 100 feet, especially at entries and important community intersections.

4. Walls and/or wall surfaces not visible to the public do not need the same high level of design detail.

5. Trees, vines, and landscaping shall be used to soften the visual appearance of the walls.

6. Walls and fences shall be made of durable yet attractive materials that complement the adjacent architecture. When solid walls are necessary, precision block, split-face block, stone, concrete, stucco with pilasters and caps, or materials with similar visual qualities shall be used. Likewise, view fences shall incorporate visually attractive materials such as tubular steel, wrought iron, and stone (or faux-stone) in areas where they are highly visible.

7. Long, monotonous walls are to be avoided. Walls shall have breaks, recesses, and offsets, especially at entries and important intersections. Long walls shall be made more attractive and visually interesting through the incorporation of surface articulation and pilasters.

8. Trees, shrubs, and vines soften the visual appearance of walls and are required.

9. Walls shall provide convenient pedestrian gates to ensure ease of pedestrian circulation.

Residential view fencing Wall softened with landscaping 876
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DESIGN GUIDELINES
Example of outdoor lighting of public common areas

7.4.10 General Lighting

1. Attractive and consistent lighting elements shall be provided along roadways within the neighborhood. The height, brightness, and spacing of the lighting elements shall be appropriate to the scale and speed of the roadway.

2. Pedestrian-scale lighting shall be provided in areas with nighttime use, such as paseos and walkways. The type, style, and intensity of pedestrian lighting shall reflect the use of the character of the area.

3. To preserve views of the night-time sky, lighting elements shall minimize glare, spill over, and light pollution. Direct outdoor lighting downward.

4. Utilize shielded fixtures, avoiding overhead lighting of areas such as walkways.

5. Provide low-contrast lighting and use low-voltage fixtures and energy-efficient bulbs, such as compact fluorescent (CFL) and light emitting diode (LED) bulbs.

6. Lighting fixtures shall be compatible with the architectural styles of surrounding buildings and yet consistent throughout the community.

7. Lighting standards shall be consistent with City safety and illumination requirements.

Iconic landscaping and buildings within the project shall be spotlighted to provide visual accent and directional reference, but done so in a sensitive way that minimizes unnecessary glare, spill over, and light pollution.

7.4.11 Outdoor Lighting
The following areas will be lighted:
• Recreation Centers
• Public Parks
• All neighborhood pocket parks
• Paseos and pedestrian walks (when away from a streetscene edge) • Monumentation Signage
• Gated and nongated vehicular entry areas
• Specimen trees at entry areas
Active use areas shall be safety lit for users. Fixtures shall not be placed or directed in such a manner causing glare of excessive light to fall on adjacent residences or sites. Iconic landscaping and buildings within the project shall be spotlighted to provide visual accent and directional reference, but done so in a sensitive way that minimizes unnecessary glare, spill over, and light pollution.

Final size, placement, wall age, intensity and amount of lighting required per use area shall be at the direction of the City of Fontana.
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Chapter 8.0
Development Standards
The Arboretum Specific Plan provides detailed regulations for new residential development within the specific plan area. The standards are intended to ensure that new residential development will be internally compatible.

Without prescribing specific housing types, the development standards provided herein primarily address the built environment along the public realm. For the purpose of this chapter, the public realm refers to any area that has or will provide public access. This includes public and private streets as well as common open space.

A summary of residential development standards is presented in Table 8.1 at the conclusion of this chapter.

In addition, development standards for the Activity Center as well as Parks and Recreation are provided in this chapter.
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8.1 Definition of Terms
• Acreage, Gross. All land within a defined area, including private and public ownerships, rights-of-way, easements, etc., measured to centerline of street.
• Acreage, Net. The developable portion of a given site less public rights-ofway, easements, and public and dedicated open space. • Adjusted Gross Acreage. Gross acreage (see above) minus the area for collector streets and above, public facilities (excluding schools), and open space (excluding parks).
• Balcony. A platform projecting from the external wall of a building and enclosed by a railing or parapet.
• Buffer Areas. An area of land used to visibly separate one land use from another or to shield noise, lights, or other possible nuisances. • Buildable Lot Area. The total gross acreage of an individual Planning Area.
• Building Coverage. The relationship between the ground floor area (footprint) of the building(s) and the buildable lot area. • Building Height. The vertical distance above a reference point measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The reference point shall be selected by either of the following, whichever yields a greater height of building:
• The elevation of the highest adjoining sidewalk or ground surface within a 5-foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above lowest grade.
• An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described above is more than 10 feet above lowest grade.
• The height of a stepped or terraced building is the maximum height of any segment of the building.
• Common Open Space. Land in a residential development held in common and/or single ownership and not reserved for the exclusive use or benefit of an individual tenant or owner.
• Conditional Use. A use permitted in a particular zoning district only upon showing that such use in a specified location will comply with all the conditions and standards for the location or operation of such use as specified according to zone and authorized by the Planning Commission. • Density. The number of dwelling units or housing structures per acre of land.
• Development Advisory Board (D.A.B.). Consists of representatives of the various city departments and public agencies. The D.A.B. serves to review projects for consistency with the general plan, zoning ordinance, and other policies and procedures established by the City Council and Planning Commission on development proposals. The D.A.B is strictly advisory. • Dwelling, Single-Family Detached. A building designed and/or used for one dwelling unit, exclusive of a secondary unit, located on a single lot, and separated from any other dwelling unit and includes detached condos. • Easement. A grant of one or more of the property rights by the property owner to and/or for the use by the public, a corporation or another person or entity.
• Floor Area, Gross. The total horizontal area, in square feet, including the exterior walls of all floors of a structure.
• Frontage. The length of that portion of a lot abutting a street. • Garage. A building or portion thereof in which a motor vehicle containing flammable or combustible liquids or gas in its tank is stored or kept. • Grade (adjacent ground elevation). The lowest point of elevation of the finished surface of the ground, paving, or sidewalk within the area between the building and the property line or, when the property line is more than 5 feet from the building, between the building and a line 5 feet from the building.
• Grade, finished. The final elevation of the ground surface after development. • Grade, natural. The elevation of the ground surface in its natural state, before man-made alterations.
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DEVELOPMENT STANDARDS
• Guest Parking. On-site parking spaces provided for intermittent use by visitors.
• Homeowners Association. A community association that is organized within a development and in which individual owners share common interests and responsibilities for open space, landscaping, and/or facilities. • HDR. High Density Residential.
• LDR. Low Density Residential.
• Lot Area, Net. See “Buildable Lot Area”.
• Lot, Corner. A lot or parcel of land abutting upon two or more streets at their intersection, or upon two parts of the same street forming an interior angle of less than 135 degrees.
• Lot Coverage. The percentage of the net area of the lot that is covered by the main building and all accessory structures (as viewed from a plan perspective).
• Lot, Cul-de-sac. A lot located on the turning end of a dead-end street. • Lot Depth. The average linear measurement between the front and rear lot lines when measured at 90 degree angles from the front lot line, or the tangent or chord line of a curved front lot line.
• Lot, Flag. A lot having access to a street by means of a private driveway access, easement, or parcel of land not meeting the requirements of this Specific Plan for lot width, but having a dimension of at least 30 feet at its narrowest point. Residential structures on flag lots shall also be visible from the street.
• Lot Frontage. The length of the defined front lot line measured at the street right-of-way.
• Lot, Interior. A lot other than a corner lot.
• Lot, Knuckle. A lot that has frontage on the outside turning radius of two intersecting streets.
• Lot Line. Lines bounding a lot as defined herein.
• Lot Line, Front. The line separating the narrowest street frontage of the lot from the street right-of-way.
• Lot Line, Rear. The lot line opposite and most distant from the front lot line; or in the case of an irregularly shaped lot, a straight line not less than 10 feet long, within the lot, and most nearly parallel to and at the maximum distance from the front lot line.
• Lot Line, Side. Any lot lines other than the front or rear lot lines. • Lot Width. The average linear distance between side lot lines when measured at a 90 degree angle to the front lot line.
• Maximum Lot (Building) Coverage. The maximum area of the lot that may be covered by buildings and roofed structures. This may be expressed in square footage or as a percentage of the minimum lot area. • MDR. Medium Density Residential.
• Minimum Lot Area. The amount of land that must be contained in a lot for each dwelling unit to be built on that lot. This ratio is typically applied in multiple-family zones. In single-family zones, it is the same as minimum lot size.
• Paseo. A landscaped corridor with a common path.
• Setback Area. The minimum distance required by zoning to be maintained between two structures or between a structure and a property line. • Specific Plan. A fully planned community, with all design controls, servicing requirements and financing techniques incorporated into the plan, which is adopted with a self-contained regulatory text and serves to implement the general plan in more detail.
• Yard, Front. A yard extending the full width of the lot between the front lot line and a line parallel thereto and passing through the nearest point of the building; provided that, if a future street right-of-way has been established, such measurement shall be from the future street right-of-way line.
• Yard, Rear. A yard extending the full width of the lot between the rear lot line and a line parallel thereto. For through lots, if a future street right-ofway has been established, such measurement shall be from the future street right-of-way line.
• Yard, Side. A yard between the side lot line and a line parallel thereto and extending from the front yard to the rear yard.
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8.2 General Notes

