Agenda packet — Fontana City Council, July 14, 2026 (part 6 of 8)

EXHIBIT “L-1”

TO ARBORETUM DEVELOPMENT AGREEMENT
Arboretum Fee Schedule-Commercial
[As of Effective Date of Third Amendment]
1526 495

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** Approximately 65 EDUs (To be determined in accordance with City calculation of EDU’s for commercial facilities in the Land Use Regulations)
1528 497
ATTACHMENT NO. 9

NOTICE OF DETERMINATION
TO: ☐ Clerk of the Board of Supervisors
or
X County Clerk Address:
222 W Hospitality Lane 1st Floor,
San Bernardino, CA 92415
FROM: Public Agency/Lead Agency Name:

City of Fontana
Address:
8353 Sierra Ave, Fontana CA 92335
Contact: Cecily Session-Goins
Phone: (909) 350-6723
Email: [email protected]
TO: X Office of Land Use and Climate Innovation
State Clearinghouse
1400 Tenth Street, Rm. 113
Sacramento, CA 95814
Lead Agency (if different from above)
Address:

Contact:

Phone:

SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.

State Clearinghouse Number
(If submitted to SCH):
2006071109
Project Title: 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 Project Applicant (include address, telephone number and email address):

Daniel Wolzniak, Vice President – Planned Communities, 1156 N. Mountain Avenue, Upland, CA, (909) 579- 1231, [email protected]
Specific Project Location – Identify street address and cross street or attach a map showing project site (preferably a USGS 15’ or 7 ½’ topographical map identified by quadrangle name):

Arboretum Specific Plan – Generally bound by Sierra Avenue to the east, Citrus Avenue to the west, Casa Grande Street to the south and Grapeland Avenue to the north.

Commercial center project – Northwest corner of Sierra Avenue and Terra Vista Drive General Project Location (City and/or County): City of Fontana, County: San Bernardino 1529 498
Notice of Determination
Project Description: 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 parcel map to reconfigure and parcelize the remaining planning areas and park sites in the specific plan area, for a tentative tract 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.

Identify the person or entity undertaking the project, including any private applicant, any other person undertaking an activity that receives financial assistance from the Public Agency as part of the project, and any person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the project.

Daniel Wolzniak, Vice President – Planned Communities, 1156 N. Mountain Avenue, Upland, CA, (909) 579- 1231, [email protected]
This is to advise that the (☒ Lead Agency or ☐ Responsible Agency) has approved the above described project on June 2, 2026 and has made the following determinations regarding the above described project:

1. The project [ ☐ will ☒ will not] have a significant effect on the environment.

2. ☒ An Addendum to the Environmental Impact Report (SCH 2006071109) that was previously prepared for this project was prepared for this project pursuant to the provisions of CEQA. The Addendum and EIR thoroughly analyzed and discussed all potential environmental impacts. None of the conditions described in Section 15162 of the State CEQA Guidelines calling for the preparation of a subsequent EIR or MND have occurred.

Additionally, this action does not include any additional impacts beyond those impacts already disclosed in the previous EIR and no further environmental review is required. Mitigation measures were made a condition of the approval of the project.
☐ A Negative Declaration was prepared for this project pursuant to the provisions of CEQA and reflects the independent judgment of the Lead Agency.
☐ A Mitigated Negative Declaration was prepared for the project.

3. ☐ Mitigation measures [☒ were ☐ were not ]made a condition of the approval of the project.

4. ☐ A Mitigation Monitoring or Reporting Plan [☒ was ☐ was not] adopted for this project.

5. ☐ A Statement of Overriding Considerations [☒ was ☐ was not] adopted for this project.

6. ☐ Findings[ ☒ were ☐ were not] made pursuant to the provisions of CEQA.

This is to certify that the Addendum, Final EIR with comments and responses and record of project approval, or the Negative Declaration, is available to General Public at:

Custodian: Location:

City of Fontana
8353 Sierra Avenue
Fontana, CA 92335
1530 499
Notice of Determination
Date: Rina Leung
Senior Planner
Clerk’s File Stamp:
1531 500
Notice of Determination
Authority cited: Sections 21083, Public Resources Code.

Reference Section 21000-21174, Public Resources Code.
1532 501

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

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

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

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 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 parcel map to reconfigure and parcelize the remaining planning areas and park sites in the specific plan area, for a tentative tract map to subdivide the retail center, and to amend the Arboretum Specific Plan Development Agreement to reflect modified land uses in the specific plan Environmental
Determination:

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.

Location of
Property:

Arboretum Specific Plan area: Generally
bounded by Grapeland Ave. to the north,
Casa Grande Ave. to the south, Sierra Ave.
to the east and Citrus Avenue to the west
Retail center: Northwest corner of Sierra
Avenue and Terra Vista Drive. (APN: 0239-
081-52)
Date of Hearing: June 2, 2026
SIERRA AVE.

CASA GRANDE AVE.

CITRUS AVE.

ARBORETUM

SPECIFIC PLAN AREA

PROPOSED

GENERAL PLAN

AMENDMENT
AND

COMMERCIAL
CENTER
ATTACHMENT NO. 10
1533 502
Place of Hearing: Steelworkers Auditorium
8437 Sierra Avenue
Fontana, CA 92335
Time of Hearing: 6:00 P.M.

Should you have any questions concerning this project, please contact Cecily Session-Goins, at (909) 350-6723.

E-mail: [email protected]

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

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

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

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

Publish date: May 13, 2026
1/8 Page
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City of Fontana
Planning Commission
Minutes
Joseph Armendarez, Chair
Ricardo Quintana, Vice Chair
Torrie Lozano, Secretary
Idilio Sanchez, Commissioner
Dylan Keetle, Commissioner
Tuesday, June 2, 2026 6:00 P.M. Grover W. Taylor Council Chambers CALL TO ORDER/ROLL CALL:

A. Call to Order/Roll Call:

A regular meeting of the City of Fontana Planning Commission was held on Tuesday, June 2, 2026. Chair Armendarez called the meeting to order at 6:05 p.m.

Present: Chair Armendarez, Vice Chair Quintana, Secretary Lozano, Commissioners Sanchez and Keetle

Absent: None
INVOCATION/PLEDGE OF ALLEGIANCE:

A. Invocation/Pledge of Allegiance:

Following the Invocation by Chaplain Daniel Vasquez, the Pledge of Allegiance was led by Commissioner Sanchez.

PUBLIC COMMUNICATIONS:

A. Public Communications:

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None.

CONSENT CALENDAR:

A. Approval of Minutes:

Approve the Regular Planning Commission Meeting Minutes of May 19, 2026.

ACTION: A Motion was made by Commissioner Sanchez and seconded by Commissioner Keetle and passed by a vote of 5-0 to approve the Consent Calendar.

The motion carried by the following vote:

Aye: Chair Armendarez, Vice Chair Quintana, Secretary Lozano, and Commissioners Sanchez and Keetle

Absent: None
Abstain: None
PH-A Master Case (MCN) No. 23-000034 & Master Case (MCN) No. Review 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 parcel map to reconfigure and parcelize the remaining planning areas and park sites in the specific plan area, for a tentative tract 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.

Chair Armendarez opened the Public Hearing.

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Cecily Session-Goins, Associate Planner presented the staff report and noted a memorandum outlining agreed-upon revisions to the project conditions of approval, including updates to the Tentative Tract Map, Design Review conditions, engineering requirements, and alcohol sales restrictions. Associate Planner Sessions-Goins reported that an Addendum to the Arboretum Specific Plan EIR found no new significant environmental impacts associated with the project. She also noted that the project includes an amendment to the Arboretum Specific Plan Development Agreement to reflect updated land uses and applicable fee credits.

Commissioner Keetle asked about the future development of the remaining parcel, traffic signal improvements, residential density, and alcohol sales hours. Staff explained that the remaining parcel is owned by the applicant and will be processed through the normal entitlement process once a future use is identified. Travis Almgren, Senior Engineer confirmed that traffic signal improvements will be phased based on the approved traffic study. Associate Planner Session-Goins indicated that residential density remains within the adopted Specific Plan, and alcohol sales restrictions between 2:00 a.m. and 6:00 a.m. are standard, with proposed grocery store hours of 6:00 a.m. to 11:00 p.m.

Secretary Lozano asked whether Stater Bros. has been confirmed as the grocery store tenant. Staff stated that, based on information received, Stater Bros. is expected to occupy the market space but deferred to the applicant for official confirmation.

Commissioner Sanchez asked whether the grocery store would be permitted to sell single alcoholic beverages. Staff responded that alcohol sales would follow standard grocery store regulations. Commissioner Sanchez also expressed appreciation for staff ensuring that the McDonald’s design complies with the City’s Santa Barbara architectural standards, and staff noted the applicant’s cooperation in meeting those requirements.

Applicant Daniel Wozniak on behalf of Lewis Group of Companies, stated that he read and agreed to the Conditions of Approval and thanked City staff for their assistance in bringing the project forward and acknowledged several staff members for their work on the application. Mr. Wozniak stated that the applicant had reviewed the proposed Conditions of Approval and had no concerns with them. He noted that the project would provide new housing, retail opportunities, and a new elementary school for the community.

Second Applicant, Rick Manners (Lewis Retail Centers) addressed the Commission and expressed appreciation for staff's efforts in finalizing the project conditions. Mr. Manners confirmed that a lease agreement had been secured with Stater Bros. Markets and stated that the retailer was committed to opening at the site. He also noted that representatives from McDonald’s were available to answer questions if needed.

Commissioner Keetle commended the applicants and City staff for their work on the project. He stated that the development would be a significant benefit to the growing Docusign Envelope ID: 21D18894-8C50-8307-81CC-28B8AF40E4CE 1537
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residential area by providing nearby grocery shopping and reducing the need for residents to travel to other commercial centers.

Commissioner Sanchez expressed support for the project, agreeing that an additional Stater Bros. location was needed to serve residents in the northern portion of the city. He thanked the applicants for their investment in the community and noted the project would improve access to grocery services.

City Attorney Stephen Deitsch requested confirmation that the second applicant accepted the Conditions of Approval; Mr. Manners confirmed that he had reviewed the conditions with staff and stated that the applicant accepted all Conditions of Approval as presented.

No individual spoke in favor or in opposition.

The Public Hearing was closed.

City Attorney Deitsch clarified that the resolutions for Tentative Tract Map (TTM 26- 00006), Design Review (Site and Architectural Approval), and Conditional Use Permit (CUP) contained revised Conditions of Approval under Section 12. City Attorney Deitsch, confirmed that the motion before the Planning Commission should incorporate the revised conditions presented in the agenda packet. Commissioner Keetle confirmed that the revised conditions were included in the motion.

RECOMMENDATION:

Based on information on the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2026-022 and forward a recommendation to the City Council to adopt the following:

1. A Resolution adopting the Addendum to the Arboretum Specific Plan Environmental Impact Report (SCH No. 2006071109) and direct staff to file a Notice of Determination;

2. A Resolution approving General Plan Amendment (GPA) No. 23-000002;

3. Adopt an Ordinance approving Specific Plan Amendment (SPA) No. 23-000002;

4. Adopt a Resolution approving Tentative Tract Map No. 20646 (TTM No. 26-0006);

5. Adopt a Resolution approving Tentative Parcel Map No. 20851 (TPM No. 23-000008);

6. Adopt a Resolution approving Design Review (DRP) No. 23-000011;
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7. Adopt a Resolution approving Conditional Use Permit (CUP) No. 23-000004; and,

8. Adopt an Ordinance approving Development Agreement No. 23-000012.

ACTION: Motion was made by Commissioner Keetle and seconded by Secretary Lozano and passed by a vote of 5-0 to approve Public Hearing Item “A”; adopt Resolution No. PC 2026-22 with amended conditions of approval.

The motion carried by the following vote:

AYES: Chair Armendarez, Vice Chair Quintana, Secretary Lozano, and NOES:

None; ABSTAIN: None; ABSENT: Commissioners Sanchez and Keetle DIRECTOR COMMUNICATIONS:

A. Director Communications:

None.

COMMENTS:

A. Public Communication Commission Comments:

Commissioner Keetle thanked Planning Department staff, planners, Director Nevins, and the entire department for their professionalism, thorough presentations, and responsiveness to commissioner questions. He also expressed appreciation to the City Council for the opportunity to serve on the Planning Commission, encouraged residents to participate in voting, and shared his gratitude for the City of Fontana and the community.

Commissioner Sanchez thanked Planning Department staff for their work and formally announced his resignation from the Planning Commission, making the meeting his final one after nearly 12 years of service. He expressed gratitude for the opportunity to serve the community and reflected positively on the city's growth, development projects, parks, and recreational opportunities. He concluded by wishing everyone well.

Secretary Lozano thanked the Planning Department and staff for their presentation of the North Fontana project and extended best wishes to Commissioner Sanchez on his departure from the Commission. She acknowledged the positive working relationship they shared and encouraged community members to vote, have a pleasant evening, and stay hydrated.

Vice Chair Quintana thanked staff and commended the project presentation, specifically noting the value of the proposed grocery store and its anticipated positive impact on the Docusign Envelope ID: 21D18894-8C50-8307-81CC-28B8AF40E4CE 1539
Planning Commission Minutes June 2, 2026

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area. He expressed appreciation for Commissioner Sanchez’s mentorship, guidance, and experience throughout his tenure on the Commission, stating that his contributions would be greatly missed and offering his support in Sanchez’s future endeavors.

Chair Armendarez thanked the Planning Commission and Planning Department staff for their consistent communication, preparation, and support, which enable informed decision-making during meetings. Chair Armendarez encouraged public participation in voting and emphasized the importance of civic engagement. He also expressed personal appreciation to Commissioner Sanchez for his friendship, mentorship, leadership, and guidance, acknowledging that his presence on the Commission would be missed while wishing him success in future endeavors.

ADJOURNMENT:

Chair Armendarez adjourned the meeting at 6:48 p.m. to the next Regular Planning Commission Meeting on Tuesday, June 16, 2026, at 6:00 p.m. in the Steelworkers’ Auditorium located at 8437 Sierra Avenue, Fontana, California. ___________________________
Susana Gallardo
Deputy City Clerk

THE FOREGOING MINUTES WERE APPROVED BY THE PLANNING COMMISSION ON THE 16th DAY OF JUNE 2026.
_______________________
Joseph Armendarez
Chair
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Certificate Of Completion
Envelope Id: 21D18894-8C50-8307-81CC-28B8AF40E4CE Status: Completed Subject: Complete with Docusign: PC Minutes of 06-02-2026 APPROVED.pdf Source Envelope:

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Certificate Pages: 4 Initials: 0 Maria Torres
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8353 Sierra Avenue
Fontana, CA 92335
[email protected]
IP Address: 192.146.186.123
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6/17/2026 | 08:53 AM
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Joseph Armendarez
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NOTICE OF PUBLIC HEARING
SI DESEA INFORMACION EN ESPAÑOL REFERENTE A ESTA NOTIFICACION O PROYECTO, FAVOR DE COMUNICARSE AL (909) 350-6728.

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

Location of
Property:

Arboretum Specific Plan area: Generally
bounded by Grapeland Ave. to the north,
Casa Grande Ave. to the south, Sierra Ave.
to the east and Citrus Ave. to the west
Retail center: Northwest corner of Sierra
Ave. and Terra Vista Dr. (APN: 0239-081-
52)
Date of Hearing: July 14, 2026
SIERRA AVE.

CASA GRANDE AVE.

CITRUS AVE.

ARBORETUM

SPECIFIC PLAN AREA

PROPOSED

GENERAL PLAN

AMENDMENT
AND

COMMERCIAL
CENTER
ATTACHMENT NO. 6 1545
Place of Hearing: Steelworkers’ Auditorium
8437 Sierra Avenue
Fontana, CA 92335
Time of Hearing: 2:00 P.M.

Should you have any questions concerning this project, please contact Cecily Session-Goins, at (909) 350-6723.

E-mail: [email protected].

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

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

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

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

Publish date: July 3, 2026
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1546
City of Fontana
Action Report
City Council Meeting
8437 Sierra Avenue
Fontana, CA 92335
File #: 26-1118 Agenda Date: 7/14/2026
Agenda #: B. Category: Public Hearing
FROM:

Planning Department
SUBJECT:

Master Case No. (MCN) 26-0004; Specific Plan Amendment (SPA) No. 26-0001; Conditional Use Permit (CUP) No. 26-0001; Conditional Use Permit (CUP) No. 26-0002; Conditional Use Permit (CUP) No. 26-0003; Conditional Use Permit (CUP) No. 26-0011 and Design Review (DR) No. 26- 0002: a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses, a request to establish a gas station; a request to establish an Alcoholic Beverage Control (ABC ) Type 20 (Beer & Wine, Off-Sale) license for a proposed convenience store as part of the gas station; a request to establish an Alcoholic Beverage Control (ABC) Type 21 License (General, Off-Sale), and Type 86 ABC License (Sampling) for a proposed grocery store, a request to establish a drive-through use for a standalone building within the proposed retail shopping center; a request to establish a drive-through use for a portion of a multi-tenant building, and a request for site and architectural review of a commercial shopping center, on an 11.55 acre parcel, located at APN: 1107-262-07, and -65, pursuant to an addendum to the Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400).