1. The maximum number of residential dwelling units permitted by The Arboretum Specific Plan shall be 3,532. The approximate number of dwelling units within each residential planning area is established in Chapter 4, Community Structure. Each planning area contains a target adjusted gross density and an approximate number of dwelling units.

During the site plan and tentative map stage of design, the actual number of dwelling units allocated to a particular planning area may differ slightly from the number shown on the Land Use Plan. Up to 10 percent of the R-PC R-MF 3.0-8.0 units in a particular residential planning area may be transferred to another R-PC R-MF 3.0-8.0 planning area, provided the maximum unit count for the Specific Plan as a whole does not exceed 3,532 units. Up to 15 percent of the R-PC R-MF 8.1-24.0 units in a particular residential planning area may be transferred to another R-PC R-MF 8.1-24.0 planning area, provided the maximum unit count for the R-PC R-MF 8.1-24.0 residential uses as a whole does not exceed 2,569 units.

2. Minor boundary, density, and acreage variations (up to 10 percent) in the planning areas shall be permitted, subject to approval of the Director of Planning or their designee Community Development, without an amendment to the Specific Plan document.

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

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

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

6. The project may incorporate future live/work land uses in the Specific Plan area, in the Arboretum Village around the Arboretum Park. The “work” component of the live/work uses should be comprised of uses such as architects, accountants, florists, and other uses that complement the Arboretum theme. If live/work uses are desired in the future, they shall be developed under the provisions of the zoning ordinance, if applicable.

Alternatively, a Specific Plan Amendment may be needed to regulate permitted and conditionally permitted uses and to regulate the appearance of the built environment. Any future live/work uses will also be regulated by the project CC&R’s. In no case shall new live/work uses exceed the maximum dwelling units and square footage permitted by the land use plan (Figure 4.2) without a Specific Plan Amendment and the appropriate environmental review.

7. The Fontana Zoning and Development Code shall apply regarding the keeping of animals on residential property, in addition to the project’s CC&Rs.

8. The Fontana Zoning and Development Code shall apply to all private swimming pools, spas, and hot tubs.

9. Recreational vehicle and oversized vehicle parking requirements on private streets and driveways shall be as stipulated by the City of Fontana Municipal Code and/or the project’s CC&Rs.

10. HOA, or the majority property owner, when necessary, shall petition the Fontana City Council to enforce the California Vehicle Code on private streets within The Arboretum Specific Plan communities, pursuant to Fontana City Code 17-38.

11. Parking in private drives shall be restricted by the project’s CC&Rs, requiring residents to first park in the garage. Only overflow and guest parking will be allowed on the private drives. When parking on the private drive, no overhang shall be allowed on pedestrian walkways/sidewalks. 881
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12. A maximum of four lots (6,000 square feet or larger) per village, with a maximum of two lots per Planning Area, may be designed as flag lots. The Planning Commission may choose to allow more at their discretion.

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

14. The San Bernardino County Fire Department requires that projects provide an appropriate number of ingress and egress points into each village and their associated Planning Areas will require Fire Department approval.

15. The majority of the properties in the Specific Plan are owned by a single landowner. The remaining properties with residential designations are owned by two separate entities that have not yet determined if they would like to be a part of the larger Arboretum neighborhoods or if they will develop as separate, individual projects. If the property owner elects to develop the site independently, appropriate emergency vehicle access (EVA) must be provided as required by the San Bernardino County Fire Department.

16. If the properties are not developed as separate neighborhoods, but are included as part of the larger development concept, the planning area may participate in village amenities and develop at densities up to Medium density, so long as the total number of units does not exceed the maximum number of units allowed by the Specific Plan in each village.

17. The approval of this specific plan does not relieve the design professional engineer from adhering to current City standards and standard engineering practices in place at time of plan development as approved by the City Engineer.

18. Development standards in this chapter are based on lot size (or a range of sizes) as measured in square feet. The referenced lot size represents a general product type and is not meant to limit development to only those square footages explicitly identified. For example, a traditional single family lot of 6,000 square feet includes any lot from 6,000 square feet to less than 7,000 square feet in size.
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8.3 Residential Development Standards
The residential development standards presented in this chapter have been devised to define the relationship of private space (i.e. homes) within the project to the public realm. In other words, these development standards delineate, categorize, and regulate the built environment along edge conditions, which includes any area that has or will provide public access, such as streets, common open space, and other edge conditions. By characterizing the feel of the relationship between the built environment and the adjacent public realm through development standards, considerable flexibility is allowed in choosing appropriate residential product types while still ensuring a uniformity of well-defined spaces within the project.

Residential development standards are defined by product type for the following products: products with densities 3.0-9.0 du/ac (typically traditional single family lots 2,600-6,000 square feet in size), products with densities of 8.1-16.0 du/ac, and products with densities of 16.1-24.0 du/ac.

8.3.1 Layers
The relationship between the built environment and public realm is defined by a series of layers. The layers delineate and characterize space found between elements of the public realm, such as street right-of-way or landscape easements, and the architectural features of the built environment.

Layers are customized according to the level of community structure being addressed, including the community, village and neighborhood levels. For example, the standards devised for community edges are different than those devised for the intimate spaces found within individual neighborhoods.

Standards also vary according to residential density for each layer, (i.e., R-PC R-MF 3.0, R-PC R-MF 18.0). For example, standards defining spaces relating to structures with fourth-story building elements would not be applicable to R-PC R-MF 3.0, as having four stories is prohibited in this residential density. But such standards would be relevant to high density areas within the project, such as R-PC R-MF 18.0.

Building sections and isometric diagrams have been provided to illustrate the development standards for each level of the community structure (community, village and neighborhood) as well as other private/public realm conditions found in The Arboretum Specific Plan (paseos, parks, drive aisles).

COMMUNITY PLAN

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
883

DEVELOPMENT STANDARDS
8–7
Street Frontage - Massing Envelope (1) (2) (3)
Perimeter Streets: Sierra Ave, Cypress, Ave, Citrus Ave, Casa Grande Ave, Duncan Canyon Rd, and Grapeland St.