RECOMMENDATION:

1. Adopt Resolution No. 2026-077, a Resolution of the City Council of the City of Fontana approving, pursuant to an Addendum to the Environmental Impact Report for the Ventana at Duncan Canyon Specific Plan (SCH No. 2021100400), Conditional Use Permit No. 26-0001 to establish a gas station and alcoholic beverage control type 20 beer and wine off-sale license for the convenience store as part of the gas station, Conditional Use Permit No. 26-0002 to establish an Alcoholic Beverage Control Type 21 general off-sale license and an Alcoholic Beverage Control Type 86 sampling license for a proposed grocery store, Conditional Use Permit No. 26- 0003 to establish a drive-through use for a standalone building, Conditional Use Permit No. 26- 0011 to establish a drive-through use for a suite as part of a multi-tenant building, and approving Design Review Permit No. 26-0002 for development of a new 98,783 square foot retail shopping center and associated site improvements on approximately 11.55 gross acres located on the southwest corner of Duncan Canyon Road and John Previti Avenue, identified as Assessor’s Parcel Numbers 1107-262-07 and -65; and

2. Read by title only and waive further reading of and introduce Ordinance No. 1996, an Ordinance of the City Council of the City of Fontana approving, pursuant to an Addendum to the Environmental Impact Report for the Ventana at Duncan Canyon Specific Plan (SCH No. 2021100400), Specific Plan Amendment No. 26-0001 to add gas station and drive through uses as conditionally permitted uses to Planning Area 4 of the Ventana at Duncan Canyon Specific Plan; and that the reading of the title constitutes the first reading thereof.

COUNCIL GOALS:

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· Promote economic development by concentrating on job creation. · Promote economic development by pursuing business attraction, retention, and expansion.
· Enhance the local environment for future generations and create a healthy economic and environmental future by creating neighborhoods that are attractive, safe and convenient for walkers and bicyclists.

DISCUSSION:

Background:

The project was considered by the Planning Commission at a duly noticed public hearing on June 16, 2026. Prior to the public hearing, a memo was submitted to the Planning Commission which modified Condition No. 27 for Design Review 26-0002. The memo also included a request from the applicant to remove conditions 65 and 70 of Design Review 26-0002; staff‘s recommendation was to retain the conditions as originally written. The applicant agreed to all conditions of approval except for conditions 65 and 70. Upon conclusion of the public hearing, the Planning Commission voted 3-0 to adopt Resolution PC No. 2026-023, thereby forwarding a recommendation of approval to the City Council, retaining the conditions as recommended by staff.

Public Comment:

A public comment received on the project has been attached as Attachment 6.

Project Description/Analysis:

The applicant, The Previti Group., is requesting that the Planning Commission review and approve Specific Plan Amendment No 26-0001, a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses in Planning Area 4 of the Ventana Specific Plan, approve Conditional Use Permit No. 26-0001 to establish a gas station and new Type 20 (Beer & Wine, Off-Sale) Alcoholic Beverage Control License (ABC) for the convenience store as part of the gas station; approve Conditional Use Permit No. 26-0002 to establish a Type 21 ABC License and a Type 86 ABC License for a proposed grocery store; approve Conditional Use Permit No. 26-0003 to establish a drive-through use for a standalone building within the proposed retail shopping center; approve Conditional Use Permit No. 26-0011 to establish a drive -through use for a portion of a multi-tenant building, and approve Design Review No. 26-000 for site and architectural development of new commercial shopping center and associated site improvements on approximately 11.55 total acres. This commercial project is Part 2 of the overall Planning Area 4 development; Part 1 was previously approved by the Planning Commission in February of 2026 for multi-family residential development.

Specific Plan Amendment No. 26-0001
The applicant is requesting approval to amend text in Planning Area 4 of the Ventana at Duncan Canyon Specific Plan to add gas stations and drive-throughs as conditionally permitted uses within Planning Area 4. Currently, gas stations and drive-throughs are prohibited uses within Planning Area

4. Gas stations and drive-throughs are reasonable uses to add to Planning Area 4 because Planning Area 4 is located at the southwest corner of Duncan Canyon Road and John Previti Avenue, which is in close proximity to the I-15 freeway. This will attract residents and other visitors to the commercial center which will support the local economy. Allowing gas stations and drive-throughs as conditionally permitted uses will also allow the city to regulate the land uses by adding conditions of approval.

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Agenda #: B. Category: Public Hearing
Conditional Use Permit No. 26-0001
The applicant is requesting approval to establish a gas station as a conditionally permitted use within the proposed retail shopping center project and to establish an Alcoholic Beverage Control (ABC) Type 20 (Beer & Wine, Off-Sale) license for the proposed convenience store as part of the gas station. The shopping center is located within Census Tract 20.39 which allows four off-sale ABC licenses. Currently there are no existing ABC licenses of any kind within this census tract. There are conditions attached in “Exhibit A” relating to the ABC license to ensure that the use will operate in a manner consistent with performance standards established for such uses in the city.

Conditional Use Permit No. 26-0002
The applicant is requesting approval to establish an Alcoholic Beverage Control (ABC) Type 21 (General, Off-Sale), and a Type 86 (Sampling) license for a proposed grocery store within the retail shopping center. The shopping center is located within Census Tract 20.39 which allows four off-sale ABC licenses. Currently, there are no existing ABC licenses of any kind within this census tract.

There are conditions attached in “Exhibit B” relating to the ABC license to ensure that the use will operate in a manner consistent with performance standards normally for such uses in the city.

Conditional Use Permit No. 26-0003
The applicant is requesting approval to establish a drive-through use for a standalone building within the proposed retail shopping center. The proposed use for this building will potentially be a fast-food drive-through restaurant. Regarding the drive-through lane, the layout of the site is designed to create the best possible flow and maximum of queuing of vehicles possible to maximize the potential impact of stacking onto adjacent properties or public roads. The dual drive-through lane includes enough space to fit approximately 41 cars within the drive-through lanes alone; this exceeds the minimum code requirement of a minimum 12 cars. In the event that there is an overflow of vehicles, the City of Fontana Traffic Department reviewed and approved a Traffic Queuing Study which entails a grand opening and high-volume contingency plan. The plan requires the restaurant to deploy staff to direct traffic and implement face-to-face ordering for high volume times.

Conditional Use Permit No. 26-0011
The applicant is requesting approval to establish a drive-through use for a suite that is part of a multitenant building within the proposed retail shopping center. The proposed use for this building will potentially be a coffee shop. Regarding the drive-through lane, the layout of the site is designed to create the best possible flow and maximum of queuing of vehicles possible to maximize the potential impact of stacking onto adjacent properties or public roads. The drive-through lane includes enough space to fit approximately 12 cars within the drive-through lane alone; this meets the minimum requirement of a minimum 12 cars. In the event that there is an overflow of vehicles, the City of Fontana Traffic Department reviewed and approved a Traffic Queuing Study which entails a grand opening and high-volume contingency plan. The plan requires the restaurant to deploy staff to direct traffic and implement face-to-face ordering.

Design Review (DR) No. 26-0002
The applicant is requesting site and architectural review and approval for development of a commercial parcel within Planning Area 4 of the Ventana at Duncan Canyon Specific Plan. The proposed Project consists of retail shop buildings and an anchor grocery store building.

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File #: 26-1118 Agenda Date: 7/14/2026
Agenda #: B. Category: Public Hearing
Project Data:

A. Site Area: Approximately 11.55 acres
B. Building Analysis:

Anchor Grocer: 57,185 square feet
Restaurant: 3,801 square feet
Retail Shops: 36,340 square feet
Gas Station/Store: 1,457 square feet
Total: 98,783 square feet
C. Parking Analysis:

Required: 474 spaces
Proposed: 479 spaces
Site Plan and Architecture:

The new retail shopping center will be located within buildings totaling 98,783 square feet. The applicant proposes a Tuscan style of architecture for the buildings with an exterior neutral earth tone palette scheme, with dark brown, burgundy, and green accents to be used for awnings. The architectural style includes smooth stucco exterior, decorative wrought iron elements, exterior light fixtures, stone veneer, concrete roof tiles, and vinyl windows.

The Project includes associated on and off-site improvements including parking spaces, new landscaping, enhanced entry paving and lighting, curb, gutter, sidewalks, and utilities related to the Project.

The Project Site is physically suitable in size and shape to support the development of the proposed retail shopping center. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed Project. The Project incorporates safety measures for automobiles and pedestrians in the area.

Grading and Walls:

The project site is vacant, undeveloped and relatively flat. The existing drainage pattern flows from the north to the south. An underground water catch basin system will be constructed for the Project.

The project plans include a six-foot high perimeter stucco wall on the western property side (Freeway side), a perimeter retaining wall with a tubular steel guardrail along the northern property line, a combination of 6-foot high tubular steel fence and retaining walls along the southern property line, and a combination retaining wall with tubular steel guardrail on certain portions along John Previti Avenue.

Site Access/Circulation/Parking:

Site access will be provided from Duncan Canyon Road and John Previti Avenue. One driveway will be provided off of Duncan Canyon Road, and two (2) driveways will be provided off of John Previti Avenue. Pedestrian path of travel throughout the site will be provided through marking crossings and City of Fontana Page 4 of 5 Printed on 7/9/2026
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Avenue. 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.

Environmental:

Pursuant to CEQA Guidelines sections 15162 and 15164, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section including15162 calling for preparation of a subsequent EIR have occurred. The proposed changes were evaluated in light of the standards for subsequent environmental review outlined in Public Resources Code Section 21166, CEQA Guidelines Section 15162 and the City of Fontana’s 2019 Local Guidelines for Implementing CEQA. Based on this evaluation, it was determined that the FEIR fully analyzed and mitigated where feasible, all potentially significant environmental impacts, if any, that would result from the Project. Additionally, none of the conditions described in Section 15162 have occurred and as a result, an Addendum to the Ventana Specific Plan Final EIR (SCH No. 2021100400) is the appropriate document to evaluate the proposed Project.

The Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400) and addendum are available for review at:
<https://fonopengislayers.fontana.org/WebLink/Browse.aspx? id=1887364&dbid=0&repo=FontanaRecords>
A Notice of Determination has been prepared and will be filed in the County Clerk and the State Clearinghouse within five (5) working days of the approval of the Project.

FISCAL IMPACT:

None.

MOTION:

Approve staff’s recommendation.

ATTACHMENTS:

Attachment No. 1 - Resolution for Design Review and Conditional Use Permits Attachment No. 2 - Ordinance for Ventana Specific Plan Amendment Attachment No. 3 - Planning Commission Packet
Attachment No. 4 - June 16, 2026 PC Minutes
Attachment No. 5 - Public Hearing Notice
Attachment No. 6- Public Comment
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ATTACHMENT NO. 1
RESOLUTION NO. 2026-077

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

CALIFORNIA, APPROVING, PURSUANT TO AN ADDENDUM TO THE

ENVIRONMENTAL IMPACT REPORT FOR THE VENTANA AT DUNCAN
CANYON SPECIFIC PLAN (SCH NO. 2021100400), CONDITIONAL USE PERMIT NO. 26-0001 TO ESTABLISH A GAS STATION AND ALCOHOLIC BEVERAGE CONTROL TYPE 20 BEER AND WINE OFF-SALE LICENSE FOR

THE CONVENIENCE STORE AS PART OF THE GAS STATION, CONDITIONAL USE PERMIT NO. 26-0002 TO ESTABLISH AN ALCOHOLIC BEVERAGE CONTROL TYPE 21 GENERAL OFF-SALE LICENSE AND AN ABC TYPE 86

SAMPLING LICENSE FOR A PROPOSED GROCERY STORE, CONDITIONAL USE PERMIT NO. 26-0003 TO ESTABLISH A DRIVE-THROUGH USE FOR A STANDALONE BUILDING, CONDITIONAL USE PERMIT NO. 26-0011 TO ESTABLISH A DRIVE-THROUGH USE FOR A SUITE AS PART OF A MULTITENANT BUILDING, AND APPROVING DESIGN REVIEW PERMIT NO. 26-0002 FOR DEVELOPMENT OF A NEW 98,783 SQUARE FOOT RETAIL SHOPPING

CENTER AND ASSOCIATED SITE IMPROVEMENTS ON APPROXIMATELY

11.55 GROSS ACRES LOCATED ON THE SOUTHWEST CORNER OF

DUNCAN CANYON ROAD AND JOHN PREVITI AVENUE, IDENTIFIED AS ASSESSOR’S PARCEL NUMBERS 1107-262-07 AND -65
WHEREAS, Assessor Parcel Number (“APN”) 1107-262-07, and -65 (“Project Site”), was annexed from San Bernardino County and incorporated into the City of Fontana on October 8, 1981; and
WHEREAS, on January 26, 2026, the City of Fontana (“City”) received applications from The Previti Group (“Applicant”), for a Specific Plan Amendment (“SPA No. 26-0001”) to add gas station and drive through uses to Planning Area 4 of the Ventana at Duncan Canyon Specific Plan, four Conditional Use Permits to establish a gas station use and Type 20 (Beer & Wine, Off-Sale) Alcohol Beverage Control (“ABC”) License for a convenience store as part of a gas station (“CUP No. 26-0001”), to establish an ABC Type 21 (General, Off-Sale) and Type 86 (Sampling) License for a grocery store (“CUP No. 26-0002”), to establish a drivethrough use for a standalone building (“CUP No. 26-0003”), to establish a drive-through use for a suite as part of a multi-tenant building “CUP No 26-0011”), and a Design Review (“DR No. 26-0002”), for site and architectural review of a new 98,783 square foot retail shopping center with associated site improvements, at the Project Site (“Project”); and WHEREAS, the Project Site has a General Plan Land Use designation of Regional Mixed Use (R-MU) and is located within Planning Area 4 (Mixed-Use) of the Ventana at Duncan Canyon Specific Plan, as approved an amended by the Fontana City Council (“City Council”) on September 13, 2022, and which allows for the development; and WHEREAS, pursuant to the California Environmental Quality Act (Pub. Res. Code Section 2100) (“CEQA”) Guidelines and the State CEQA Guidelines (14. Cal Code Regs.

Section 1500), the city, acting as the lead agency under CEQA, previously determined that 1552
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an Environmental Impact Report (EIR) must be prepared to evaluate and disclose all potential significant environmental impacts associated with the Ventana at Duncan Canyon Specific Plan; and
WHEREAS, on September 13, 2022, the City certified the Final Environmental Impact Report ("FEIR") (SCH No. 2021100400) for the Ventana Specific Plan. The FEIR consists of the Draft EIR, comments received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions documented in an errata section. For purposes of this Resolution, the term "FEIR" refers to the Draft EIR as revised by the errata, along with all other sections comprising the Final EIR; and WHEREAS, pursuant to CEQA, when taking when taking subsequent discretionary actions on 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, pursuant to CEQA Guidelines Section 15164, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred; and
WHEREAS, the City evaluated the proposed Project in light of the standards for subsequent environmental review outlined in Public Resources Code Section 21166, State CEQA Guidelines Section 14162 and the City of Fontana’s 2019 Local Guidelines for Implementing CEQA and concluded that the proposed Project would not result in new significant environmental effects that were previously disclosed in the FEIR and therefore, no subsequent EIR or mitigated negative declaration is required; and
WHEREAS, the proposed Project would nonetheless necessitate minor changes or additions to the FEIR, and thus, the City has prepared an Addendum to the FEIR pursuant to State CEQA Guidelines Section 15164; 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, Conditions of Approval are attached hereto as Exhibit “A” for CUP No. 26- 0001, Exhibit “B” for CUP No. 26-0002, Exhibit “C” for CUP No.26-0003, Exhibit “D” for CUP No. 26-0011, and Exhibit "E” for DR No. 26-0002; and WHEREAS, all of the notices required by statute and the Fontana Municipal Code have been given as required; and
WHEREAS, the owners of property within 660 feet of the Project Site were notified via public hearing notice mailer prior to the public hearing; and WHEREAS, a notice of the public hearing was published in the Fontana Herald newspaper on July 3 , 2026, and simultaneously displayed at City Hall and at the Project Site; 1553
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and
WHEREAS, on June 16, 2026, a duly noticed public hearing on SPA No. 26-0001, CUP No. 26-0001, CUP No. 26-0002, CUP No. 26-0003, CUP No. 26-0011 and DR No. 26-0002, 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 3-0 by Resolution PC No. 2026-023; and WHEREAS, on July 14, 2026, the City Council conducted a noticed public hearing on SPA No. 26-0001, CUP No. 26-0001, CUP No. 26-0002, CUP No. 26-0003, CUP No. 26-0011 and DR No. 26-0002 cand received testimony from all parties and documentation from the Planning Commission’s public hearing on June 16, 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 Ventana at Duncan Canyon Specific Plan EIR, SPA No. 26-0001, CUP No. 26-0001, CUP No. 26-0002, CUP No. 26-0003, CUP No. 26-0011 and DR No. 26-0002, the City Council determined that the project was 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 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 above recitals are true, correct and incorporated herein by reference.

Section 2. Compliance with California Environmental Quality Act. As the decisionmaking body for the Project, the City Council has reviewed and considered the Ventana Specific Plan FEIR and Addendum and Mitigation Monitoring and Reporting Program, 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 Ventana Specific Plan FEIR contain a complete and accurate reporting of all 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 8.10 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 1554
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limited to, the Ventana Specific Plan FEIR, the Addendum and all related information presented to the City Council, the City Council finds that pursuant to State CEQA sections 15162 and 15164 and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Ventana 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 Ventana 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 Ventana 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 known with the exercise of reasonable diligence at the time the Ventana 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 difference 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 Ventana 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 Ventana 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 that the proposed project may result in any significant environmental impacts beyond those analyzed in the Ventana 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 Addendum to the Ventana Specific Plan FEIR. The City Council hereby adopts the Addendum to the EIR for the Ventana Specific Plan Environmental Impact 1555
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Report (SCH No. 2021100400) and Mitigation, Monitoring and Reporting Program (MMRP) that have been prepared pursuant to 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 with the County Clerk’s Office and the Office of Land Use and Climate Innovation within five (5) working days of adoption of this Resolution.

Section 6. Conditional Use Permit Findings. The City Council hereby makes the following findings for CUP No. 26-0001 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development 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 and any applicable Specific Plan or Area Plan and City
regulations/standards.

Findings of Fact: The Project Site’s General Plan Land use designation is Regional Mixed Use (R-MU) and is located within Planning Area 4 of the Ventana at Duncan Canyon Specific Plan. The request is to establish a gas station use, and to establish a Type 20 (Beer and Wine, Off-Sale) ABC license for the convenience store as part of the gas station. Because the site is designated R-MU, the gas station use and Type 20 ABC license, as a part of a convenience store, are consistent with the range of uses anticipated by the General Plan. The Applicant is processing a specific plan amendment which will allow gas stations within the specific plan with a conditional use permit. Both the gas station use and Type 20 ABC license will be conditionally permitted and subject to approval of a Conditional Use Permit. Following approval of the Specific Plan Amendment and the required Conditional Use Permit, both uses will be in compliance with the Specific Plan and Municipal Code.

Findings of Fact: The Project Site is approximately 11.55 acres which can accommodate the proposed gas station. The Project will comply with setbacks, landscaping, lot coverage and parking requirements. There will be two vehicle access points to the site from Duncan Canyon Road and John Previti Avenue. The driveway will be designed to accommodate truck and passenger vehicle traffic as necessary. The physical characteristics of the site were reviewed by the Fontana Planning Department, and it was determined that the site met the requirements for yard, setbacks, walls, landscaping requirements and applicable Specific Plan and Zoning and Development Code regulations. The request also includes a Type 20 (Beer and Wine, Off-Sale) ABC License for a convenience store as part 1556
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of the gas station.

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 will be no adverse effect to the public interest, health, safety, convenience, welfare, nor will be materially injurious to persons, property, or improvements in the vicinity or of the neighboring sites. The Project has been reviewed by Planning, Engineering, Building and Safety, Police, and County Fire Prevention for site circulation, access, safety, and found to meet the requirements for all applicable building code, zoning and fire code standards. Additionally, conditions of approval have been imposed to address potential health, safety, and operational concerns to ensure that the Project will not be materially detrimental or injurious to persons, property, or improvements in the surrounding area.

Section 7. Conditional Use Permit Findings. The City Council hereby makes the following findings for CUP 26-0002 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

Findings of Fact: The Project Site’s General Plan Land use designation is R-MU and is located within the Ventana at Duncan Canyon Specific Plan. The request is to establish ABC Type 21 General, Off-Sale and ABC Type 86, Sampling licenses within a grocery store. Because the site is designated R-MU, the Type 21 and Type 86 ABC licenses, as part of a grocery store, are consistent with the range oof uses anticipated by the General Plan.

The use is subject to approval of a Conditional Use Permit. Upon approval of the required CUP, the proposed use will be permitted within the specific plan and will comply with the Fontana Municipal Code.

Findings of Fact: The Project Site is approximately 11.55 acres and can accommodate the proposed uses of establishing Alcoholic Beverage Control (ABC) Type 21-General, Off-Sale) and Type 86 (Sampling) Licenses within a proposed grocery store. The new retail shopping center would include onsite and off-site improvements to provide circulation and access 1557
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necessary to operate the grocery store that will accommodate the uses.

The proposed retail shopping center will meet all the related performance criteria and development standards. The ABC license will be physically suited for this type of development.

Findings of Fact: There will be no adverse effect to the public interest, health, safety, convenience, welfare, nor will it be materially injurious to persons, property, or improvements in the vicinity or of the neighboring sites as currently proposed. The Project has been reviewed by Planning, Engineering, Building and Safety, and County Fire Prevention for site circulation, access, safety, and found to meet the requirements for all applicable building code, zoning and fire code standards. Additionally, conditions of approval have been imposed to address potential health, safety, and operational concerns to ensure that the Project will not be materially detrimental or injurious to persons, property, or improvements in the surrounding area.

Section 8. Conditional Use Permit Findings. The City Council hereby makes the following findings for CUP No. 26-0003 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

Findings of Fact: The Project Site’s General Plan Land use designation is R-MU and is located within the Ventana at Duncan Canyon Specific Plan. This request is for a drive-through land use for a standalone building. Because the site is designated R-MU, the drive through use for a standalone building is consistent with the range of uses anticipated by the General Plan. The Applicant is processing a specific plan amendment which will allow drive through uses within the specific plan with a conditional use permit. The drive though use will be conditionally permitted and subject to approval of a Conditional Use Permit. Following approval of the Specific Plan Amendment and the required Conditional Use Permit, the use will be in compliance with the Specific Plan and Municipal Code.

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.
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Findings of Fact: The Project Site is approximately 11.55 acres which can accommodate the proposed drive-through. The Project will include on and off site improvements including access improvements and new utilities and will provide safe vehicular routes and safe pedestrian paths. The new drivethrough use is suited for this type of development and will be conditioned to meet City performance criteria and development standards. The physical characteristics of the site were reviewed by the Fontana Planning Department, and it was determined that the site met the requirements for yards, setbacks, walls, landscaping requirements and applicable Specific Plan and Zoning and Development Code regulations.

Findings of Fact: Granting the permit would not be detrimental to the public or injurious to person, property, or improvements in the vicinity because there will be adequate access to and from the Project Site as well as sufficient utility services will be provided. The Applicant provide the City’s Traffic Department with a queuing study which was approved, demonstrating that the Project can accommodate on-site vehicle stacking and circulation in a manner that supports safe and efficient traffic operations. The Project has been reviewed by Planning, Engineering, Building and Safety, and County Fire Prevention for site circulation, access, safety, and found to have met the requirements for all applicable building code, zoning and fire code standards.

Section 9. Conditional Use Permit Findings. The City Council hereby makes the following findings for CUP No. 26-0011 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

Findings of Fact: The Project Site is approximately 11.55 acres which can accommodate the proposed drive-through. The Project will include on and off-site improvements including access improvements and new utilities and will provide safe vehicular routes and safe pedestrian paths. The new drivethrough use is suited for this type of development and will be conditioned to meet City performance criteria and development standards. The physical characteristics of the site were reviewed by the Fontana Planning Department, and it was determined that the site met the requirements for yards, setbacks, walls, landscaping requirements and applicable Specific Plan and Zoning and Development Code regulations.

Findings of Fact: Granting the permit would not be detrimental to the public or injurious to person, property, or improvements in the vicinity because there will be adequate access to and from the Project Site and sufficient utility services will be provided. The Applicant provided the City’s Traffic Department with a queuing study which was approved, demonstrating that the project can accommodate on-site vehicle stacking and circulation in a manner that supports safe and efficient traffic operations. The project has been reviewed by Planning, Engineering, Building and Safety, and County Fire Prevention for site circulation, access, safety, and found to have met the requirements for all applicable building code, zoning and fire code standards.

Section 10. Design Review Findings. The City Council hereby makes the following findings for DR No. 26-0002 in accordance with Section 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 specific plan.

Findings of Fact. The project consists of the construction of a 98,783 square foot retail shopping center on approximately 11.55 acres. The proposal includes an anchor grocery store, retail shops, drive-through buildings, and a gas station. The Project Site is designated R-MU under the General Plan and is located within Planning Area 4 of the Specific Plan, which allows for the proposed retail commercial development.

The Ventana Specific Plan architectural guidelines encourage the influence of Tuscan architecture. Features for the project include a smooth stucco 1560
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exterior combined with decorative brick veneer, decorative iron features, and concrete roof tiles. The variations to the building face, varying roof lines and building’s height will make the project architecturally pleasing and be consistent with the surrounding area. The site and building design comply with the criteria contained in the design review section of the Fontana Zoning and Development Code and Ventana Specific Plan.

The Project has high quality architecture and appropriate screening comprised of screen walls and landscaping that will make for a desirable development. This Project will provide an attractive space for future commercial businesses which will support the local economy.

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 Site will incorporate site improvements which include new landscaping, parking, lighting, fencing, curb, gutter, and sidewalks. The Project Site is 11.55 acres in size, and is adequate in size, shape, topography, accessibility, and other physical characteristics to accommodate the use. The project consists of the development of a new 98,783 square foot retail shopping center. The Project improvements include sidewalks, drainage, and grading, to ensure a safe and welldesign development. The Project Site is currently vacant, and the development will provide the community with safe improvements including walking sidewalks and safe vehicular circulation. Additional features such as on-site and off-site lighting and new enhanced landscape areas have been incorporated to create an attractive atmosphere. The development has been reviewed by Planning, Fire Prevention, Building and Safety, and Engineering Departments for site circulation, access, and safety and it has been determined that the Project meets the standards of the Zoning and Development Code and provides a safe design for public use and access.

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 Project is aesthetically and architecturally pleasing and compatible with the surrounding area. The Project Site is physically suitable in size and shape to support the new retail shopping center which will be built in accordance with the zoning and fire codes, that will make for a safe, attractive, and well-designed Project.

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other features appropriate to the style. The use of a variety of colors and materials such as stucco finish and stone veneer further adds architectural diversity to each building. The Project enhances the surrounding neighborhood by incorporating architectural style that complements the surrounding area. The Project Site is suitable in size and shape to support the new retail shopping center which will be built in accordance with the FMC and will result in a safe, attractive, and well-designed Project.

Finding No. 4. The site improvements are appropriate and will result in a safe, welldesigned facility.

Findings of Fact: The development includes appropriate site improvements consisting of new landscaping, parking areas, sidewalks, drainage, perimeter walls lighting, and fencing all designed in compliance with the Zoning and Development Code.

Section 11. Approvals. Based on the foregoing, the City Council hereby approves CUP No.26-0001, subject to the Conditions of Approval attached hereto as “Exhibit A”, CUP No. 26-0002, subject to the Conditions of Approval attached hereto as “Exhibit B”, CUP No. 26-0003, subject to the Conditions of Approval attached hereto as “Exhibit C”, CUP No. 26-0011, subject to the Conditions of Approval attached hereto as “Exhibit D”, and Design Review No. 26-0002, subject to the Conditions of Approval, attached hereto as “Exhibit E” all of which are incorporated herein by this reference as though fully set forth herein.

Section 12. 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 13. Certification. The Secretary of the City Council shall certify to the adoption of this Resolution.

Section 14. Effective Date. This Resolution shall take effect thirty (30) days after the adoption of the City Council Ordinance adopting Specific Plan Amendment No. 26- 0001, provided however, if the Ordinance is for any reason held to be invalid 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 15. 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 application of this Resolution that can be given effect without the invalid provision or application.
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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 of the City Council do hereby certify that the foregoing resolution was duly and regularly adopted by the City Council at a regular meeting thereof, held on the 14
th 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”

CITYOF FONTANA

CONDITIONS OF APPROVAL
CASE: Master Case No. 26-0004
Conditional Use Permit No. 26-0001
Gas Station/Type 20 ABC License
DATE: July 14, 2026
LOCATION: Southwest corner of Duncan Canyon Road and John Previti Avenue (APN: 1107- 262-07 and -65)
PLANNING DEPARTMENT:

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

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

3. The rights and privileges granted by this project shall not become effective, nor shall the Applicant commence the use for which this project is granted, until both of the following have occurred:
a. All of the improvements, construction, alteration and other work set forth in this project have been completed and have been accepted by the City, as evidenced by the City’s issuance of a Certificate of 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.

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

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

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

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

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

9. Exterior lighting compatible with the design of the building shall be provided for the parking lot.

The lighting shall be directed and shielded so as to illuminate only the parking area and to avoid glare impacts on adjacent properties.

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

11. The applicant/developer shall comply with the mitigation measures identified in the Initial Study/Mitigated Negative Declaration Mitigation Monitoring and Reporting Program. 1565
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12. The applicant shall have fully provided, constructed, or otherwise meet all Planning Department’s requirements per approved plans, and shall have addressed all punch list items to the satisfaction of the Director of Planning.

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

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

15.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 conditions of this Conditional Use Permit. Failure to comply with these requirements shall constitute grounds for revocation of the Conditional Use Permit.

16.All tobacco products shall remain under the control of the management, behind the cashier’s counter.

17.If licensed premise operates twenty-four (24) hours a day, the business owner/licensee shall keep all beer and wine within a lockable, permanently affixed cooler, lockable permanently affixed display case, or under the control of the management behind the cashier’s counter. The coolers and display cases shall be locked during the hours of 2 a.m. to 6 a.m. daily. Additionally, no alcoholic beverages shall be sold during the hours of 2 a.m. to 6 a.m. daily.

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

19.The sale of malt liquor or fortified wine products with an alcoholic content greater than 17 percent by volume is prohibited.

20.The licensee shall not sell single bottles of wine in less than 750 milliliters containers. Specialty or dessert wines packaged in 375 milliliter bottles or more shall be permitted.

21.The sale of beer or malt beverages in single size containers less than 40 ounces is prohibited.

22.The licensed premise shall not sell individual units of beer or wine from the manufacturer’s multiunit packages. (Two- Packs, Three-packs, four-packs, six-packs, etc.)

23.The licensee shall not allocate more than half of the cooler doors for the sale of alcoholic beverages. All designated coolers for alcoholic beverages shall be located furthest away from the entrance doors. Any display or storage of alcoholic beverages on the public floor area of the convenience store is prohibited. All alcoholic beverages shall be displayed in coolers, or on shelving units. All alcoholic beverages shall be stored within a storage room, only accessible to employees.

24.The possession of alcoholic beverages in open containers and the consumption of alcoholic beverages are prohibited on or around the licensed premises. 1566
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25.In the event that adult merchandise (books, magazines, videos, and CDs) is offered for sale, all such merchandise shall be kept under the control of the management behind the cashier’s counter and must be segregated from other reading material and screened from the view of minors.

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

27.The business owner/licensee shall comply with the City False Alarm Ordinance. Excessive false alarms will require replacement of the alarm system prior to the extension of any conditional use permit.

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

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

30.Sales of alcoholic beverages will be restricted to, and within the confines of, the building portion of the licensed premises.

31.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.

32.Signs shall comply with all City of Fontana sign requirements. No more than 25% of the total window area and clear doors shall bear advertising or signs of any sort. 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 public sidewalk or entrance to the premises (this applies to all windows of this location).

33.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.
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34.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 length and 14 inches in width with the print of sufficient size to make them clearly readable.

35.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 length and 14 inches in width with the print of sufficient size to make them clearly readable.

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

37.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 Fontana City Code 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.

38.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 engaged in the sale of alcohol shall attend the LEAD or RBS training within 90 days of employment.

39.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.

SAN BERNARDINO COUNTY FIRE HAZMAT DEPARTMENT

40. Any business or facility that handles hazardous materials in quantities at or exceeding 55 gallons, 500 pounds, or 200 cubic feet (compressed gas) at any one time or generates any amount of hazardous waste shall obtain hazardous material permits from this department. Prior to occupancy the business operator shall apply for permits (Hazardous Material Permit, Hazardous Waste Permit, Aboveground Storage Tank Permit, Underground Storage Tank Permit) or apply for exemption from permitting requirements.

41. Application for one or more of these permits shall occur by submitting a hazardous materials business plan using the California Environmental Reporting System (CERS) http://cers.calepa.ca.gov/

42. Businesses or facilities handling greater than 1320 gallons of petroleum products in aboveground storage tanks (shell capacity) shall prepare and implement a Spill Prevention, 1568
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Control, and Countermeasures Plan (SPCC) in accordance with 40 CFR 1 112.3 and CHSC 25270.4.5(a). The SPCC plan shall be submitted via the CERS system and maintained on site.