Layer 1 - Entry Elements (4)
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 5’ (5)
R-PC R-MF 8.1-16.0: 5’
R-PC R-MF 16.1-24.0: 5’
Layer 2 - Building Elements: 1st and 2nd Story
R-PC R-MF 3.0-8.0: 10’ (5)
R-PC R-MF 8.1-16.0: 10’
R-PC R-MF 16.1-24.0: 10’
Layer 3 - Building Elements: 3rd Story
R-PC R-MF 3.0-8.0: 15’
R-PC R-MF 8.1-16.0: 15’
R-PC R-MF 16.1-24.0: 15’
Layer 4 - Building Elements: 4th Story
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: 20’
Layer 5 - Direct Access Garage
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: not permitted
(1) Distance measured from back of Landscape
Easement or Community Wall.
(2) Architectural features, such as, but not limited
to: cornices, eaves, canopies, fireplaces, and similar
features may encroach up to two (2) feet into any
required setback so long as building code require-
ments are met and a 3’ clear space is maintained.
(3) Mechanical units such as air conditioning and
heat pumps may encroach up to three (3) feet into a
required side or rear yard setback provided adequate
access/emergency egress path and a 3’ clear space is
maintained.
(4) Entry elements include porches, portals, or
other entry enhancements.
(5) R-PC R-MF 3.0-8.0 products shall provide a
minimum 3-foot variation in the front yard setback
as compared to adjacent lots. Staggering of both en-
try and building elements (layers 1 and 2 combined)
shall be used to provide variation in building plane
along street frontages. Regardless of variation, the
minimum required setbacks for those layers must
be maintained. No variation is required for R-PC
R-MF 8.1-24.0.

FIGURE 8-7
884
The Arboretum Specific Plan
8–8

8.3.2 Summary of Residential Development Standards
A summary of residential development standards is presented in Table 8.1 at the conclusion of this chapter. The standards presented in Table 8.1 match the standards and diagrams found throughout the chapter and serve as a consolidated collection of the information for convenient reference.

8.3.3 Development along Perimeter Streets
The Arboretum Specific Plan is bounded by four main major streets and a public utility easement. Grapeland Street on the north, Casa Grande Avenue on the south, Sierra Avenue on the east, Citrus Avenue on the west, and the utility easement on the northwestern corner and bisected by Cypress Avenue and Duncan Canyon Road. Together, these form each village’s perimeter streets. In order to address development along these edge conditions, specific development standards have been written.

Private driveway cuts along perimeter streets shall be prohibited. Innovative housing types such as detached and attached clustered or green courts are encouraged frontages. In any case, the building forms along these edges shall stagger and provide relief in the massing. Staggering can be achieved through varying front yard setbacks in detached residential product types. R-PC R-MF 3.0-8.0 products shall have a minimum 3 foot variation (please see note 5 on opposite page). Visual variation for R-PC R-MF 8.1-24.0 products can be achieved through architectural design techniques.
885

DEVELOPMENT STANDARDS
8–9
Street Frontage - Massing Envelope (1) (2)
Collector Streets (including the Arboretum Trail)
Layer 1 - Entry Elements (3)
R-PC R-MF 3.0-9.0 (traditional 6,000 sf lots): 12’ (4)
R-PC R-MF 3.0-8.0 (traditional 2,600-6,000 sf lots): 5’ (4) R-PC R-MF 3.0-8.0 (multifamily): 5’ (4)
R-PC R-MF 8.1-16.0: 5’
R-PC R-MF 16.1-24.0: 5’
Layer 2 - Building Elements: 1st, 2nd, and 3rd Story
R-PC R-MF 3.0-8.0: 10’ (4)
R-PC R-MF 8.1-16.0: 10’
R-PC R-MF 16.1-24.0: 10’
Layer 3 - Building Elements: 4th Story
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: 15’
Layer 4 - Direct Access Garage
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: not permitted
(1) Distance measured from back of walk.
(2) Architectural features, such as, but not limited to cornices, eaves, canopies, fireplaces, and similar features may encroach up to two (2) feet into any required
setback so long as building code requirements are met
and a 3’ clear space is maintained.
(3) Entry elements include porches, portals, or other
entry enhancements.
(4) R-PC R-MF 3.0-8.0 products shall provide a
minimum 3-foot variation in the front yard setback
as compared to adjacent lots. Staggering of both entry
and building elements (layers 1 and 2 combined) shall
be used to provide variation in building plane along
street frontages. Regardless of variation, the minimum
required setbacks for those layers must be maintained.

No variation is required for R-PC R-MF 8.1-24.0.

FIGURE 8-9
886
The Arboretum Specific Plan
8–10

8.3.4 Development along Collector Streets
Within the interior of each village, there are several neighborhoods which consist of different density housing types. Each neighborhood is defined by the planning area. While each of the neighborhoods is unique, the building frontages are integral to the overall village fabric. Such edges include collector streets (including the Arboretum Trail) as well as neighborhood parks and greenways.

In an effort to maintain an active public realm, where feasible, dwellings shall front onto collector streets. Front-loaded driveway cuts on Collector Streets are prohibited. Innovative housing types including, but not limited to, detached and attached clustered or green courts are encouraged frontages. In any case, the building forms along these edges shall stagger and provide relief in the massing. Staggering can be achieved through varying front yard setbacks in detached residential product types.

R-PC R-MF 3.0-8.0 products shall have a minimum 3 foot variation (please see note 4 on opposite page). Visual variation for R-PC R-MF 8.1-24.0 products can be achieved through architectural design techniques.

8.3.5 Development within Planning Areas
Dwellings within each neighborhood are defined by the lot or building in which they exist. While the design of the individual lot or building is important, the edge of the lot or building is equally important. Together, these edges comprise the streetscene. Elements along these edges include private or common front and side yards.

In an effort to maintain positive interface between the lot or building edges, it is important to consider the usability of space along such edges. The spaces can generally be classified into two categories: primary wall or secondary wall. Primary walls generally have principal windows along the wall plane and include entryways and yard access. Secondary walls have none of these elements and can be plotted at minimal separation.

STREET FRONTAGE - MASSING ENVELOPE
The “front” of a dwelling generally occurs along the street frontage. This is where the dwelling meets the public realm. This interface is integral to the neighborhood streetscene and the dwelling shall be designed with proper articulation. Proper street frontage elements include front entries, porches, porticos, patios, and stoops.

Streets within the Specific Plan may be public or private. Public streets must adhere to the City Standard while private streets may be used to minimize the required street section. Additional frontage width may be required in various planning areas to include perimeter fencing.

DRIVES
The purpose of including a private drive/rear lane/ court street in site plan design is to minimize the driveway cuts along the neighborhood street. Since this side of the dwelling is typically considered the rear, minimal building setbacks are required.