43. Underground storage tank (UST) systems storing hazardous substances in the County of San Bernardino shall conform to standards issued by the San Bernardino County Fire Protection District. Written approval shall be obtained from this Department prior to the installation of any new UST system(s) and/or modifications to an existing UST system. Prior to installation, plans for underground storage tank systems shall be reviewed and approved by Office of the Fire Marshal, Hazardous Materials Division. For additional information please contact (909) 386- 8401.
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Exhibit “B”

CITYOF FONTANA

CONDITIONS OF APPROVAL
CASE: Master Case No. 26-0004
Conditional Use Permit No. 26-0002
DATE: July 14, 2026
Grocery Store Type 21 and Type 86 ABC License
LOCATION: Southwest corner of Duncan Canyon Road and John Previti Avenue (APN: 1107- 262-07 and -65)
PLANNING DEPARTMENT:

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

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. 1570
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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. 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. b. All Conditions of Approval imposed on this project have been fulfilled.

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

5. 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.

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

7. 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.

8. 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.
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9. All tobacco products shall remain under the control of the management, behind the cashier’s counter.

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

11.No beer, wine or distilled spirits shall be displayed within five feet of the front door or between the register and the front door unless it is under the control of the management within locked shelving units.

12.No display or sale of beer, wine or distilled spirits, shall be made from an ice tub.

13.No alcoholic beverages shall be stored, sold or displayed (even for special events) within any aisle-way of the main sales floor or vestibule.

14.The sale of malt liquor or fortified wine products with an alcoholic content greater than 17 percent by volume is prohibited.

15.The licensee shall not sell single bottles of wine in less than 750 ml. containers. Specialty or dessert wines which are only packaged in 375 milliliter bottles shall be permitted.

16.No distilled spirits shall be sold in bottles or containers smaller than 375 ml.

17.The sale of beer or malt beverages in single size containers of 40 ounces or less is prohibited.

18.The licensed premise shall not sell individual units of beer or wine from the manufacturer’s multi-unit packages (three-packs, four-packs, six-packs, etc.).

19.The licensee shall not allocate more than half of the cooler doors for the sale of alcoholic beverages. All designated coolers for alcoholic beverages shall be located furthest away from the entrance doors.

20.The possession of alcoholic beverages in open containers and the consumption of alcoholic beverages are prohibited on or around the licensed premises.

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

22.The business owner/licensee shall comply with the City False Alarm Ordinances.

23.Graffiti abatement by the business owner/licensee shall be immediate and ongoing on the licensed premises, but in no event shall graffiti be allowed unabated on the premises for more than 48 hours. Abatement shall take the form of removal or shall be covered/painted over with a color reasonably matching the color of the existing building, structure, or other surface being abated. Additionally, the business owner/licensee shall notify the City within 24 hours (at 909.350-GONE) of any graffiti elsewhere on the property not under the 1572
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business owner/licensee’s control so that it may be abated by the property owner and/or the City’s Graffiti Enforcement Team.

24.The management and employees of the licensed premise shall be required to prevent loitering in the parking lot of the site. The management and employees of the licensed premise shall regularly police the area under its control to prevent the loitering of persons about the premises.

25.Sales of alcoholic beverages will be restricted to, and within the confines of, the building portion of the licensed premises.

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

27.Signs shall comply with all City of Fontana sign requirements. No more than 25% of the total window area and clear doors shall bear advertising, signs or obstructions of any sort.

Window signs or other obstructions 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 public sidewalk or entrance to the premises (this applies to all windows and glass doors of this location).

28.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.

29.The exterior of the licensed premises, including adjacent public sidewalks and all parking lots under the control of the licensee, shall be illuminated during the hours of darkness, at all entrances, sidewalks or parking surfaces, at a minimum of one foot candle of light.

30.A prominent, permanent sign or signs stating “NO LOITERING IS ALLOWED ON OR IN FRONT OF THESE PREMISES” shall be posted on the front of the building or in the front windows of the business, 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.

31.A prominent, permanent sign or signs stating “NO OPEN ALCOHOLIC BEVERAGE CONTAINERS ARE ALLOWED ON THE PREMISES” shall be posted on the front of the building or in the front windows of the business, 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.

32.No electronic arcade or amusement games are permitted on the licensed premises at any time.
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33.In the event security problems occur, the Police Department (Chief of Police) will issue a letter to the owner requesting a meeting to discuss said security problems. If security problems are not resolved by the owner in the timeframe mutually agreed upon in said meeting, at the discretion of the Chief of Police, the business owner/licensee or management, at his or her own expense, shall provide a California licensed, uniformed security guard(s) on the premises, during such hours as requested and directed by the Police Department. All uniformed security guards shall comply with Fontana City Code 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.

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

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

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

37.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.

38.At all times during an instructional tasting event, the instructional tasting event area shall be separated from the remainder of the off-sale licensed premises by a rope, cable, cord, or other barrier.

39.The license holder shall display signage prohibiting persons under 21 years of age from entering the instructional tasting event area.

40.No charge of any sort shall be made for tastings at instructional tasting events within the establishment.

41.A person under 21 years of age shall not serve, or be served, wine, beer, or distilled spirits at instructional tasting events within the establishment.

42.The instructional tasting events shall only take place between the hours of 10 am and 9pm, seven (7) days a week.

43.There shall be no on-sale retail sales to consumers attending the instructional tasting events within the establishment.

44.The license holder shall not permit any consumer to leave the instructional tasting area with an open container of alcohol.

45.An instructional tasting event shall be limited to a single type of alcoholic beverage. “Type of alcoholic beverage” means distilled spirits, wine, or beer. 1574
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46.A single tasting of distilled spirits shall not exceed one-fourth of one ounce and a single tasting of wine shall not exceed one ounce. No more than three tastings of distilled spirits or wine shall be provided to any person on any day. The tasting of beer is limited to eight ounces of beer per day. The wine, beer, or distilled spirits tasted shall be limited to the products that are authorized to be sold by the holder of the Type 86 license under its requisite off-sale license.

47.All tastes shall be served by an employee or the designated representative of the “authorized licensee” over the age of 21 years old.

48.Any unused wine, beer, or distilled spirits remaining from the tasting shall be removed from the off-sale license licensed premises by the “authorized licensee” or its designated representative.
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Exhibit “C”

CITYOF FONTANA

CONDITIONS OF APPROVAL
CASE: Master Case No. 26-0004
Conditional Use Permit No. 26-0003
DATE: July 14, 2026
Drive through (Pad A Building)
LOCATION: Southwest of Duncan Canyon Road and John Previti Avenue (APN: 1107- 262-07 and -65)
PLANNING DEPARTMENT:

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

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.

7. The project shall incorporate graffiti resistant materials. The property owner shall at all times maintain an adequate amount of paint, matching the project, and shall abate any graffiti at the project within 48 hours of appearance of such graffiti.

8. All landscaping shall be healthy and maintained in a reasonable manner as determined by the Director of the Planning Department or his/her designee.

9. All signs shall be reviewed under a separate Design Review Sign application. 1577
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10.Operation of the drive-thru shall not result in stacking of vehicles on the public streets at any time.

11.Operation of the drive-thru shall not result in stacking of vehicles in such a manner that would result in obstruction to any access aisle of parking spaces for other tenants in the retail center, or the main drive aisles for the retail center.

12.The landlord shall stipulate in the lease for the tenant using the drive-thru land that should conflicts occur between vehicles parking and/or circulating in the parking areas and vehicles queuing for the drive-thru, staff of the drive-thru operation shall provide traffic control, take orders ahead of the menu boards, and/or utilize all require methods to eliminate those conflicts.

13.The drive-through operation shall adhere to the approved traffic queuing study in the event that cars stack up outside of the designated drive-through lane.

14.The drive-through operation shall comply with the Special Use Regulations in Chapter 30 of the Municipal Code.
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Exhibit “D”

CITYOF FONTANA

CONDITIONS OF APPROVAL
CASE: Master Case No. 26-0004
Conditional Use Permit No. 26-00011
DATE: July 14, 2026
Drive-Through (Shops C Building)
LOCATION: Southwest corner of Duncan Canyon Road and John Previti Avenue (APN:
1107-262-07 and -65)
PLANNING DEPARTMENT:

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

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.
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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.

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

6. The project shall incorporate graffiti resistant materials. The property owner shall at all times maintain an adequate amount of paint, matching the project, and shall abate any graffiti at the project within 48 hours of appearance of such graffiti.

7. All landscaping shall be healthy and maintained in a reasonable manner as determined by the Director of the Planning Department or his/her designee.

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

9. Operation of the drive-thru shall not result in stacking of vehicles on the public streets at any time.

10.Operation of the drive-thru shall not result in stacking of vehicles in such a manner that 1580
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would result in obstruction to any access aisle of parking spaces for other tenants in the retail center, or the main drive aisles for the retail center.

11.The landlord shall stipulate in the lease for the tenant using the drive-thru land that should conflicts occur between vehicles parking and/or circulating in the parking areas and vehicles queuing for the drive-thru, staff of the drive-thru operation shall provide traffic control, take orders ahead of the menu boards, and/or utilize all require methods to eliminate those conflicts.

12.The drive-through operation shall adhere to the approved traffic queuing study in the event that cars stack up outside of the designated drive-through lane.

13.The drive-through operation shall comply with the Special Use Regulations in Chapter 30 of the Municipal Code.

Exhibit “E”

CITYOF FONTANA

CONDITIONS OF APPROVAL
CASE: Master Case No. 26-0004
Design Review No. 26-0002
DATE: July 14, 2026
LOCATION: Southwest corner of Duncan Canyon Road and John Previti Avenue (APN: 1107-262-07 and -65)
PLANNING DEPARTMENT:

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

2. 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. This project will comply with all applicable provisions, regulations and development standards of the Fontana City Code.
b. 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 1581
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document evidencing the City’s final inspection and acceptance of the work; and,
c. All other Conditions of Approval imposed by this project have been fulfilled.

3. 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 subject structure until corrections are approved in writing by all appropriate staff.

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

5. 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.

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

7. Color combinations and color schemes shall not be modified or changed without prior 1582
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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 application if deemed necessary. Appeals shall follow provisions of the Municipal Code.

8. Foam treatment used for architecture features and/or projections located on the first floor (under 14 feet) shall be covered with concrete or similar durable material a minimum of ¼ inch thick, or as determined by the Director of Planning.

9. Graffiti and unauthorized markings on any wall, sign, or structure must be removed within twenty-four (24) hours.

10.All landscaping must be adequately maintained at all times.

11.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.

12.The construction contractor shall use the following source controls at all times:
a. 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 unless it is approved by the building inspector for cases that are considered urgently necessary as defined in Section 18-63(b7) of the Municipal Code. b. For all noise-producing equipment, use types and models that have the lowest horsepower and the lowest noise generating potential practical for their intended use.
c. The construction contractor will ensure that all construction equipment, fixed or mobile, is properly operating (tuned-up) and lubricated, and that mufflers are working adequately.
d. Have only necessary equipment onsite.
e. Use manually adjustable or ambient-sensitive backup alarms. When working adjacent to residential use(s), the construction contractor will also use the following path controls, except where not physically feasible, when necessary:
f. Temporarily enclose localized and stationary noise sources. g. Store and maintain equipment, building materials, and waste materials as far as practical from as many sensitive receivers as practical.

13.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 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.

14.Historical Archaeological Resources
a. Upon discovery of any tribal cultural or archaeological resources, cease 1583
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construction activities in the immediate vicinity of the find until the find can be assessed. All tribal cultural and archaeological resources unearthed by project construction activities shall be evaluated by the qualified archaeologist and tribal monitor/consultant. If the resources are Native American in origin, interested Tribes (as a result of correspondence with area Tribes) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe will request preservation in place or recovery for educational purposes. Work may continue on other parts of the project while evaluation takes place.
b. Preservation in place shall be the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavation to remove the resource along the subsequent laboratory processing and analysis. All Tribal Cultural Resources shall be returned to the Tribe. Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be offered to the Tribe or a local school or historical society in the area for educational purposes.
c. Archaeological and Native American monitoring and excavation during construction projects shall be consistent with current professional standards.

All feasible care to avoid any unnecessary disturbance, physical modification, or separation of human remains and associated funerary objects shall be taken.

Principal personnel shall meet the Secretary of the Interior standards for archaeology and have a minimum of 10 years’ experience as a principal investigator working with Native American archaeological sites in southern California. The Qualified Archaeologist shall ensure that all other personnel are appropriately trained and qualified.

15.The applicant shall comply with all the mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP).

16.The applicant/developer shall install a full height freestanding block wall along the freeway side of the project site of any developed areas. The block wall shall be constructed per the approved fence and wall plan.

17.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.

18.Upon discovery of any tribal cultural or archaeological resources, cease construction activities in the immediate vicinity of the find until the find can be assessed. All tribal cultural and archaeological resources unearthed by project construction activities shall be evaluated by the qualified archaeologist and tribal monitor/consultant. If the resources are Native American in origin, interested Tribes (as a result of correspondence with area Tribes) shall coordinate with the landowner regarding treatment and curation of these resources. Typically, the Tribe will request 1584
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preservation in place of recovery for educational purposes. Work may continue on other parts of the project while evaluation takes place.

Preservation in place shall be the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavation to remove the resource along the subsequent laboratory processing and analysis. All Tribal Cultural Resources shall be returned to the Tribe.

Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, is such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be offered to the Tribe or a local school or historical society in the area for educational purposes.

Archaeological and Native American monitoring and excavation during construction projects shall be consistent with current professional standards. All feasible care to avoid any unnecessary disturbance, physical modification, or separation of human remains and associated funerary objects shall be taken. Principal personnel shall me the Secretary of the Interior Standards for archaeology and have a minimum of 10 years’ experience as a principal investigator working with Native American archaeological sites in southern California. The Qualified Archaeologist shall ensure that all other personnel are appropriately trained and qualified.

PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY

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

20.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.

BUILDING & SAFETY DEPARTMENT

21.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.
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22.This site is located in the fire area designated VHFHSZ, all structures must be constructed with ignition resistant or noncombustible materials in accordance with most current edition of the Fire Code and California Building Code including all local ordinances and standards.

23.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.

24.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.

25.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.

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

27.The applicant shall comply with the following grading requirements:
a. Grading plans shall be submitted to and approved by Engineering and Building & Safety. The grading plans shall indicate all site improvements and shall indicate complete drainage paths of all drainage water run-offs. (Modified at the June 16, 2026 Planning Commission hearing)
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.
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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
iv. Any proposed and/or required walls or fencing

28.The applicant is required to obtain permits for the removal and/or demolition of structures.

PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS

29.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

30.When the entitlement review is approved submit complete construction drawings including structural calculations to Building and Safety for plan review in accordance with the current edition of the CA Building and Fire Codes including all local ordinances and standards.

ENGINEERING DEPARTMENT

31.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. Onsite sewer shall be privately maintained.

32.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.

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

PRIOR TO ISSUANCE OF GRADING PERMITS

34.The Applicant shall obtain approval of the Preliminary Water Quality Management Plan (PWQMP) for the entire project. Approval of the PWQMP shall occur prior to submitting the Final Water Quality Management Plan.

35.The Applicant shall obtain approval of the Preliminary Drainage Study for the entire project. Approval of the Preliminary Drainage Study shall occur prior to submitting the 1587
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Final Drainage Study.

36.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.

37.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.

38.The Applicant shall prepare and obtain approval for a Final Water Quality Management Plan (WQMP) in accordance with the County of San Bernardino Technical Guidance Document and the most current template. All outstanding comments from the Preliminary WQMP must be resolved and incorporated into the Final WQMP.

39.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.

PRIOR TO ISSUANCE OF BUILDING PERMITS

40.Address conditions of approval for PC Resolution No. 2026-003 as required and record Tentative Parcel Map No. 25-0012 (TPM 21013).

41.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. If a CFD is not created, the project ownership shall be responsible for maintenance of all perimeter landscaping for Planning Area 4 by Property Management Association, Maintenance Agreement, or other approved association by the City.

42.As required by the City Engineer or City Traffic Engineer, dedicate an easement for traffic signal equipment at the main John Previti Avenue vehicular entrance.

PRIOR TO ISSUANCE OF OTHER CONSTRUCTION PERMITS

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

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

Engineered improvement plans include, but are not limited to, all required public improvements, including but not limited to streets, storm drainage systems, sewers, traffic signals, streetlights, striping, signs, landscape, and any required traffic control and/or detour plans. 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, 1588
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and as approved by the City Engineer.

PRIOR TO ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY

45.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 Practice transfer. The Access, Maintenance, and the WQMP Certification for BMP Completion must be submitted to the City Project Engineer.