While elements along this edge generally include garages, yards, balconies, and living space, some court clusters may feature front entries along this edge as well. 887

DEVELOPMENT STANDARDS
8–11
Street Frontage - Massing Envelope (1) (2)
Local Streets
Layer 1 - Entry Elements (3)
R-PC R-MF 3.0-8.0 (traditional 6,000+ sf lots): 12’ (4) R-PC R-MF 3.0-9.0 (traditional 2,600- 5,999 sf lots): 5’ (4) R-PC R-MF 3.0-8.0 (multifamily 6,000+ sf lots): 5’
R-PC R-MF 8.1-16.0: 5’
R-PC R-MF 16.1-24.0: 5’
Layer 2 - Building Elements: 1st, 2nd, and 3rd Story
R-PC R-MF 3.0-8.0: 10’ (4)
R-PC R-MF 8.1-16.0: 10’
R-PC R-MF 16.1-24.0: 10’
Layer 3 - Building Elements: 4th Story
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: 15’
Layer 4 - Direct Access Garage
R-PC R-MF 3.0-8.0: 18’
R-PC R-MF 8.1-16.0: 18’
R-PC R-MF 16.1-24.0: 18’
(1) Distance measured from back of walk.
(2) Architectural features, such as, but not limited to: cornices, eaves, canopies, fire- places, and similar features may encroach up to two (2) feet into any required setback so long as building code requirements are met and a 3’ clear space is maintained. (3) Entry elements include porches, portals, or other entry enhancements. (4) Lots 3,000 square feet in size and greater shall provide a minimum 3-foot varia- tion in the front yard setback as compared to adjacent lots. Staggering of both entry and building elements (layers 1 and 2 combined) shall be used to provide variation in building plane along street frontages. Regardless of variation, the minimum required setbacks for those layers must be maintained. No variation is required for R-PC R-MF

8.1-24.0.
888
The Arboretum Specific Plan
8–12
Community Paseo or Park Frontage
- Massing Envelope
Master Plan level Paseo and Parks
Building Elements: 1st, 2nd, 3rd, and 4th Story (1)
R-PC R-MF 3.0-8.0: 5’
R-PC R-MF 8.1-16.0: 5’
R-PC R-MF 16.1-24.0: 5’
5’
(1) A 15-foot setback from any side of a residential building to an active play area and/or equipment area shall be maintained.
889

DEVELOPMENT STANDARDS
8–13
Drives - Massing envelope
Private Drive, Rear Lane, or Court Street
Pavement Section (1)
R-PC R-MF 3.0-8.0: 26’ or 30’
R-PC R-MF 8.1-16.0: 26’ or 30’
R-PC R-MF 16.1-24.0: 26’ or 30’
Drive Apron
R-PC R-MF 3.0-8.0: 3’
R-PC R-MF 8.1-16.0: 3’
R-PC R-MF 16.1-24.0: 3’
Building Setback (2)
R-PC R-MF 3.0-8.0: 3’
R-PC R-MF 8.1-16.0: 3’
R-PC R-MF 16.1-24.0: 3’
(1) 26’ pavement section for 1 and 2-story buildings, 30’ pavement section for 3 and 4-story buildings
(2) Second, third, and fourth story elements may encroach up to 2’ into required setback so long as a 3’ clear space is maintained.
890
The Arboretum Specific Plan
8–14
Siting - Yard Area (1) (2)
Front - refer to Street Frontage
Interior Side
R-PC R-MF 3.0-8.0 (traditional 6,000 sf lots):
15’ aggregate; 3’ to property line
R-PC R-MF 3.0-9.0 (traditional 4,000-5,999 sf lots):
5’ min; excludes allowable projections
R-PC R-MF 3.0-9.0 (traditional 2,600-3,999 sf lots):
3’ min
R-PC R-MF 3.0-8.0 (traditional lots less than 4,000 sf): 3’ R-PC R-MF 3.0-8.0 (multifamily): 3’
R-PC R-MF 8.1-16.0: 3’
R-PC R-MF 16.1-24.0: yard not required,
refer to bldg separation
Rear
R-PC R-MF 3.0-8.0 (traditional 6,000 sf lots):
20% of lot depth; not to exceed 25’
R-PC R-MF 3.0-8.0 (traditional 4,000-4,999 sf lots): 15’ (3) R-PC R-MF 3.0-8.0 (traditional lots less than 4,000 sf): 6’ R-PC R-MF 3.0-8.0 (multifamily): 10’
R-PC R-MF 8.1-16.0: 5’
R-PC R-MF 16.1-24.0: yard not required,
refer to bldg separation
(1) Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces, and similar features may encroach up to two (2) feet into any required setback so long as building code requirements are met and a 3’ clear space is maintained.
(2) Mechanical units such as air conditioning and heat pumps may encroach up to three (3) feet into a required side or rear yard setback provided adequate access/ emergency egress path and a 3’ clear space is maintained. (3) If applicable to the product type, rear yard on 4,000 SF lots can be reduced to 10’ at the discretion of the Planning Commission.

R-PC R-MF 3.0-8.0
Traditional 4,000 - 4,999 SF Lot
R-PC R-MF 3.0-8.0
Traditional 6,000 +SF Lot
R-PC R-MF 3.0-8.0
Traditional 5,000 - 5,999 SF Lot
R-PC R-MF 8.1-16.0
891

DEVELOPMENT STANDARDS
8–15
Siting - Building Separation
PASEO (1) (2) (3) (4)
Paseo is defined as a landscaped corridor with com-
mon path. These are typically located within individual neighborhoods.

Porch to Porch
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 15’
R-PC R-MF 8.1-16.0: 15’
R-PC R-MF 16.1-24.0: 15’
1 or 2 Story to 1 or 2 Story
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 18’
R-PC R-MF 8.1-16.0: 18’ or 10’ (5)
R-PC R-MF 16.1-24.0: 18’
2 Story to 3 Story
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 2518’
R-PC R-MF 8.1-16.0: 2518’
R-PC R-MF 16.1-24.0: 2518’
3 Story to 3 Story
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 320’
R-PC R-MF 8.1-16.0: 320’
R-PC R-MF 16.1-24.0: 320’
4-Story to 4 Story
R-PC R-MF 3.0-8.0: not permitted
R-PC R-MF 8.1-16.0: not permitted
R-PC R-MF 16.1-24.0: 420’
PASEO
(1) Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces, and similar features may encroach up to two (2) feet into any required setback so long as building code requirements are met and a 3’ clear space is maintained.
(2) Distance between adjacent buildings measured from wall plane to wall plane. (3) Residential building to school use shall be 10’.
(4) Residential building to commercial use shall be 10’. (5) A 10 foot building separation is permitted for R-PC R-MF 8.1-16.0 residential cluster product. A 18 foot building separation is required for all other product types.
18’
20’
20’
18’
18’
892
The Arboretum Specific Plan
8–16

BUILDING EDGE WITHOUT PASEO
Attached Dwellings
Siting - Building Separation
BUILDING EDGE WITHOUT PASEO (1) (2) (3) (4) (5)
A building edge without paseo is defined as a private or common landscaped area not intended for pedestrian access (typically found in rear and side yard conditions).

Building Separation for Attached Dwellings
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots): n/a R-PC R-MF 3.0-8.0 (multifamily): 10’
R-PC R-MF 8.1-16.0: 10’
R-PC R-MF 16.1-24.0: 10’
Building Separation for Detached Dwellings
R-PC R-MF 3.0-9.0 (traditional 2,600-6,000 sf lots):
see rear and interior side yard standards
R-PC R-MF 3.0-8.0 (multifamily): 6’
R-PC R-MF 8.1-16.0: 6’
R-PC R-MF 16.1-24.0: 6’
(1) Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces, and similar features may encroach up to two (2) feet into any required setback so long as building code requirements are met and a 3’ clear space is maintained.
(2) Distance between adjacent buildings measured from wall plane to wall plane. (3) Mechanical units such as air conditioning and heat pumps may encroach up to three (3) feet into a required side or rear yard setback provided adequate access/ emergency egress path and a 3’ clear space is maintained. (4) Residential building to school use shall be 10’.
(5) Residential building to commercial use shall be 10’.

BUILDING EDGE WITHOUT PASEO
Detached Dwellings
893
8–17

DEVELOPMENT STANDARDS

SITING- YARD AREA
On dwellings where private side and rear yards exist, the buildings shall be set back to provide ample room for yard area. However, there may be some conditions where no private yards occur. In this condition, dwellings can be plotted per the minimum building separation requirements.

SITING - BUILDING SEPARATION
When determining appropriate building separation, it is important to consider the usability of space along the building edges. The spaces can generally be classified into two categories: paseo edge or building edge without paseo.

Paseo. A landscaped corridor with common path.

Building edge without paseo. A private or common landscaped corridor not intended for pedestrian access.

In a paseo edge condition, the building separation is intended for public access.

Therefore, the separation shall be wide enough to provide room for sidewalks and landscaping. In addition, the dwelling shall be designed with elements such as front entries, porches, patios, and stoops. In a building edge without paseo condition, the space is not intended as a public thoroughfare. In this case, the building separation can be minimal and building entries shall be avoided.

8.3.6 Parking Standards
Parking management in The Arboretum will entail a combination of providing physical spaces for parking and managing those spaces through CC&Rs so that they are properly allocated to and used by residents and visitors. Parking management can help prevent situations such as permanent residents using guest parking spaces or parking in private drives instead of the enclosed parking spaces allocated to them.

On and off-street parking spaces will be provided throughout the community.

Figure 8.1, Conceptual Parking Locations, demonstrates how on street, curb adjacent parking spaces can be provided in gated villages with private roads and how parking spaces can be provided between dwelling units where appropriate. A parking management plan identifying the location of on- and off-street parking spaces shall be provided at tentative tract map and/or design review submittal. See Chapter 7 for design guidelines related to parking areas.

TRADITIONAL SINGLE-FAMILY LOTS 2,600 SQUARE FEET OR GREATER For front-loaded detached single-family lots 2,600 square feet or greater, parking standards shall be as those set forth in the City municipal code: 2-car garage plus 1 garage for every 2 bedrooms over 3 bedrooms. Tandem spaces are permitted only to satisfy the third and fourth space requirement. Three car garages are allowed.

ALL OTHER PRODUCTS
For all other products, including alley-loaded products, resident parking shall be provided as detailed below:

NUMBER OF

BEDROOMS

REQUIRED

SPACES RESIDENT PARKING SPACE TYPE
1 1.5 One space shall be within an enclosed garage and
remaining spaces may be uncovered.
2 2.0 One space shall be within an enclosed garage and one shall be in a covered space.
3+ 2.5
One space shall be within an enclosed garage, one
space shall be in a covered space, and remaining spaces may be uncovered unless the unit is a detached condo, then a 2-car garage shall be required.

Guest parking shall be provided at a ratio of one space per three dwelling units, with a minimum of three
spaces and may be head-in or parallel spaces.

Tandem parking shall be counted toward satisfying parking requirements. Three car garages are allowed.
894
The Arboretum Specific Plan
8–18
LEGEND
Perpendicular Parking Spaces
Parallel Parking Spaces
Driveway Parking Spaces

CONCEPTUAL

PARKING LOCATIONS
FIGURE 8.1
Note: Conceptual street parking depicts
parking on private streets and conceptual
parking between dwelling units applies to
guest/visitor parking.
895
8–19

DEVELOPMENT STANDARDS

8.4 Commercial Activity Center Overlay
Development Standards
All relevant development standards and guidelines contained within Article VI of the Fontana Zoning and Development Code (Commercial and Mixed-Use Zoning Districts) shall be applicable to the land uses within The Arboretum Specific Plan designated as Community Commercial with Activity Use Overlay (C-1) and General Commercial with Activity Use Overlay (C-2) Activity Center. Allowable land uses in these zones are included within those planning areas. Permitted uses in the Activity Center shall be those allowed under the C-1 and C-2 Zone of the Fontana Zoning and Development Code.

8.5 Parks and Recreation Development
Standards
The following standards are applicable to park and recreation areas within The Arboretum Specific Plan. Where this Specific Plan is silent, standards, regulations and permitted uses contained within Article XV of the California Fire Code and Article VIII of the Fontana Zoning and Development Code shall be applicable.

8.5.1 Maximum Building Coverage
All buildings, including accessory buildings and structures, shall not cover more than 50 percent of the planning area.

8.5.2 Maximum Building Height
The maximum building height shall be 45 feet, with the exception of a vertical architectural component at 55 feet maximum.

8.5.3 Minimum Building Separation
There shall be no minimum building separation between primary structures other than that required by the fire department and building and safety regulations.

8.5.4 Minimum Building Setbacks
The minimum building setbacks for traditional single family lots (as measured from property line) shall be as follows:
• Arterials and Internal Roads – 14 feet minimum
• Planning Area Boundary – 12 feet minimum
For all other products no minimum building setback is required.

8.5.5 Parking
It is expected that members of the community will access parks and recreation facilities as pedestrians rather than automobile drivers because of the central locations of these areas within the community.

Parking for the Arboretum Park shall be provided at the City of Fontana parks parking standard. Parking for all other parks and recreational amenities shall be provided at 1 space per 6,000 square feet of the total acreage of the park and may include on-street (private streets) or off-street (public streets) parking. This includes any associated amenities within the planning area that serve or complement the facilities. See Chapter 7, Design Guidelines and Landscape, for parking area landscaping.

8.6 Conceptual Residential Products
Residential product types for The Arboretum may include, but are not limited to, those provided in Section 8.6.1, Conceptual Detached Product Types, and Section

8.6.2, Conceptual Attached Product Types. See Chapter 7, Design Guidelines andLandscape, for product-level landscaping
896
The Arboretum Specific Plan
8–20
TABLE 8.1 RESIDENTIAL DEVELOPMENT STANDARDS

R-PC R-MF

3.0–9.0 du/ac (19)
R-PC

R - M F
8 . 1 – 1 6 . 0
d u / a c
(18)
R-PC
R-MF
1 6 . 1 – 2 4 . 0
d u / a c
(18)

PRODUCT
Product Type Single Family
6,000+ sf lots
Single Family
5,000–5,999 sf lots
Single Family
4,000–4,999 sf lots
Single Family under
4,000 sf lots
Multifamily Multifamily Multifamily
Maximum Building Coverage based on required setbacksbased on required setbacks based on required setbacks based on required setbacks 60% 65% 70% EDGE CONDITION - PERIMETER STREETS ( 1 ) ( 2 ) ( 3 )
Sierra Avenue, Citrus Avenue, Casa Grande, Cypress Avenue, Duncan Canyon Road and Grapeland Street Layer 1 - Entry Elements (10) n/a n/a n/a n/a 5 5 5
Layer 2 - Building Elements: 1st &
2nd Story
10 10 10 8 8 10 10
Layer 3 - Building Elements: 3rd
Story
15 15 15 15 15 15 15
Layer 4 - Building: 4th Story not permitted not permitted not permitted not permitted not permitted not permitted 20 Layer 5 - Direct Access Garage not permitted not permitted not permitted not permitted not permitted not permitted not permitted

L O T C O N F I G U R A T I O N
Minimum Width 50’ 45’ 40’ 32.5’ NA NA NA
Minimum Width on Curvilinear
Street
42’ 42’ 35’ 30’ NA NA NA
Minimum Depth 80’ 80’ 75’ 75’ NA NA NA
FRONTAGE CONDITION - COLLECTOR STREETS (2) (12)
Collector Streets including The Arboretum Trail at Collector Streets Layer 1 - Entry Elements (10) 12 5 5 5 5 5 5
Layer 2 - Building Elements: 1st,
2nd, and 3rd Story (19)
10 10 10 10 10 10 10
Layer 3 - Building: 4th Story not permitted not permitted not permitted not permitted not permitted not permitted 15 Layer 4 - Direct Access Garage not permitted not permitted not permitted not permitted not permitted not permitted not permitted FRONTAGE CONDITION - LOCAL STREETS (2) ( 1 2 )
Local Streets
Layer 1 - Entry Elements (10) 12 5 5 5 5 5 5
Layer 2 - Building Elements: 1st,
2nd, and 3rd Story (19)
10 10 10 10 10 10 10
Layer 3 - Building: 4th Story not permitted not permitted not permitted not permitted not permitted not permitted 15 Layer 4 - Direct Access Garage 22 22 22 18 18 18 18
897
8–21