46.The applicant shall construct all street, streetlight, traffic signal, signing and striping, and storm drain improvements on Duncan Canyon Road and John Previti Avenue along the project frontage in accordance with the Ventana Specific Plan and project plans. The John Previti Avenue connection to Lytle Creek Road shall be open to traffic.

PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY

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

48.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.

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

50.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.

51.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.

52.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.

53.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.
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54.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 – TRAFFIC DEPARTMENT

55.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 Duncan Canyon Road that shall be designed, constructed, and signed to restrict ingress to rightturn inbound movements only and to restrict egress to right-turn outbound movements only.
b. The Project may have up to two ingress/egress points along John Previti Avenue. The northernmost access point may allow for full access (i.e., left- and right-turning inbound and outbound) movements. The southernmost access point shall be designed, constructed, and signed to restrict ingress to right-turn inbound movements only and to restrict egress to right-turn outbound movements only. The ingress and egress restrictions at the southernmost access point shall be reinforced with appropriate signage and pavement markings. The southernmost access point shall be designed, constructed, and signed to permit passenger vehicle ingress/egress only. c. Should emergency vehicle access to the public Right-of-Way be required or provided, such access points shall be designed and constructed to permit emergency vehicle ingress/egress only. Regular ingress/egress shall not be permitted at emergency vehicle access points.

56.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.

57.Pedestrian access shall be provided between the residential parcel to the south and the commercial parcel via a pedestrian paseo as identified in the Pedestrian Circulation Plan of the Ventana at Duncan Canyon Specific Plan Amendment (July 26, 2022).

58.Intersection sight distance and 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.

59.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.

60.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. 1590
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61.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.

62.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 CONSTRUCTION PERMITS

63.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. Duncan Canyon Road between the I-15 Freeway Northbound Off-Ramp and John Previti Avenue
b. John Previti Avenue between Duncan Canyon Road and Lytle Creek Road

64.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. Duncan Canyon Road between the I-15 Freeway Northbound Off-Ramp and John Previti Avenue
b. John Previti Avenue between Duncan Canyon Road and Lytle Creek Road

65.The Applicant shall design a raised and landscaped median along John Previti Avenue across the full length of the Project’s frontage and extending 100 feet south of the southern Project boundary, except as necessary to accommodate the ingress and egress movements described in Condition 55B.

66.If Project construction or design 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.

67.The Project shall design and obtain full approval of a new traffic signal at the intersection of John Previti Avenue and the Commercial Driveway-Planning Area 3 Driveway.
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 shared through/right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-turn/through lane and one right-turn lane iv. Westbound: One shared left-/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 (“Ventana Master Plan (MCN26-0004) Focused Traffic Assessment,” Urban Crossroads, Inc., March 31, 2026), subject to the approval of the City Engineer. 1591
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d. The traffic signal shall be designed to provide sufficient line of sight for the northbound and southbound left-turn maneuvers from John Previti Avenue. If sufficient line of sight cannot be provided, the signal shall be designed to provide protected only left-turn phasing for the northbound and southbound approaches; otherwise, the signal shall be designed to provide protectivepermissive left-turn phasing for the northbound and southbound approaches. e. The eastbound approach shall be restricted to no right-turn maneuvers on red signal indications (No Right-Turn On Red) due to insufficient line of sight from the Project’s Commercial Driveway along John Previti Avenue. f. 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 signing and striping modifications and traffic signal modifications at the intersection of John Previti 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 (2) left-turn lanes, one (1) through lane, and one (1) right-turn lane
ii. Southbound: two (2) left-turn lanes, two (2) through lanes, and one (1) right-turn lane
iii. Eastbound: one (1) left-turn lane, two (2) through lanes, and one (1) right-turn lane
iv. Westbound: two (2) left-turn lanes, three (3) through lanes, and one (1) right-turn lane

PRIOR TO ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY

69.The Applicant shall construct all street improvements with the following extents, including such distance as required to tie-in to existing conditions. a. Duncan Canyon Road between the I-15 Freeway Northbound Off-Ramp and John Previti Avenue
b. John Previti Avenue between Duncan Canyon Road and Lytle Creek Road

70.The applicant shall construct a raised and landscaped median along John Previti Avenue across the full length of the Project’s frontage and extending 100 feet south of the southern Project boundary, except as necessary to accommodate the ingress and egress movements described in Condition 55B.

71.John Previti Avenue between Duncan Canyon Road and Lytle Creek Road shall be fully constructed and opened for public access prior to the issuance of any Certificate of Occupancy.

72.If Project construction or design 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.

73.The Applicant shall prepare and file queue management plans with the City which outlines the planned operation and management for all drive-through queues. The City 1592
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may require changes to the queue management plans in the future due to traffic operational or safety concerns.
a. Any future change in tenant or land use that may alter demand or queuing characteristics, as determined by the City Engineer, shall require preparation of an updated drive-through queuing study and/or revisions to the queue management plan prior to Occupancy.

74.The Project shall construct a new traffic signal at the intersection of John Previti Avenue and the Commercial Driveway-Planning Area 3 Driveway. The signal shall be operational prior to the issuance of any Certificate of Occupancy. 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 shared through/right-turn lane
ii. Southbound: One left-turn lane, two through lanes, and one right-turn lane
iii. Eastbound: One shared left-turn/through lane and one right turn lane iv. Westbound: One shared left-/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 (“Ventana Master Plan (MCN26-0004) Focused Traffic Assessment,” Urban Crossroads, Inc., March 31, 2026), subject to the approval of the City Engineer. d. The traffic signal shall be constructed to provide sufficient line of sight for the northbound and southbound left-turn maneuvers from John Previti Avenue. If sufficient line of sight cannot be provided, the signal shall be constructed to provide protected only left-turn phasing for the northbound and southbound approaches; otherwise, the signal shall be constructed to provide protectivepermissive left-turn phasing for the northbound and southbound approaches. e. The eastbound approach shall be restricted to no right-turn maneuvers on red traffic signal indications (No Right-Turn On Red) due to insufficient line of sight from the Project’s Commercial Driveway along John Previti Avenue. f. The project shall construct the related signal fiber interconnect to connect this signal to the City’s Traffic Management Center (TMC).

75.The Project shall construct the signing and striping modifications and traffic signal modifications at the intersection of John Previti Avenue and Duncan Canyon Road.

The signing and striping and signal modifications shall be installed and operational prior to the issuance of any Certificate of Occupancy.
a. The intersection and traffic signal shall be designed to accommodate at minimum the following lane configurations:
i. Northbound: two (2) left-turn lanes, one (1) through lane, and one (1) right-turn lane
ii. Southbound: two (2) left-turn lanes, two (2) through lanes, and one (1) right-turn lane
iii. Eastbound: one (1) left-turn lane, two (2) through lanes, and one (1) right-turn lane
iv. Westbound: two (2) left-turn lanes, three (3) through lanes, and one (1) right-turn lane

76.The Project shall design and construct the signal modifications needed at the intersection of Citrus Avenue and Duncan Canyon Road to implement an eastbound 1593
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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. The overlap phase shall be operational prior to the issuance of any Certificate of Occupancy.

FIRE DEPARTMENT

77.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.

78.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.

79.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.

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

SBCoFD Standard A-2.

81.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: 3,250 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 57,185 Square Foot structure.

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

83.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, 1594
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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.

84.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.

85.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.

86.Fire Sprinkler-NFPA #13D: An automatic life safety fire sprinkler system complying with NFPA 13D and Fire Department standards is required. A fire sprinkler contractor shall submit three (3) sets of detailed plans with hydraulic calculations and manufacturer specification sheets to the Fire Department for approval. The required fees shall be paid at the time of plan submittal. California Fire Code Chapter 9 & SBCoFD Standard F-2.

87.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.

88.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. 89.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.

90.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 non-illuminated contrasting six (6) inch numbers shall be displayed at the property access entrances.

California Fire Code Chapter 5 & SBCoFD Standard B-1
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91.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

92.Security Gates: In commercial, industrial, and multi-family complexes, all swing gates shall have an approved fire department Knox Lock. Where an automatic electric security gate is used, an approved Fire Department override switch is required.

California Fire Code Chapter 5 & SBCoFD Standard A-3

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

94.High-Piled Storage: The applicant shall submit an application for a High-Piled Storage permit for storage of over 12’ in height of Class I-IV commodities and/or over 6’ in height of high hazard commodities. Three (3) sets of detailed plans and a commodity analysis report shall be submitted to the Fire Department for review and approval. The applicant shall submit to the Fire Department concurrently with any racking permits to the Building and Safety division. California Fire Code Chapter 32 & SBCoFD Standard S-1.

95.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

96.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.
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ATTACHMENT NO. 2
ORDINANCE NO. 1996

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FONTANA,

CALIFORNIA APPROVING, PURSUANT TO THE PROJECT

ADDENDUM TO THE VENTANA AT DUNCAN CANYON SPECIFIC
PLAN, SPECIFIC PLAN AMENDMENT NO. 26-0001, AN AMENDMENT

TO THE VENTANA AT DUNCAN CANYON SPECIFIC PLAN TO
MODIFY ALLOWED LAND USES.

WHEREAS, the City of Fontana (the “City”) received an application on January 26, 2026 from The Previti Group (“Applicant”) for a Specific Plan Amendment (“SPA No. 26- 0001”) to add gas station and drive through uses to Planning Area 4 of the Ventana at Duncan Canyon Specific Plan, four Conditional Use Permits to establish a gas station use and Type 20 (Beer & Wine, Off-Sale) Alcohol Beverage Control (“ABC”) License for a convenience store as part of a gas station (“CUP No. 26-0001”), to establish an ABC Type 21 (General, Off-Sale) and Type 86 (Sampling) License for a grocery store (“CUP No. 26-0002”), to establish a drive-through use for a standalone building (“CUP No. 26- 0003”), to establish a drive-through use for a suite as part of a multi-tenant building “CUP No 26-0011”), and a Design Review (“DR No. 26-0002”), for site and architectural review of a new 98,783 square foot retail shopping center with associated site improvements, at the Project Site (“Project”); and
WHEREAS, pursuant to the California Environmental Quality Act (Pub. Res. Code Section 2100) (“CEQA”) Guidelines and the State CEQA Guidelines (14. Cal Code Regs.

Section 1500), the city, acting as the lead agency under CEQA, previously determined that an Environmental Impact Report (EIR) must be prepared to evaluate and disclose all potential significant environmental impacts associated with the Ventana at Duncan Canyon Specific Plan; and
WHEREAS, on September 13, 2022, the City certified the Final Environmental Impact Report ("FEIR") (SCH No. 2021100400) for the Ventana Specific Plan. The FEIR consists of the Draft EIR, comments received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions documented in an errata section. For purposes of this Resolution, the term "FEIR" refers to the Draft EIR as revised by the errata, along with all other sections comprising the Final EIR; and
WHEREAS, pursuant to CEQA, when taking when taking subsequent discretionary actions on 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, pursuant to CEQA Guidelines Section 15164, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are 1597
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necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred; and
WHEREAS, the City evaluated the proposed Project in light of the standards for subsequent environmental review outlined in Public Resources Code Section 21166, State CEQA Guidelines Section 14162 and the City of Fontana’s 2019 Local Guidelines for Implementing CEQA and concluded that the proposed Project would not result in new significant environmental effects that were previously disclosed in the FEIR and therefore, no subsequent EIR or mitigated negative declaration is required; and WHEREAS, the proposed Project would nonetheless necessitate minor changes or additions to the FEIR, and thus, the City has prepared an Addendum to the FEIR pursuant to State CEQA Guidelines Section 15164; 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, on June 16, 2026, the Fontana Planning Commission (“Planning Commission”) held a noticed public hearing and received public testimony and evidence by the Applicant, City staff, and other interested parties for MCN 26-0004 and Addendum to the Ventana at Duncan Canyon Specific Plan Environmental Impact Report (“Ventana EIR”) and Mitigation Monitoring and Reporting Program (“MMRP”). After carefully considering all information pertaining to the project, the Planning Commission voted 3-0 to recommend approval to City Council (“City Council”) by Resolution No. PC 2026-023; and
WHEREAS, on July 14, 2026, the City Council held a noticed public hearing on the Addendum to the Ventana at Duncan Canyon Specific Plan Environmental Impact Report, MMRP, and MCN No. 26-0004, received testimony from all parties and documentation from the Planning Commission’s public hearing on June 16, 2026; and WHEREAS, based on the information presented to the City Council at the public hearing held on July 14, 2026, the City Council found that the amendments and project are in conformance with the goals and policies of the General Plan to provide a community that is balanced between residential, commercial, and industrial uses, is developed with high standards, and provides diverse economic and social 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. Compliance with California Environmental Quality Act. As the decision-making body for the Project, the City Council has reviewed and considered the Ventana at Duncan Canyon Specific Plan FEIR and Addendum, any oral or written 1598
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comments received, and the administrative record prior to making any decision on the proposed project. The City Council finds that the Addendum and Ventana at Duncan Canyon 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 Ventana at Duncan Canyon 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 Ventana at Duncan Canyon 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 Ventana at Duncan Canyon 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 Ventana at Duncan Canyon 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 roposed roject are developed that would require major revisions of the Ventana at Duncan Canyon 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 Ventana at Duncan Canyon 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.
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Section 4. Findings on Environmental Impacts. Having considered the Addendum, the administrative record, the Ventana 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 Ventana 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 that the proposed project may result in any significant environmental impacts beyond those analyzed in the Ventana 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 Ventana at Duncan Canyon Specific Plan FEIR. The City Council hereby adopts the Addendum to the EIR for the Ventana at Duncan Canyon Specific Plan Program Environmental Impact Report (SCH No. 2021100400) 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. 26-0001 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 Ventana at Duncan Canyon Specific Plan was adopted March 27, 2007. The Applicant is proposing to add gas stations and drivethrough uses as conditionally permitted uses within Planning Area 4.

Currently gas stations and drive-throughs are prohibited uses within Planning Area 4. Gas stations and drive-throughs are reasonable uses to add to Planning Area 4 because Planning Area 4 is located at the southwest corner of Duncan Canyon Road and John Previti Avenue—which is in close proximity to the freeway. This will attract residents and other visitors to the commercial center, which will include a gas station with a convenience store, generating additional revenue for the local economy and increasing customer traffic to surrounding businesses. Allowing gas stations and drive-throughs as conditionally permitted uses will enable the City to regulate the 1600
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land uses by imposing conditions of approval to address site-specific operational and compatibility considerations. Additionally, drivethrough restaurants will be subject to the Special Use Regulations in Chapter 30.

Section 7. Approval. Based on the findings in Section 6, Specific Plan Amendment No. 26-0001 is hereby approved and the Ventana at Duncan Canyon Specific Plan is amended to modify the allowed land uses in the specific plan area as shown in Exhibit “A”, attached hereto and by this reference incorporated herein.

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 certify to 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 ____ day of _______________ 2026.

READ AND APPROVED AS TO LEGAL FORM:
______________________________
City Attorney
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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 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 ____ day of ________________ 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”
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City of Fontana
Action Report
Planning Commission
8437 Sierra Avenue
Fontana, CA 92335
File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
FROM:

Planning Department
TITLE:

Master Case No. (MCN) 26-0004; Specific Plan Amendment (SPA) No. 26-0001; Conditional Use Permit (CUP) No. 26-0001; Conditional Use Permit (CUP) No. 26-0002; Conditional Use Permit (CUP) No. 26-0003; Conditional Use Permit (CUP) No. 26-0011 and Design Review (DR) No. 26- 0002: a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses, a request to establish a gas station; a request to establish an Alcoholic Beverage Control (ABC) Type 21 License (General, Off-Sale), and Type 86 ABC License (Sampling) for a proposed grocery store, a request to establish an Alcoholic Beverage Control (ABC ) Type 20 (Beer & Wine, Off-Sale) license for a proposed convenience store, and a request for site and architectural review of a commercial shopping center, on an 11.55 acre parcel, located at APN: 1107-262-07, and -65, pursuant to an addendum to the Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400).

RECOMMENDATION:

Based on the information contained in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution No. PC 2026- ____, and forward a recommendation to the City Council to:

1. Adopt the Addendum and Mitigation, Monitoring, and Reporting Program (MMRP) to the Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400) and direct staff to file a Notice of Determination; and

2. Adopt an Ordinance approving Specific Plan Amendment (SPA) No.26-0001, and

3. Adopt a Resolution approving Conditional Use Permit (CUP) No. 26-0001, Conditional Use Permit (CUP) No. 26-0002, Conditional Use Permit (CUP) No. 26-0003, Conditional Use Permit (CUP) No. 26-0011, and Design Review (DR) No. 26-0002.

APPLICANT:

The Previti Group
2151 E. Convention Way, Suite 114
Ontario, CA 91764
LOCATION:

The project site is located east of the I-15 interstate, south of Duncan Canyon Road and north/west of John Previti Avenue (APN: 1107-262-07, and -65).