DEVELOPMENT STANDARDS
TABLE 8.1 RESIDENTIAL DEVELOPMENT STANDARDS (cont.)
COMMUNIT Y PASEO or PARK FRONTAGE CONDITION
Building Elements: 1st, 2nd, 3rd, and
4th Story (19)
5 5 5 5 5 5 5
PRIVATE DRIVE, REAR LANE, ALLEYS or COURT STREET
26’ pavement section for 1 and 2-story buildings, 30’ pavement for 3 and 4-story buildings Drive Apron 3 3 3 3 3 3 3
Building Setback to Pavement (7) 3 3 3 3 3 3 3
YARD AREA ( 2 ) ( 3 )
Rear Yard 6,000 sf lots: 20%
of lot depth; not
to exceed 25 ft
4,000–5,000 sf lots: 15 (5) (15)
3,000 sf lots: 6
2,600 sf lots: 5
5 5 yard not required,
refer to bldg
separation

R-PC R-MF

3.0–9.0 du/ac
R-PC

R - M F

8.1–16.0
du/ac
R-PC

R - M F

16.1–24.0
du/ac
Product Type Single Family
6,000 sf +lots
Single Family 5,000–5,999 sf lots Single Family 4,000–4,999 sf lots Single Family under 4,000 sf lots
Multifamily Mutlifamily Multifamily
YARD AREA (cont.) ( 2 ) ( 3 )
Interior Side Yard 15 ft aggregate;
5 ft to property
line
5 ft min (excludes
allowable projections)
5 ft min (excludes
allowable projections)
3 ft min 3 3 yard not required,
refer to bldg
separation
Corner Side Yard 10 10 10 10 same as street
frontage
same as street
frontage
yard not required,
refer to bldg
separation
BUILDING SEPARATION at PASEO (2) (6) (11)
Porch to Porch n/a n/a n/a n/a 15 15 15
1 or 2-Story to 1 or 2-Story n/a n/a n/a n/a 18 18 18
2-Story to 3-Story n/a n/a n/a n/a 2518 2518 2518
3-Story to 3-Story n/a n/a n/a n/a 3020 3020 3020
4-Story to 4-Story not permitted not permitted not permitted not permitted not permitted not permitted 4020 BUILDING SEPARATION without PASEO (2) (3) (11)
Building Separation for Detached
Dwellings
see rear and
interior side yard
see rear and interior side yard see rear and interior
side yard
see rear and interior side
yard
6 6 6
Building Separation for Attached
Dwellings
n/a n/a n/a n/a 10 10 10
898
The Arboretum Specific Plan
8–22
TABLE 8.1 RESIDENTIAL DEVELOPMENT STANDARDS (cont.)

OTHER SETBACKS/SEPARATIONS
Residential Adjacent to School Use
(16)
10 10 10 10 10 10 10
Residential Adjacent to
Commercial Use (16)
10 10 10 10 10 10 10
Residential Building to Active Play
Area/Equipment (17)
15 15 15 15 15 15 15

OPEN SPACE
Private Open Space not required not required not required not required not required 150sf (14) 150sf (14) Common Open Space not required not required not required not required not required 25% of site area
25% of site area
HEIGHT (4)
Maximum Height 35 35 35 35 40 40 50
PARKING (8)
Resident Spaces
refer to section

8.3.6 refer to section 8.3.6 refer to section 8.3.6 refer to section 8.3.6 refer to section 8.3.6
refer to section

8.3.6 refer to section

8.3.6 Guest Spaces (9)
NOTES
*all dimensions are in feet unless otherwise noted
**all dimensions are minimums unless otherwise noted
(1) Distance measured from back of Landscape Easement or Community Wall (2) Architectural features, such as, but not limited to: cornices, eaves, canopies, fireplaces, and similar features may encroach up to 2 feet into any required setback so long as building code requirements are met and a 3-foot clear space is maintained. (3) Mechanical units such as air conditioning and heat pumps may encroach up to 3 feet into a required side or rear yard setback provided adequate access/emergency egress path and a 3-foot clear space is maintained.
(4) An architectural projection such as a chimney or tower may exceed building height up to 5 feet. (5) If applicable to the product type, rear yards on 4000 s.f. lots can be reduced to 10’ feet at the discretion of the Planning Commission. (6) Paseo is defined as a landscaped corridor with common path. (7) Second, third, and fourth story elements may encroach up to 2 feet into required setback so long as a 3-foot clear space is maintained. (8) Parking setback from collector streets to residential building shall be 10 feet. This setback shall not apply to parking located on private drive courts or private drives. See “Layer 2” setbacks for Street Frontage - Massing Envelope for Collector Streets.
(9) Intentionally deleted.
(10) Entry elements include porches, portals, or other entry enhancements. (11) Distance between adjacent buildings measured from wall plane to wall plane. (12) Distance measured from back of walk.
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DEVELOPMENT STANDARDS
(12) Distance measured from back of walk.
(13) Intentionally deleted.
(14) Upper floor units may be reduced to 100 s.f. of private open space. An upper floor unit is one where the primary entrance is on an upper floor. (15) If applicable to the product type, a porch or platform on 4000 s.f. lots which does not extend vertically above the first floor of a building is permitted to encroach up to 5 feet into the rear yard provided it does not reduce the rear yard setback to less than 10 feet in depth. Open work railing may be installed provided such railing is not higher than 36 inches above the porch or platform, or as required by the current edition of the Uniform Building Code. Porch depth shall be a minimum of 5 feet. (16) As measured from property line.
(17) Distance measured from a residential building wall to the closest edge of an active play area (i.e., tot lot equipment). This requirement does not apply to passive park areas. (18) All alley-loaded product (rear-loaded product), court cluster product, paseo cluster product, stacked flats or row townhomes, which require a private alley, drive, or court, shall meet the City standard for usable balconies and enhanced natural surveillance over the alley, drive or court areas. (19) No single story plans are required within single family planning areas. 900
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8.6.1 Conceptual Detached Product Types
Goals:

1. Provide eyes-on-the-street through living-forward floor plan design.

2. Promote neighbor interaction with front porches forward of the garage.

3. Provide variety through floor plan design and garage orientations.

4. Create articulation in street scene through front elevation offsets.

5. Limit garage door dominance on street scene by utilizing tandem or split garage options where appropriate.

FRONT LOADED SMALL LOTS

FRONT LOADED CONVENTIONAL LOTS FRONT LOADED TANDEM AND SPLIT GARAGE LOTS 901
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DEVELOPMENT STANDARDS
Goals:

1. Limit garage door dominance on street scene by loading garages off shared court.

2. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

3. Provide eyes-on-the-street for homes fronting neighborhood streets through living-forward floor plan design.

4. Create articulation in street scene through front elevation offsets.

5. Provide variety through floor plan design and garage orientation.

6. Adhere to City standard for usable balconies and enhanced natural surveillance over alleys, drives or court areas.

FRONT LOADED COURT CLUSTER: ALTERNATIVE A FRONT LOADED COURT CLUSTER: ALTERNATIVE B 902
The Arboretum Specific Plan
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Goals:

1. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

2. Create articulation in street scene through front elevation offsets.

3. Ease side yards to maximize yard usability.

4. Provide eyes-on-the-street for homes fronting neighborhood streets through living-forward floor plans where appropriate.

5. Limit garage door dominance on street scene by utilizing read-loaded garages or loading garages off shared court.

6. Provide corner lot elevation enhancements through side-entry on corner lots where appropriate (for rear loaded lots).

7. Promote neighbor interaction by orienting front entries around shared paseos (for paseo cluster products).

8. Adhere to City standard for usable balconies and enhanced natural surveillance over alleys, drives or court areas.

REAR LOADED LOTS REAR LOADED PASEO CLUSTER: ALTERNATIVE B REAR LOADED PASEO CLUSTER: ALTERNATIVE A
903
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DEVELOPMENT STANDARDS

8.6.2 Conceptual Attached Product Types

REAR LOADED DUETS

REAR LOADED TRI-PLEX

REAR LOADED CLUSTER BUILDING
Goals:

1. Promote neighbor interaction by orienting front entries around shared paseo.

2. Provide variety through floor plan design and orientation.

3. Limit garage door dominance on street scene by loading garages off shared court.

4. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

5. Provide eyes-on-the-street for homes fronting neighborhood street through living-forward floor plan design.

6. Adhere to City standard for usable balconies and enhanced natural surveillance over alleys, drives or court areas.
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REAR LOADED GREEN COURT: ALTERNATIVE A REAR LOADED GREEN COURT: ALTERNATIVE B Goals:

1. Promote neighbor interaction by orienting front entries around shared green court.

2. Limit garage door dominance on street scene by loading garages off shared court.

3. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

4. Provide variety through floor plan design and orientation where applicable.

5. Provide eyes-on-the-street for homes fronting neighborhood street through living-forward floor plan design where appropriate.

6. Adhere to City standard for usable balconies and enhanced natural surveillance over alleys, drives or court areas. 905
8–29

DEVELOPMENT STANDARDS

STACKED FLATS WITH CARRIAGE UNITS REAR LOADED ROW TOWNHOMES Goals:

1. Limit garage door dominance on street scene by loading garages off shared court.

2. Reduce driveway cuts along neighborhood streets to create a safer pedestrian environment.

3. Provide eyes-on-the-street for homes fronting neighborhood street through living-forward floor plan design.

4. Use wide front elevations to articulate front elevations.

5. Promote neighbor interaction through entry orientation when possible.

6. Create opportunities for smaller units through carriage units and stacked flat design where appropriate.

7. Adhere to City standard for usable balconies and enhanced natural surveillance over alleys, drives or court areas. 906
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Chapter 9.0
Phasing and Infrastructure
This section describes the phasing and amenity timing of The Arboretum. It also details on- and off-site plans for the grading, water distribution, sewer services, and drainage systems necessary to accommodate build-out of The Arboretum. Within The Arboretum Specific Plan area, the developer will be responsible for constructing the required infrastructure improvements, such as streets, water lines, sewers, and storm drains. All necessary infrastructure improvements will be developed in conjunction with the roadway improvements. Lastly, this section provides an overview of nearby public facilities, such as hospitals, police and fire stations, public parks, schools, and transit facilities.
908
The Arboretum Specific Plan
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9.1 Village Phasing Plan
Development within the Arboretum community shall occur in four phases as shown in Figure 9.1, Phasing Plan. Construction of the project will be phased in a logical sequence, in response to market demands. Ultimate phasing by recordation of phased final tract maps will be finalized at time of sale to merchant builders based on market demands. Adjustments to the phasing sequence are permitted provided that utilities and public facilities are available to service the phase in question.

Development of the community will start in the Meadows village, followed by the Gardens, the Resort, and lastly, the Arboretum village. 909
9–3
The Arboretum Specific Plan

PHASING PLAN
FIGURE 9.1

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
PHASE 3
The Resort
PHASE 1
The Meadows
PHASE 2
The Gardens
PHASE 4
The Arboretum
910
The Arboretum Specific Plan
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9.2 Circulation Phasing Plan
The phasing of the circulation system will correspond to the overall village phasing program. The circulation system as described in this section will be constructed by the master developer and/or guest builder.

Phase 1 will include all collector streets in the Meadows Village as well as Citrus Avenue between Duncan Canyon Road and Casa Grande Avenue, Casa Grande Avenue from Citrus Avenue to Cypress Avenue, Cypress Avenue from Casa Grande Avenue to Duncan Canyon Road, and Duncan Canyon Road from Citrus Avenue to Cypress Avenue.

Phase 2 will include all collector streets in the Gardens Village, Sierra Avenue from Casa Grande Avenue to Duncan Canyon Road, Duncan Canyon Road from Cypress to Sierra, and the remainders of Cypress Avenue and Casa Grande along the Village’s frontage.

Phase 3 Phase 4 includes all collectors at The Resort, Grapeland Street and the east side remainders of Cypress, Sierra and Duncan Canyon.

Phase 4 Phase 3 includes all collectors in the Arboretum Village, a portion of Cypress Avenue between Duncan Canyon and Grapeland, and the remainder of Duncan Canyon between Citrus and Cypress.

Circulation improvements to Sierra Avenue, Casa Grande Avenue, Citrus Avenue, and Grapeland Street shall be implemented as defined in the Development Agreement and in-lieu study. The circulation phasing plan is illustrated in Figure

9.2. 911
9–5
The Arboretum Specific Plan

CIRCULATION

PHASING PLAN
FIGURE 9.2

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
PHASE 3
PHASE 1 PHASE 2
PHASE 4
LEGEND
Phase 1
Phase 2
Phase 3*
Phase 4
*When required by Section 9.5.6 Public and
Private Parks.

Note: Cypress and Duncan Cyn are built in
half-width increments in conjunction with
the Phase.
912
9–6

9.3 Grading Concept
Grading for The Arboretum, shown in Figure 9.3, Grading Plan, is tailored to the existing topography of the project site which slopes down at approximately 3.2 percent north to south. The project site is part of a flat to gently sloping alluvial plain. Soils and geologic conditions present no significant constraints to grading.

The primary objectives of the grading concept are to: (a) establish road grades that are consistent with those of the existing City streets around the site; (b) provide stable development pads for residential structures and recreation amenities; and, (c) balance the cut and fill grading quantities on-site.

Grading is expected to balance on-site and will not require import or export of materials. Approximately 1,400,000 cubic yards of cut and fill will be necessary to accommodate development of the site. This quantity may vary as final grading plans are developed. The grading plans shall be designed to accommodate drainage and a street system that meets City of Fontana standards and will be reviewed and approved by the City Building/Safety, Planning, and Engineering Departments prior to the issuance of grading permits. All grading plans and activities will conform to the City grading ordinance and dust control, erosion control, and WQMP requirements.

Mass grading of the project will occur in four phases as shown on Figure 9.3, Grading Plan and Phasing.

The Arboretum Specific Plan
913
9–7
The Arboretum Specific Plan

GRADING PLAN AND

PHASING
FIGURE 9.3

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
FIGURE 9.3
PHASE 4
PHASE 1
PHASE 2
PHASE 3
1890
1890
1880
1870
1870
1860
1850
1840
1830
1820
1810
1800
1850
1840
1830
1790
1780
1770
1750
1740
1730
1730
1740
1750
1770
1780 1780
1780
1790
1800 1800
1800
1820 1820
1830
1830
1830
1840 1840
1850
1850
1860
1860
1870
1880
1890
1900
1840
1820
1770
1750
1730 1730
1900
1880
1860
1900
1710
1720
1730
1740
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1770
1780
1790
1800
1800
1810
1820
1830
1840
1850
1860
1870
1880
1890
4 3
914
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The Arboretum Specific Plan

9.4 Public Facilities

9.4.1 Water Distribution
West Valley Water District (WVWD) provides water service to the project area.

WVWD draws water for supply to their service area from stream flow in the Lytle Creek region and from numerous wells within the Chino groundwater basin. The WVWD infrastructure consists of reservoir tanks, booster pump facilities, and a network of pipeline facilities to deliver water throughout its service area. Domestic water will service the residential, schools, parks, and common landscape areas of The Arboretum.