City of Fontana Page 1 of 6 Printed on 6/11/2026
powered by Legistar™16041
File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
REQUEST:

Specific Plan Amendment (SPA) No. 26-0001; a request to amend the text to Planning Area 4 of the Ventana Specific Plan, to add gas stations and drive-throughs as conditionally permitted uses.

Conditional Use Permit (CUP) No. 26-0001; A request to establish a gas station as a conditionally permitted use within the retail shopping center project, and the request to establish an Alcoholic Beverage Control (ABC) Type 20 (Beer & Wine, Off-Sale) license for the proposed convenience store as part of the gas station within the proposed retail shopping center.

Conditional Use Permit (CUP) No. 26-0002; A request to establish an Alcoholic Beverage Control (ABC) Type 21 License (General, Off-Sale), and Type 86 ABC License (Sampling) for a proposed grocery store.

Conditional Use Permit (CUP) No. 26-0003; A request to establish a drive-through use for a standalone building within the proposed retail shopping center.

Conditional Use Permit No. 26-0011; A request to establish a drive-through use for a suite as part of a multi-tenant building within the proposed retail shopping center.

Design Review (DR) No. 26-0002; A request for site and architectural approval for the development of a new commercial shopping center.

PROJECT PLANNER:

Alexia Barberena, Associate Planner
BACKGROUND INFORMATION:

1. On March 27, 2007, the City Council approved the amended Ventana Specific Plan and approved General Plan Amendment No. 06-010.

2. On July 26,2022, the City Council approved Ventana Specific Plan Final Environmental Impact Report (SCH 2021100400).

Land Use Table:

PROJECT DESCRIPTION:

A. Site Area: Approximately 11.55 acres
B. Building Analysis:

Anchor Grocer: 57,185 square feet
Restaurant: 3,801 square feet
Retail Shops:36,340 square feet
Gas Station/Store: 1,457 square feet
Total: 98,783 square feet
C. Parking Analysis:

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File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
Required: 474 spaces
Proposed: 479 spaces
D. Landscaping:

Required: 76,778 square feet (15 percent)
Proposed: 86,625 square feet (16.9 percent)
ANALYSIS:

The applicant, The Previti Group., is requesting that the Planning Commission review and approve Specific Plan Amendment No 26-0001 a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses in Planning Area 4 of the Ventana Specific Plan, approve Conditional Use Permit No. 26-0001 to establish a gas station and new Type 20 (Beer & Wine, Off-Sale) Alcoholic Beverage Control License (ABC) for the convenience store as part of the gas station; approve Conditional Use Permit No. 26-0002 to establish a Type 21 ABC License and a Type 86 ABC License for a proposed grocery store; approve Conditional Use Permit No. 26-0003 to establish a drive-through use for a standalone building within the proposed retail shopping center; approve Conditional Use Permit No. 26-0011 to establish a drive -through use for a portion of a multi-tenant building, and approve Design Review No. 26-000 for site and architectural development of new commercial shopping center and associated site improvements on approximately 11.55 total acres. This commercial project is Part 2 of the overall Planning Area 4 development, with Part 1 previously approved by the Planning Commission in February of 2026 for multi-family residential development.

Conditional Use Permit No. 26-0001
The applicant is requesting approval to establish a gas station as a conditionally permitted use within the proposed retail shopping center project and to establish an Alcoholic Beverage Control (ABC) Type 20 (Beer & Wine, Off-Sale) license for the proposed convenience store as part of the gas station. The shopping center is located within Census Tract 20.39 which allows four off-sale ABC licenses. Currently there are no existing ABC licenses of any kind within this census tract. There are conditions attached in “Exhibit A” relating to the ABC license.

There are conditions attached in “Exhibit B” relating to the ABC license.

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File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
Conditional Use Permit No. 26-0003
The applicant is requesting approval to establish a drive-through use for a standalone building within the proposed retail shopping center. The proposed use for this building will potentially be a fast-food drive-through restaurant. Regarding the drive-through lane, the layout of the site is designed to create the best possible flow and maximum of queuing of vehicles possible to maximize the potential impact of stacking onto adjacent properties or public roads. The dual drive-through lane includes enough space to fit approximately 41 cars within the drive-through lanes alone; this exceeds the minimum code requirement of a minimum 12 cars. In the event that there is an overflow of vehicles, the City of Fontana Traffic Department reviewed and approved a Traffic Queuing Study which entails a grand opening and high-volume contingency plan. The plan requires the restaurant to deploy staff to direct traffic and implement face-to-face ordering for high volume times.

Grading and Walls:

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File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
The project plans include a six-foot high perimeter stucco wall on the western property side (Freeway side), a perimeter retaining wall with a tubular steel guardrail along the northern property line, a combination of 6-foot high tubular steel fence and retaining walls along the southern property line, and a combination retaining wall with tubular steel guardrail on certain portions along John Previti Avenue.

Site Access/Circulation/Parking:

Environmental:

The Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400) and addendum are available for review at:
<https://fonopengislayers.fontana.org/WebLink/Browse.aspx?id=1887364&dbid=0&repo=FontanaRecords> A Notice of Determination has been prepared and will be filed in the County Clerk and the State Clearinghouse within five (5) working days of the approval of the Project.

MOTION:

Approve staff’s recommendation.

ATTACHMENTS:
1 - Vicinity Map
2 - Project Plans
3 - Census Tract Map 20.39
4 - Specific Plan Text Change Exhibit
5 - Planning Commission Resolution, Findings & Conditions of Approval City of Fontana Page 5 of 6 Printed on 6/11/2026
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File #: 26-1072 Agenda Date: 6/16/2026
Agenda #: PH-A Category: Public Hearing
6 - Notice of Determination
7 - Public Hearing Notice
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CITY OF FONTANA PLANNING DEPARTMENT

VICINITY MAP
DATE: June 16, 2026
CASE: Master Case No. 26-0004
Specific Plan Amendment No. 26-0001
Conditional Use Permit No. 26-0001
Conditional Use Permit No. 26-0002
Conditional Use Permit No. 26-0003
Conditional Use Permit No. 26-0011
Design Review No. 26-0002
ATTACHMENT NO. 1
Project Site
Duncan Canyon Rd. Citrus Ave.
16107
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26 COVER SHEET | CS 1
16118
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26 INDEX

SHEET INDEX
CS 1
INDEX

PLANNING

SITE PLAN

FIRE ACCESS PLAN

TRUCK ACCESS PLAN

TOWER EXHIBIT

COVER SHEET

SHEET INDEX
CIVIL

CONCEPTUAL GRADING PLAN

CONCEPTUAL GRADING CROSS-SECTIONS

CONCEPTUAL UTILITY PLAN

TYPICAL STREET CROSS SECTIONS

ARCHITECTURE

ANCHOR GROCER PERSPECTIVE

SHOPS D PERSPECTIVE

PAD A FLOOR PLAN

PAD A ELEVATIONS

PAD B FLOOR PLAN

PAD B ELEVATIONS

SHOPS C FLOOR PLAN

SHOPS C ELEVATIONS

SHOPS D FLOOR PLAN

SHOPS D ELEVATIONS

SHOPS E FLOOR PLAN

SHOPS E ELEVATIONS

SHOPS F FLOOR PLAN

SHOPS F ELEVATIONS

ANCHOR GROCER FLOOR PLAN

ANCHOR GROCER ELEVATIONS

C-STORE FLOOR PLAN & ELEVATIONS

FUEL CENTER ELEVATIONS

COLORS & MATERIALS

LANDSCAPE

CONCEPTUAL LANDSCAPE SITE PLAN
CONCEPTUAL LANDSCAPE ENLARGEMENT PLAN – PIAZZA

FENCE AND WALL PLAN

FENCE AND WALL DETAILS

CONCEPTUAL LIGHTING SPECIFICATIONS

CONCEPTUAL LIGHTING PLAN
C-1
C-2
C-3
C-4
C-5
A1.01
A1.02
A1.03
A1.04
A1.05
A1.06
A1.07
A1.08
A1.09
A1.10
A1.11
A1.12
A1.13
A1.14
A1.15
A1.16
A1.17
A1.18
A1.19
A1.20
L1
L2
L3
L4
L5
L6
SP1
SP2
SP3
SP4
16129
URBAN
ARENA
NORTH
0 40 80
VENTANA PA4 COMMERCIAL 1’=40’ - 0” SCALE
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26 SITE PLAN | SP1
DSPEED=60MHP
ISD=930'
DSPEED=50MHP

PASSENGER CAR
ISD=480'
DSPEED=50MHP

REQUIRED
SSD=425'
DSPEED
=50MHP

SINGLE UNIT TRUCK
ISD=700'
POOL EQUIP./ MECH. 284 SF
CABANA 959 SF

SHOWERS
MAILROOM 720 SF

PARCEL PENDING

PACKAGE
ROOM
WINDOWS ABV.
55 SF
WINDOWS ABV.

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL
LOW
VOLT.

METER
ROOM

ELECTR CAL I

BIKE RACK
DD14-LL-G
14 B KI ES

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTR CI AL
A2
A1
B2
B1
S1
C1
B1
A1

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL
HB
A2
A1
S1
C1
A1

WATER HEATER

ROOM FIRE
RISER

ELECTRICAL
B1
LOW
VOLT.

METER
ROOM

BIKE RACK
DD14-LL-G
14 BIKES

BIKE RACK
DD14-
14 BIKES
LL-G
18 50

SHOPS 'E' RETAIL
6,437 SF

CONSTRUCTION TYPE V-B

SHOPS 'F' RETAIL
6,029 SF

CONSTRUCTION TYPE V-B

SHOPS 'D' RETAIL
10,000 SF

CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF)

CONSTRUCTION TYPE V-B

PAD 'B'
RETAIL
5,002 SF

CONSTRUCTION TYPE V-B
21 13
44 12
38 28
8 15
PIAZZA

PAD 'A'

RESTAURANT
3,801 SF

CONSTRUCTION TYPE V-B
ANCHOR
GROCER
5 20
17 PATIO
800 SF
10 19
14 JOHN PREVITI AVE.

DUNCAN CANYON RD.
2:1 2:1
2:1
2:1
2:1
2:1
POOL EQUIP./ MECH. 284 SF
CABANA 959 SF

SHOWERS
MAILROOM 720 SF

PARCEL PENDING

PACKAGE
ROOM
WINDOWS ABV.
55 SF
WINDOWS ABV.

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL
LOW
VOLT.

METER
ROOM

ELECTR CAL I

BIKE RACK
DD14-LL-G
14 B KI ES

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTR CI AL
A2
A1
B2
B1
S1
C1
B1
A1

WATER HEATER
ROOM
LOW
VOLT.

METER
ROOM
FIRE
RISER

ELECTRICAL
HB
A2
A1
S1
C1
A1

WATER HEATER

ROOM FIRE
RISER

ELECTRICAL
B1
LOW
VOLT.

METER
ROOM

BIKE RACK
DD14-LL-G
14 BIKES

BIKE RACK
DD14-
14 BIKES
LL-G
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
15 6
1 2
3 5 6 7 8 9
11 14
15 18
19 22
23 26
27 30
31 34
35 39
40 10
12 13
16 17
20 21
24 25
28 29
32 33
36 1
2 3
4 5
6 7
8 9
10 11
12 13
38 37
15 E.V.

CHARGER
(E.V.C.S.)
26'
26'
26'
26'
9'
18'
9'
18'
9'
9'
18'
9'
18'
30'
120'-3"
12'-6"
9'-2"
10'-0"
12'
33'-6"
R.O.W.

R.O.W.

PROPERTY LINE
R.O.W.

R.O.W. R.O.W. R.O.W.
38'-7"
R.O.W.
37'-1"
10'
30'
18'
9'
48'-3"
35'
30'
30'
26'
30'
26'
26'
26'
18'
9'
9'
18'
26'
105'
69'-10"
33'-7"
26'-3"
10'
17'-0"
89'-1"
12' 12'
27'
12'
12'
10'-9"
26'-1"
48'-3"
8'-2"
5'-0"
PAD A
LOADING (12'x70')
LOADING (12'x45')

SHOPS C & D

SHOPS 'B'
LOADING (12'x45')

LOADING
LOADING (12'X45')

SHOPS E & F

SHOPS E & F
T.E.

C-STORE
T.E.

PAD 'B'
T.E.

PAD 'A'
T.E.

SHOPS 'D&E'
T.E.
14 41
35'
50'
29'
41'
GROCER
T.E.

RECEIVING AREA
ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) NOT INCLUDED IN LEASED S.F. 40'-0"
43 50
9'
18'
9'
18'
9'
15'

SHOPS 'C'
T.E.

E.V.

CHARGER
(E.V.C.S.)

CHARGER
E.V.
(E.V.C.S.)

CHARGER
E.V.
(E.V.C.S.)
E.V.

CH
(E.V.C.S.)
ARGER
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
E( .V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
I-15 OFF RAMP
8 EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING
2 NO TRUCK

EXIT SIGN
12'
R25'-0"
R35'-0"
R19'-0"
R50'-0"
R19'-0"
R19'-0"
595'-6"
82'-6"
30'
56'-6"
30'
30'
30'
24'
50'
20'
30'
30'
12'
12'

COFFEE TENANT
R50'-0"
E.V.

CHARGER
E.V.C.S.) (
DSPEED=60MHP
ISD=930'
DSPEED=50MHP

PASSENGER CAR
ISD=480'
DSPEED=50MHP

REQUIRED
SSD=425'
DSPEED
=50MHP

SINGLE UNIT TRUCK
ISD=700'
R60'-0"
R60'-0"

C-STORE
1,457 SF CONSTRUCTION TYPE V-B

C-STORE LOADING
12'X70'
40'-0"
24'
9 1
6'-3"
7'-3"
9'-2"
26'
26'
57,185 SF

CONSTRUCTION TYPE V-A
FILL
FILL
FILL
25'-0"
ADJACENT PA-4

RESIDENTIAL SITE -

PROPERTY LINE

PARCEL LINE

PARCEL LINE
R.O.W. LINE
R.O.W. LINE
(EX) SCE VAULT
(EX) ELECTRICAL
SWITCH

PARCEL LINE
CARBON
VAPOR

POLISHER
NOTE:

CONSTRUCT COMMERCIAL

DRIVEWAY APPROACH PER
CITY STANDARD 1001 AS

DETERMINED AT FINAL
ENGINEERING.

NOTE:

CONSTRUCT COMMERCIAL

DRIVEWAY APPROACH PER
CITY STANDARD 1001 AS

DETERMINED AT FINAL
ENGINEERING.

NOTE:

CONSTRUCT COMMERCIAL

DRIVEWAY APPROACH PER
CITY STANDARD 1001 AS

SHOPS 'E' RETAIL
6,437 SF

CONSTRUCTION TYPE V-B

SHOPS 'F' RETAIL
6,029 SF

CONSTRUCTION TYPE V-B

SHOPS 'D' RETAIL
10,000 SF

CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF)

CONSTRUCTION TYPE V-B

PAD 'B'
RETAIL
5,002 SF

CONSTRUCTION TYPE V-B

PAD 'A'

RESTAURANT
3,801 SF

CONSTRUCTION TYPE V-B
ANCHOR
GROCER
JOHN PREVITI AVE.

DUNCAN CANYON RD.

E.V.

CHARGER
(E.V.C.S.)
E.V.

CHAR
GER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)

RECEIVING AREA
ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) NOT INCLUDED IN LEASED S.F. 43 50
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
CHARGE
E.V.

R
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V C. S.) .

E.V.

CHARGER
E. ( V C. S. . )
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
E. ( V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

NO TRUCK

EXIT SIGN

COFFEE TENANT
E.V.

CHARGER
(E V. . C.S.)