The primary connection points available for The Arboretum Specific Plan area are located in Citrus Avenue (existing 16-inch water line), Casa Grande Avenue (existing 24-inch water line), Duncan Canyon Road (existing 12-inch water line), and Sierra Avenue (existing 12-inch water line).

It should be noted that the Metropolitan Water District (MWD) has a 121-inch transmission main and San Gabriel Valley Municipal Water District has a 41-inch transmission main, both located in the proposed location of Casa Grande Avenue.

Fontana Water Company has a 25-inch transmission main in Citrus Avenue. These lines will not be available to serve the community.

The proposed water system, as shown in Figure 9.4, Water Plan, will include a 12- inch water line in Cypress Avenue from Casa Grande Avenue to Duncan Canyon Road to be constructed with Phase 2. The 12-in water line in Cypress north of Duncan will be built with Phase 4 Phase 3 and a 12-inch water line in Grapeland shall be built with Phase 3 Phase 4 or as otherwise conditioned by WVWD. Within the internal Planning Areas, being constructed in each of the four phases, 8-inch and 10-inch water lines owned and maintained by WVWD will serve to provide domestic service to each residential Planning Area, school, park and common landscape area as well as supplying sufficient fire flows to fire hydrants placed in accordance with San Bernardino County Fire Department standards. 915
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WATER PLAN AND

PHASING
FIGURE 9.4

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
Existing Water Facilities
Proposed Water Facilities
West Valley Water District WVWD
Metropolitan Water District MWD
Fontana Water Company FWC
San Gabriel Valley Municipal Water
District SGVMWD
Crawford Canyon Mutual Water
Company CCMWC
LEGEND
PHASE 4
PHASE 1 PHASE 2
PHASE 3
FIGURE 9.4
6”
6”
12” 8”
12”
12” 12” Phase 1 12” proposed 12” proposed
12” proposed
121”
41”
24”
25”
16”
0”
3”
Phase 3
Phase 3
4 3
Phase 4
916
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9.4.2 Sewer Services
The City of Fontana is responsible for the collection of wastewater within its corporate limits. The City contracts with the Inland Empire Utilities Agency (IEUA) for wastewater treatment.

The project sewer will connect to an existing 15-inch sewer line in Citrus Avenue north of Casa Grande Avenue and an existing 18-inch sewer line in Casa Grande Avenue east of Citrus Avenue.

The proposed sewer plan consists of an extension of these existing lines, as shown in Figure 9.5, Master Plan of Sewer. The Master Plan phasing for the sewer will occur as follows:

Phase 1: The existing 15-inch sewer line in Citrus Avenue will be extended northerly to Duncan Canyon Road. The existing 18-inch sewer line in Casa Grande Avenue will be extended easterly to Cypress Avenue where a 15-inch sewer line will extend northerly in Cypress Avenue to Duncan Canyon Road.

Phase 3 Phase 4: A 15-inch sewer line in Duncan Canyon Road will connect to the proposed 15-inch sewer line in Cypress avenue and extend easterly to Sierra Avenue.

Phase 4 Phase 3: A 12-inch sewer line will connect to the proposed 15-inch sewer line in Cypress Avenue and extend northerly to Grapeland Street. A 12-inch sewer line will extend from Citrus Avenue easterly in Duncan Canyon Road to just short of Cypress Avenue.
8-inch and 10-inch sewer lines will occur in each of the4 phases for onsite purposes.

Use of force mains or pump stations is not required. Sewage disposal facilities shall be installed in accordance with the requirements and specifications of the State Department of Health Services and San Bernardino County Health Department, and reviewed by the City of Fontana Engineering Department. 917
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MASTER PLAN OF
SEWER
FIGURE 9.5

EASEMENT

DUNCAN CANYON ROAD

CITRUS AVENUECYPRESS AVENUE

CASA GRANDE AVENUE

SIERRA AVENUE

GRAPELAND STREET
Existing Sewer Facilities
Proposed Sewer Facilities
LEGEND
PHASE 4
PHASE 1 PHASE 2
PHASE 3
FIGURE 9.5
Phase 1
Phase 1
Phase 1
Phase 4
Phase 3
Phase 3
1320’ 18”S
2640’ 15”S
2400’ 12”S 2760’ 15”S 2640’ 12”S
1320’ 15”S
Existing 15”S
Existing 18”S Existing 1050’ 12”
Existing 12”
4 3
Phase 4
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9.4.3 Drainage Plan
The Arboretum is located generally in the San Sevaine Creek watershed. The site is within the Line “A” and “B” drainage areas of the revised Master Plan of Storm Drain. These lines are tributary to the existing Hawker-Crawford Channel located on the west side of Interstate 15 at Duncan Canyon Road and Summit Avenue respectively. Existing topographic relief consists of relatively flat contours, with the existing site drainage generally sheet-flowing to the south or southwest direction.

As shown on Figure 9.6, Drainage Plan, the proposed on-site drainage facilities for the Planning Areas within the “Arboretum” and “The Resort” segments of The Arboretum Specific Plan will drain to the proposed Line “A” within Duncan Canyon Road. The proposed on-site drainage facilities for the Planning Areas within the westerly portion of “The Meadows” segment of The Arboretum Specific Plan will drain to the existing Line “B” within Summit Avenue. The easterly portion of this segment and the westerly portion of “The Gardens” segment will drain to the proposed line “B-2” located in Cypress Avenue which will flow southerly to the Sierra Lakes infiltration system located south of Summit Avenue, as shown in Figure 9.7, as a resource to replenish the ground water through percolation. The Sierra Lakes Infiltration System will provide the water quality provision for the Line “B-2” tributary area, and therefore additional BMPs (Best Management Practice) will not be required for this tributary area.

Off-site storm drain facilities are required to serve and protect the project. For the area north of Duncan Canyon Road, storm drain facilities will need to be extended from the existing Hawker-Crawford Channel on the northwesterly side of Interstate 15, across the freeway, to Citrus Avenue to serve the site. It is anticipated that a portion of this facility will be constructed by the state and/or city as part of the Duncan Canyon Interchange project, potentially starting in 3 to 5 years, with the balance to be constructed by other adjacent developments. Development of The Arboretum could proceed in advance of these improvements with interim mitigation. See temporary drainage swales and temporary detention basins shown graphically on Figure 9.6. Additionally, there are a number of existing culverts which convey large flows under Interstate 15 from the canyons to the north. A storm drain facility constructed by the City or other adjacent developments would be required to pickup and carry these flows to the system to be constructed in Duncan Canyon Road.

For project areas south of Duncan Canyon Road, the downstream connection will be made to an existing system in Citrus Avenue at Casa Grande Avenue and an off-site storm drain will be constructed in Cypress Avenue from Casa Grande Avenue to Summit Avenue. Development of The Arboretum could proceed prior to the completion of that phase of construction with interim mitigation. Storm drain will also need to be extended in Summit Avenue either by the City or other developments east of Cypress Avenue between Summit Avenue and Casa Grande Avenue, in order to serve planning areas near and adjacent to Sierra Avenue.