C-STORE
1,457 SF CONSTRUCTION TYPE V-B
57,185 SF

CONSTRUCTION TYPE V-A
FILL
FILL
FILL

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

BIKE RACK
DD14-LL-G
14 B KES I
BLDG 2
TYPE B
BLDG 3
TYPE B
BLDG 6
TYPE B
BLDG 4

TYPE D-ALT
BLDG 5
TYPE D
BLDG 11
TYPE A
BLDG 1
TYPE A
CABANA

BIKE RACK
DD14-LL-G14 B KI ES

BIKE RACK
DD14-LL-G
14 BIKES

BIKE RA
DD
CK
14-LL
14 BIKES
-G
26'
26'
26'
26'
30'
30'
35'
30'
30'
30'
26'
35'
50'
30'
30'
30'
30'
24'
50'
20'
30'
30'
26'
R60'-0"

E-ONE HEAVY

WALKIN RESCUE

E-ONE HEAVY

WALKIN RESCUE

43.25 8.333 20.75 4.833

23.167
E-ONE Heavy Walkin Rescue
Overall Length 43.250ft
Overall Width 8.333ft
Overall Body Height 11.000ft
Min Body Ground Clearance 1.393ft
Track Width 8.333ft
Lock-to-lock time 6.00s
Max Wheel Angle 45.00°
NORTH
FIRE ACCESS PLAN | SP2
0 1"=40'-0"SCALE
FONTANA | CA 40 80
THE PREVITI GROUP | 25-130
DATE 04 | 16 | 26
VENTANA PA-4 COMMERCIAL

FIRE TRUCK

FH FIRE HYDRANT
150' HOSE PULL DISTANCE

WALKIN RESCUE

E-ONE HEAVY

FIRE TRUCK
FH
FH
FH
FH
FH
FH

FIRE TRUCK ACCESS ROUTE
FH
LEGEND
TYP. FIRE TRUCK TURN RADIUS
(PER SBCFD FIRE PREVENTION
STANDARD A1.10)
R19'-0"
R45'-0"
161411
URBAN
ARENA
NORTH
0 40 80
VENTANA PA4 COMMERCIAL 1’=40’ - 0” SCALE
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26 TRUCK ACCESS PLAN | SP3

SHOPS 'E' RETAIL
6,437 SF

CONSTRUCTION TYPE V-B

SHOPS 'F' RETAIL
6,029 SF

CONSTRUCTION TYPE V-B

SHOPS 'D' RETAIL
10,000 SF

CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF)

CONSTRUCTION TYPE V-B

PAD 'B'
RETAIL
5,002 SF

CONSTRUCTION TYPE V-B

PAD 'A'

RESTAURANT
3,801 SF

CONSTRUCTION TYPE V-B
ANCHOR
GROCER
JOHN PREVITI AVE.

DUNCAN CANYON RD.

E.V.

CHARGER
(E.V.C.S.)
E.V.

CHAR
GER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)

RECEIVING AREA
ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) NOT INCLUDED IN LEASED S.F. 43 50
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
CHARGE
E.V.

R
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V C. S.) .

E.V.

CHARGER
E. ( V C. S. . )
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
E. ( V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

NO TRUCK

EXIT SIGN

COFFEE TENANT
E.V.

CHARGER
(E V. . C.S.)

C-STORE
1,457 SF CONSTRUCTION TYPE V-B
57,185 SF

CONSTRUCTION TYPE V-A
FILL
FILL
FILL

BIKE RACK
DD14-LL-G
14 B KES I
BLDG 2
TYPE B
BLDG 3
TYPE B
BLDG 6
TYPE B
BLDG 4

TYPE D-ALT
BLDG 5
TYPE D
BLDG 11
TYPE A
BLDG 1
TYPE A
CABANA

BIKE RACK
DD14-LL-G14 B KI ES

BIKE RACK
DD14-LL-G
14 BIKES

BIKE RA
DD
CK
14-LL
14 BIKES
-G
26'
26'
26'
26'
30'
35'
30'
30'
30'
26'
35'
50'
30'
30'
30'
30'
24'
50'
26'
30'
30'
30'
R60'-0"
20'

41.804

20.259
Max 90° Horiz
Max 10° Vert

5.81 21.818 4.298 4.298

26.115

5.581

14.731

4.839 9.186 3.609

11.592

1.701
Oil Tanker
Overall Length 50.725ft
Overall Width 8.202ft
Overall Body Height 11.141ft
Min Body Ground Clearance 1.049ft
Max Track Width 8.202ft
Lock-to-lock time 4.00s
Curb to Curb Turning Radius 21.325ft

39.5 4 23 4
25 SU-40 - Single Unit Truck
Overall Length 39.500ft
Overall Width 8.000ft
Overall Body Height 13.500ft
Min Body Ground Clearance 1.367ft
Track Width 8.000ft
Lock-to-lock time 5.00s
Max Steering Angle (Virtual) 31.80°
45 27
Max 70° Horiz
Max 10° Vert
3 38 4
23 3 18 4 20
CA LEGAL-65 - California Design Vehicle (1 Axle Trailer) Overall Length 65.000ft
Overall Width 8.500ft
Overall Body Height 12.227ft
Min Body Ground Clearance 1.422ft
Track Width 8.500ft
Lock-to-lock time 6.00s
Curb to Curb Turning Radius 50.000ft
NORTH
TRUCK ACCESS PLAN | SP3
0 1"=40'-0"SCALE
FONTANA | CALIFORNIA 40 80
THE PREVITI GROUP | 25-130
DATE 04 | 16 | 26
VENTANA PA4 COMMERCIAL

GROCER TRUCK

TANKER TRUCK

SHOPS 'E' RETAIL
6,437 SF

CONSTRUCTION TYPE V-B

SHOPS 'F' RETAIL
6,029 SF

CONSTRUCTION TYPE V-B

SHOPS 'D' RETAIL
10,000 SF

CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF)

CONSTRUCTION TYPE V-B

PAD 'B'
RETAIL
5,002 SF

CONSTRUCTION TYPE V-B

PAD 'A'

RESTAURANT
3,801 SF

CONSTRUCTION TYPE V-B
ANCHOR
GROCER
JOHN PREVITI AVE.

DUNCAN CANYON RD.

E.V.

CHARGER
(E.V.C.S.)
E.V.

CHAR
GER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
43 50
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
CHARGE
E.V.

R
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V C. S.) .

E.V.

CHARGER
E. ( V C. S. . )
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
E. ( V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)
E.V.

CHARGER
(E.V.C.S.)

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

NO TRUCK

EXIT SIGN

COFFEE TENANT
E.V.

CHARGER
(E V. . C.S.)

C-STORE
1,457 SF CONSTRUCTION TYPE V-B
57,185 SF

CONSTRUCTION TYPE V-A

BIKE RACK
DD14-LL-G
14 B KES I
BLDG 2
TYPE B
BLDG 3
TYPE B
BLDG 6
TYPE B
BLDG 4

TYPE D-ALT
BLDG 5
TYPE D
BLDG 11
TYPE A
BLDG 1
TYPE A
CABANA

BIKE RACK
DD14-LL-G14 B KI ES

BIKE RACK
DD14-LL-G
14 BIKES

PRIMARY TOWER

TERTIARY TOWER

SECONDARY TOWER

OC SD OAK
3195 Red Hill Avenue, Loft F
Costa Mesa, CA 92626
714 754 4500
THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH URBAN ARENA, INC. USE WITHOUT WRITTEN CONSENT OF URBAN ARENA, INC. IS PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
PROJECT:DATE:

CLIENT

NOT FOR BID OR CONSTRUCTION

FOR REVIEW / REFERENCE ONLY

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:16 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.1.

PAD A FLOOR

PLANVENTANA COMMERCIAL
25-14110/06/2025

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

PAD A BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 3,801 SF 0
8 16
3/16” = 1’- 0” SCALE
161916
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
PROJECT:DATE:

CLIENT

NOT FOR BID OR CONSTRUCTION

FOR REVIEW / REFERENCE ONLY

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:17 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.2.

PAD B FLOOR

PLANVENTANA COMMERCIAL
25-14110/06/2025

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

PAD B BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 5,002 SF
0 8 16
3/16” = 1’- 0” SCALE
162118
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

REAR ELEVATION

SHOPS C
C-4

COFFEE TENANT
70' - 11"

OC SD O
3195 Red Hill Avenue, L
Costa Mesa, CA 9262
714 754 4500
THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH URBAN ARENA, INC. USE WITHOUT WRITTEN CONSENT OF URBAN ARENA, INC. IS PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
CLIENT

NOT FOR BID OR CONSTRU

FOR REVIEW / REFERENCE

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:18 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.3.

SHOPS C FLOO

PLANVENTANA COMMERCIAL

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

SHOPS D BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 8,872 SF
0 8 16
3/16” = 1’- 0” SCALE
162320
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

REAR ELEVATION

SHOPS D

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
CLIENT

NOT FOR BID OR CONSTRU

FOR REVIEW / REFERENCE

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:19 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.4.

SHOPS D FLOO

PLANVENTANA COMMERCIAL

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

SHOPS D BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 10,000 SF
0 8 16
3/16” = 1’- 0” SCALE
162522
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

SHOPS E
105' - 2"
OC SD
3195 Red Hill Aven
Costa Mesa, CA
714 754 450
THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH URBAN ARENA, INC. USE WITHOUT WRITTEN CONSENT OF URBAN ARENA, INC. IS PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
CLIENT

NOT FOR BID OR CON

FOR REVIEW / REFERE

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:19 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.5

SHOPS E FLO

PLANVENTANA COMMERCIAL

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

SHOPS E BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 6,437 SF 0
8 16
3/16” = 1’- 0” SCALE
162724
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

REAR ELEVATION

SHOPS F
105' - 7"
60' - 2"
OC SD
3195 Red Hill Aven
Costa Mesa, CA
714 754 450
THE USE AND PUBLICATION OF THESE PLANS, SPECIFICATIONS, AND DESIGNS SHALL BE RESTRICTED TO THE ORIGINAL SITE AND PHASE FOR WHICH THEY WERE PREPARED AND TITLE THERETO REMAINS WITH URBAN ARENA, INC. USE WITHOUT WRITTEN CONSENT OF URBAN ARENA, INC. IS PROHIBITED. VISUAL CONTACT CONSTITUTES ACCEPTANCE OF THESE RESTRICTIONS.

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
CLIENT

NOT FOR BID OR CON

FOR REVIEW / REFERE

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:20 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.6

SHOPS F FLO

PLANVENTANA COMMERCIAL

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

SHOPS F BUILDING
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 6,029 SF 0
8 16
3/16” = 1’- 0” SCALE
162926
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

REAR ELEVATION

DATE/TIME OF PLOT [PAC]:

SHEET NUMBER

SHEET TITLE

REVISIONS PROJECT
PROJECT:DATE:

CLIENT

NOT FOR BID OR CONSTRUCTION

FOR REVIEW / REFERENCE ONLY

PROJECT STATUS
TB REV. 10/2024 | TMPLT REV. 04/2025 | LBRY REV. 02/2025. 4/16/2026 12:07:21 PM D:\Revit\25-141_Ventana_Central_v24_UrbanArenaCS.rvt

DESIGN DEVELOPMENT
A1.7.

ANCHOR GROCER

FLOOR PLAN VENTANA COMMERCIAL
25-14110/06/2025

THE PREVETI GROUP
4800 CITRUS AVEFONTANA, CA 92336
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764

ANCHOR GROCER BUILDING
CONSTRUCTION TYPE: V-A, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 57,185 SF 0 16 32
3/32” = 1’- 0” SCALE
163128
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26

FRONT ELEVATION

FRONT ELEVATION

REAR ELEVATION LEFT ELEVATION

RIGHT ELEVATION
29'-4"
23'-7"
C-STORE FLOOR PLAN & ELEVATIONS | A1.18

C-STORE
FRONT

C-STORE
52' - 6"
28' - 11"

OC SD OAK
3195 Red Hill Avenue, Loft F
Costa Mesa, CA 92626
714 754 4500
ROJECT
OJECT:

ATE:

CLIENT

NOT FOR BID OR CONSTRUCTION

FOR REVIEW / REFERENCE ONLY

ENTANA COMMERCIAL
25-14110/06/2025

THE PREVETI GROUP
00 CITRUS AVE
NTANA, CA 92336

C-STORE BUILDING
2151 E CONVENTION CENTER WAY, STE 114ONTARIO, CA 91764
CONSTRUCTION TYPE: V-B, SPRINKLERED
OCCUPANCIES: A-2, B, M
GROSS FLOOR AREA: 1,457 SF
0 8 16
3/16” = 1’- 0” SCALE
163431
URBAN
ARENA
VENTANA PA4 COMMERCIAL
FONTANA | CALIFORNIA
THE PREVITI GROUP | 25-141
DATE 04 | 16 | 26 FUEL CENTER ELEVATIONS | A1.19
0 8 16
3/16” = 1’- 0” SCALE

FRONT ELEVATION

REAR ELEVATION LEFT ELEVATION

URBAN ARCHITECTURAL MATERIAL BOARD ARENA
BODY COLOR 1

SHERWIN WILLIAMS
SW 6182 | ETHEREAL WHITE
BODY COLOR 2

SHERWIN WILLIAMS
SW 7557 | SUMMER WHITE

FIBERGLASS AWNING

SHERWIN WILLIAMS
SW 6258 | TRICORN BLACK

STOREFRONT FRAME

US ALUMINUM
UC74957 | CLASSIC BRONZE
TRIM COLOR 1

SHERWIN WILLIAMS
SW 7005 | PURE WHITE
BODY COLOR 3

SHERWIN WILLIAMS
SW 6686 | LEMON CHIFFON
BODY COLOR 4

SHERWIN WILLIAMS
SW 6358 | CREAMERY
BODY COLOR 5

SHERWIN WILLIAMS
SW 1015 | SKYLINE STEEL

METAL VINE TRELLIS

SHERWIN WILLIAMS
SW 6258 | TRICORN BLACK
AWNING COLOR 1

SUNBRELLA
BLACK | SKU: 4608 - 0000
AWNING COLOR 2

SUNBRELLA
BURGUNDY | SKU: 4631 - 0000
AWNING COLOR 3

SUNBRELLA
IVY | SKU: 4632 - 0000

BRICK VENEER

HEBRON BRICK
THIN BRICK | BOURBON STREET

STONE VENEER

ELDORADO STONE
MARQUEE24 | DOVETAIL
CLAY TILE ROOF 1
BORAL
BARCELONA | VERNON CLAY

PRECAST CONCRETE COLUMNS

VALORI PRECAST
BLANCO | SANDBLAST LIGHT

WOOD OVERHEAD / RAFTER TAILS

SHERWIN WILLIAMS
SW 6083 | SABLE
NOTE:

BODY COLORS SHALL BE
STUCCO 20/30 SAND FINISH

ANCHOR GROCER ELEVATION

SHOPS D ELEVATION

SHOPS C ELEVATION

STONE VENEER

STOREFRONT FRAME
STUCCO BODY COLOR 1 METAL VINE TRELLIS

PRECAST CONCRETE COLUMNS

WOOD OVERHEAD
STUCCO BODY COLOR 5

BRICK VENEER
CLAY TILE ROOF 1
CORNICE: TRIM COLOR 1
PRECAST SURROUNDS: TRIM COLOR 1
PRECAST BASE: TRIM COLOR 1
STUCCO BODY COLOR 1
STUCCO BODY COLOR 2
FABRIC AWNING COLOR 3
STUCCO BODY COLOR 4
FABRIC AWNING COLOR 2
PRECAST QUIONS:

TRIM COLOR 1
STUCCO BODY COLOR 3
FABRIC AWNING COLOR 1
STUCCO BODY COLOR 5

DECORATIVE WALL LIGHT FIXTURES
A
B
C

LIGHT FIXTURE C LIGHT FIXTURE B

LIGHT FIXTURE A
163633
163734
163835

SHOPS 'E' RETAIL

SHOPS 'F' RETAIL

SHOPS 'D' RETAIL
SHOPS 'C' RETAIL + COFFEE

PAD 'B' RETAIL PAD 'A' RESTAURANT ANCHOR GROCER
JOHN PREVITI AVE. DUNCAN CANYON RD. ADJACENT PA-4 RESIDENTIAL SITE - PER SEPARATE SUBMITTAL (MCN25-0037) RECEIVING AREA ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) NOT INCLUDED IN LEASED S.F. C-STORE FILL FILL FILL DSPEED=60MHP ISD=930' DSPEED=50MHP PASSENGER CAR ISD=480' DSPEED=50MHP REQUIRED SSD=425' DSPEED=50MHP SINGLE UNIT TRUCK ISD=700' A1 A2 - ALT A A1 B2 A2 A1A2 B1 A1A1 B2 A1 A2 WATER HEATER ROOM FIRE RISER ELECTRICAL POOL EQUIP./ MECH. 284 SF CABANA 959 SF SHOWERS
MAILROOM 720 SF PACKAGE ROOM WINDOWS ABV. 55 SF WINDOWS ABV. A1 A2 A1 B2 A2 A1A2 B1 B2 WATER HEATER ROOM FIRE RISER ELECTRICAL A1 B2 A2 LOW VOLT. METER ROOM BLDG 2 A2 A1 B2 B1 S1 B2 A2 C1 WATER HEATER ROOM LOW VOLT. METER ROOM FIRE RISER ELECTRICAL BLDG 3 TYPE B BLDG 4 TYPE D-ALT BLDG 5 TYPE D HB A1 A2 A1 B2 A2 A1A2 B1 WATER HEATER ROOM LOW VOLT. METER ROOM FIRE RISER ELECTRICALBLDG 1 TYPE A BIKE RACK DD14-LL-G 14 BIKES BIKE RACK DD14-LL-G 14 BIKES BIKE RACK DD14-LL-G 14 BIKES 4.0' ht. 7.0' ht. 4.5' ht. 8.5' ht. 4.0' ht. 4.0' ht. 5.0' ht. 3.5' ht. 5.0' ht. FENCE AND WALL PLAN L3 RAISED PLANTER 18" SQ. STUCCO PILASTER LEGEND See Detail 3, Sheet L4 See Detail 2, Sheet L4 6' TUBULAR STEEL FENCE See Detail 4, Sheet L4 PERIMETER WALL See Detail 1, Sheet L4 STUCCO RETAINING WALL See Detail 5, Sheet L4 STUCCO RETAINING WALL W/ GUARDRAIL See Detail 6, Sheet L4 JOB NO.: 25-039 Ventana PA-4 Commercial Center Ontario, California 917864 2151 E. Convention Center Way, Suite 114 The Previti Group DATE: 04-16-26 FONTANA, CALIFORNIA STUCCO WALL @ TRASH ENCLOSURE PEDESTRIAN ACCESS T.S. GATE CORNER MONUMENT WALL See Detail 9, Sheet L4 COMMERCIAL CENTER SIGN See Detail 10, Sheet L4 36 1639
37 1640
CONCEPTUAL LIGHTING SPECIFICATIONS L5 PARKING LOT LIGHT FIXTURE TREE/WALL UPLIGHT GM2-LV by Techlight or equal (Dark Bronze) DOWNLIGHT IN OVERHEADS OLCFM Flush Mount Canopy Light by Lithonia Lighting or equal JOB NO.: 25-039 Ventana PA-4 Commercial Center Ontario, California 917864 2151 E. Convention Center Way, Suite 114 The Previti Group DATE: 04-16-26 FONTANA, CALIFORNIA LIGHTING LEGEND PARKING LOT LIGHT FIXTURE-SINGLE TREE UPLIGHT GM2-LV by Techlight or equal (DARK BRONZE) NOTE: THIS LIGHTING PLAN IS FOR REFERENCE PURPOSES ONLY. PLEASE SEE ELECTRICAL ENGINEER'S PLANS FOR SPECIFIC LIGHTING INFORMATION. FIXTURES SELECTED MAY BE REPLACED WITH EQUALS EAX-3 on a 20' pole (1 light fixture) by Lithonia Lighting or equal (DARK BRONZE) CANOPY LIGHT IN OVERHEAD Outdoor LED Cast Flush Mount (OLCFM) by Lithonia Lighting (DARK BRONZE) * DECORATIVE BUILDING SCONCE LIGHT LOCATION & SPECS PER ARCHITECT'S PLAN PARKING LOT LIGHT FIXTURE-DOUBLE EAX-3 on a 20' pole (2 light fixtures) by Lithonia Lighting or equal (DARK BRONZE) EAX-3 on a 20' pole by Lithonia Lighting or equal (DARK BRONZE) SINGLE DOUBLE WALL/SIGN UPLIGHT 6' Architectural LED Commercial Sign Light (#31022) by Alcon Lighting (DARK BRONZE) WALL/SIGN UPLIGHT 6' Architectural LED Commercial Sign Light by Alcon Lighting or equal 38 1641

SHOPS 'E' RETAIL

SHOPS 'F' RETAIL

SHOPS 'D' RETAIL
SHOPS 'C' RETAIL + COFFEE

PAD 'B' RETAIL PAD 'A' RESTAURANT ANCHOR GROCER
JOHN PREVITI AVE. DUNCAN CANYON RD. RECEIVING AREA ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) NOT INCLUDED IN LEASED S.F. DSPEED=60MHP ISD=930' DSPEED=50MHP PASSENGER CAR ISD=480' C-STORE FILL FILL FILL DSPEED=60MHP ISD=930' DSPEED=50MHP PASSENGER CAR ISD=480' DSPEED=50MHP REQUIRED SSD=425' DSPEED=50MHP SINGLE UNIT TRUCK ISD=700' A1 A2 - ALT A A1 B2 A2 A1A2 B1 B2 A2 WATER HEATER ROOM FIRE RISER ELECTRICAL POOL EQUIP./ MECH. 284 SF CABANA 959 SF SHOWERS
MAILROOM 720 SF PARCEL PENDING
PACKAGE ROOM WINDOWS ABV. 55 SF WINDOWS ABV. A1 A2 A1 B2 A2 A1A2 B1 B2 WATER HEATER ROOM FIRE RISER ELECTRICAL A1 B2 A2 LOW VOLT. METER ROOM ELECTRICAL BLDG 2 TYPE B A2 A1 B2 B1 S1 B2 A2 C1 WATER HEATER ROOM LOW VOLT. METER ROOM FIRE RISER ELECTRICAL BLDG 3 TYPE B BLDG 4 TYPE D-ALT BLDG 5 TYPE D HB A1 A2 A1 B2 A2 A1A2 B1 WATER HEATER ROOM LOW VOLT. METER ROOM FIRE RISER ELECTRICAL BLDG 1 TYPE A BIKE RACK DD14-LL-G 14 BIKES BIKE RACK DD14-LL-G 14 BIKES BIKE RACK DD14-LL-G 14 BIKES JOB NO.: 25-039 Ventana PA-4 Commercial Center Ontario, California 917864 2151 E. Convention Center Way, Suite 114 The Previti Group DATE: 04-16-26 FONTANA, CALIFORNIA L6 LIGHTING LEGEND PARKING LOT LIGHT FIXTURE-SINGLE TREE UPLIGHT GM2-LV by Techlight or equal (DARK BRONZE) NOTE: THIS LIGHTING PLAN IS FOR REFERENCE PURPOSES ONLY. PLEASE SEE ELECTRICAL ENGINEER'S PLANS FOR SPECIFIC LIGHTING INFORMATION. FIXTURES SELECTED MAY BE REPLACED WITH EQUALS EAX-3 on a 20' pole (1 light fixture) by Lithonia Lighting or equal (DARK BRONZE) CANOPY LIGHT IN OVERHEAD Outdoor LED Cast Flush Mount (OLCFM) by Lithonia Lighting (DARK BRONZE) * DECORATIVE BUILDING SCONCE LIGHT LOCATION & SPECS PER ARCHITECT'S PLAN PARKING LOT LIGHT FIXTURE-DOUBLE EAX-3 on a 20' pole (2 light fixtures) by Lithonia Lighting or equal (DARK BRONZE) CONCEPTUAL LIGHTING PLAN WALL/SIGN UPLIGHT 6' Architectural LED Commercial Sign Light (#31022) by Alcon Lighting (DARK BRONZE) 39 1642
VENTANA COMMERCIAL - PA4
FONTANA | CA

THE PREVITI GROUP
DATE 4 | 16 | 26
0 1"=40'-0"SCALE
40 80
NORTH
909.581.0676
3257 E Guasti Rd, Suite 300
Ontario, California 91761
fuscoe.com
CONCEPTUAL GRADING PLAN | C-1

SHEET INDEX
*
*
ELECTRIC:

SOUTHERN CALIFORNIA EDISON COMPANY
7951 REDWOOD AVENUE
FONTANA, CA 92336
PHONE: 909.357.6221
NATURAL GAS:

THE GAS COMPANY, SEMPRA UTILITIES
16231 VALLEY BLVD.

FONTANA, CA 92235
PHONE: 800.427.2200, 909.428.8411
WATER:

WEST VALLEY DISTRICT
855 W. BASELINE ROAD
RIALTO, CA 92377
PHONE: 909.875.1361
WATER:

FONTANA WATER COMPANY
15966 ARROW ROUTE
FONTANA, CA 92335
PHONE: 909.822.2201
WATER:

CRAWFORD CANYON MUNICIPAL WATER

DISTRICT
21559 LITTON AVE
GRAND TERRACE, CA 92313
PHONE: 909.824.5352
SEWER:

CITY OF FONTANA
8353 SIERRA AVENUE
FONTANA, CA 92235
PHONE: 909.350.6632

SEWER TREATMENT FACILITIES

INLAND EMPIRE UTILITY AGENCY
12645 6TH STREET
RANCHO CUCAMONGA, CA 91739
PHONE: 909.947.4131
SOLID WASTE:

BURRTEC WASTE
9454 CHERRY AVENUE
FONTANA, CA 92335
PHONE: 909.822-9739
TELEPHONE:

AT&T
11464 TELEGRAPH ROAD
SANTA FE SPRINGS, CA 90670
PHONE: 714.666.5415
CABLE SERVICES:

TIME WARNER CABLE
1205 DUPONT AVENUE
ONTARIO, CA 91761
PHONE: 909.390.4738

CITY OF FONTANA
UTILITY NOTIFICATION LIST: LEGEND

CENTERLINE

PROPERTY LINE

RIGHT OF WAY

EXISTING EASEMENT
x1790.3 EXISTING SPOT ELEVATION

EXISTING CONTOUR

PROPOSED CONTOUR

DAYLIGHT LINE

EXISTING SEWER

EXISTING RECLAIMED WATER

EXISTING WATER

EXISTING GAS

EXISTING STORM DRAIN

EXISTING FIRE HYDRANT

EXISTING POWER POLE

PROPOSED WATER

PROPOSED STORM DRAIN

STORM DRAIN MANHOLE

CATCH BASIN

FLOW ARROW & GRADE

GRADED SWALE

STREET LIGHT

TOP OF SLOPE

TOE OF SLOPE

CONCRETE PAVEMENT

PROPOSED STORM DRAIN

PROPOSED CURB & GUTTER

PROPOSED RETAINING WALL

PATH OF TRAVEL

LINE OF SIGHT
SEE SHEET C-2
ISD=INTERSECTION

SIGHT DISTANCE
SSD=STOPPING

SIGHT DISTANCE

FRONT T

TENTATIVE PARCEL MAP
21013
PARCEL 1
SHOPS 'F' RETAIL 6,029 SF CONSTRUCTION TYPE V-B

PAD 'B'

PAD 'A' RESTAURANT
3,801 SF

CONSTRUCTION TYPE ANCHOR V-B
GROCER
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
PAD A
LOADING (12'x70')
LOADING (12'x45') SHOPS 'B'

LOADING
SHOPS E & F LOADING (12'X45')
SHOPS E & F T.E.

C-STORE
T.E.

PAD 'B' T.E.

PAD 'A' T.E.

GROCER ELECTRICAL / REFRIGERATION ENCLOSURE (753 SF) T.E. NOT INCLUDED IN LEASED S.F.

E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
E.V. (E.V.C.S.) CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
CHARGER (E.V.C.S.)

EMPLOYEE PARKING

EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING EMPLOYEE PARKING E.V. CHARGER
(E.V.C.S.)

C-STORE
1,457 SF

CONSTRUCTION TYPE V-B

C-STORE LOADING
12'X70'
57,185 SF CONSTRUCTION TYPE V-A
FILL
FILL
FILL
DSPEED ISD=930' =60MHP

SINGLE UNIT TRUCK

45.20 FF=744.80
FF=742.30
FF=749.60
FF=752.00
FF=745.50
3:1
2:1

2.5:1
2:1
3C
3B
D
3 E
3 A
3 DUNCAN CANYON RD.

JOHN PREVITI AVE.

I-15 EXIT
I3
N.A.P.

PA-4

RESIDENTIAL
2:1
2:1
2:1
2:1
2:1
3:1
3:1
L
3 2:1

2.5:1
J
3 164340
VENTANA COMMERCIAL - PA4
FONTANA | CA

THE PREVITI GROUP
DATE 4 | 16 | 26
0 1"=40'-0"SCALE
40 80
NORTH
909.581.0676
3257 E Guasti Rd, Suite 300
Ontario, California 91761
fuscoe.com
CONCEPTUAL GRADING PLAN | C-2
*
*
ELECTRIC:

SOUTHERN CALIFORNIA EDISON COMPANY
7951 REDWOOD AVENUE
FONTANA, CA 92336
PHONE: 909.357.6221
NATURAL GAS:

THE GAS COMPANY, SEMPRA UTILITIES
16231 VALLEY BLVD.

FONTANA, CA 92235
PHONE: 800.427.2200, 909.428.8411
WATER:

WEST VALLEY DISTRICT
855 W. BASELINE ROAD
RIALTO, CA 92377
PHONE: 909.875.1361
WATER:

FONTANA WATER COMPANY
15966 ARROW ROUTE
FONTANA, CA 92335
PHONE: 909.822.2201
WATER:

CRAWFORD CANYON MUNICIPAL WATER

DISTRICT
21559 LITTON AVE
GRAND TERRACE, CA 92313
PHONE: 909.824.5352
SEWER:

CITY OF FONTANA
8353 SIERRA AVENUE
FONTANA, CA 92235
PHONE: 909.350.6632

SEWER TREATMENT FACILITIES

INLAND EMPIRE UTILITY AGENCY
12645 6TH STREET
RANCHO CUCAMONGA, CA 91739
PHONE: 909.947.4131
SOLID WASTE:

BURRTEC WASTE
9454 CHERRY AVENUE
FONTANA, CA 92335
PHONE: 909.822-9739
TELEPHONE:

AT&T
11464 TELEGRAPH ROAD
SANTA FE SPRINGS, CA 90670
PHONE: 714.666.5415
CABLE SERVICES:

TIME WARNER CABLE
1205 DUPONT AVENUE
ONTARIO, CA 91761
PHONE: 909.390.4738

CITY OF FONTANA
UTILITY NOTIFICATION LIST: LEGEND

CENTERLINE

PROPERTY LINE

RIGHT OF WAY

EXISTING EASEMENT
x1790.3 EXISTING SPOT ELEVATION

EXISTING CONTOUR

PROPOSED CONTOUR

DAYLIGHT LINE

EXISTING SEWER

EXISTING RECLAIMED WATER

EXISTING WATER

EXISTING GAS

EXISTING STORM DRAIN

EXISTING FIRE HYDRANT

EXISTING POWER POLE

PROPOSED WATER

PROPOSED STORM DRAIN

STORM DRAIN MANHOLE

CATCH BASIN

FLOW ARROW & GRADE

GRADED SWALE

STREET LIGHT

TOP OF SLOPE

TOE OF SLOPE

CONCRETE PAVEMENT

PROPOSED STORM DRAIN

PROPOSED CURB & GUTTER

PROPOSED RETAINING WALL

PATH OF TRAVEL

LINE OF SIGHT
SEE SHEET C-1
FF=729.7 FF=732.50 FF=733.50
PARCEL 1

SHOPS 'E'
RETAIL
6,437 SF

CONSTRUCTION TYPE V-B
SHOPS 'D' RETAIL 10,000 SF CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF) CONSTRUCTION TYPE V-B

PAD 'B' RETAIL
5,002 SF

CONSTRUCTION TYPE
V-B E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. (E.V.C.S.) CHARGER E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.)

SHOPS C & D
LOADING (12'x45')
LOADING (12'x45') SHOPS 'B'
SHOPS 'D&E' T.E.

SHOPS 'C' T.E.

E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER (E.V.C.S.)

NO TRUCK

EXIT SIGN

COFFEE TENANT
DSPEED=50MHP PASSENGER CAR ISD=480'
DSPEED=50MHP REQUIRED
SSD=425'
DSPEED=50MHP

SINGLE UNIT TRUCK
ISD=700'
FF=740.50
FF=744.20
FF=745.40
FF=749.60
2:1

2.5:1
4:1
H
3 F
3 G
3 JOHN PREVITI AVE. N.A.P.

PA-4

RESIDENTIAL
3:1
3:1

TENTATIVE PARCEL MAP
21013
PARCEL 1
K
3 164441
VENTANA COMMERCIAL - PA4
FONTANA | CA

THE PREVITI GROUP
DATE 4 | 16 | 26
0 1"=40'-0"SCALE
40 80
NORTH
909.581.0676
3257 E Guasti Rd, Suite 300
Ontario, California 91761
fuscoe.com
CONCEPTUAL GRADING CROSS-SECTIONS | C-3
PROP.

R/W JOHN PREVITI AVENUE
2:1 MAX

SECTION A
P/L

SECTION D
2:1 MAX
ANCHOR
GROCER
F.F. 44.80

CALTRANS

PROPERTY
P/L
C/L

SECTION E
PA-4 RESIDENTIAL

SHOPS 'E'
F.F. 40.50
C/L

SECTION F
2:1 MAX
PA-4 RESIDENTIAL
P/L
C/L

SECTION G

P/L C/L
2:1 MAX
PA-4 RESIDENTIAL
PROP.

R/W

JOHN PREVITI AVENUE

SECTION H

SHOPS 'D'
F.F. 44.20

5.5' - 4' RETAINING
WALL

GUARD RAIL
EX. R/W
2:1 MAX

SECTION C

DUNCAN CANYON ROAD
EX. R/W
2:1 MAX

SECTION B

DUNCAN CANYON ROAD
EX. R/W
2:1 MAX

SECTION I

DUNCAN CANYON ROAD
PROP.

R/W JOHN PREVITI AVENUE

SECTION K

SHOPS 'C'
F.F. 45.40

SECTION J
DUNCAN CANYON ROAD EX. R/W
P/L

SECTION L
2:1 MAX
164542
VENTANA COMMERCIAL - PA4
FONTANA | CA

THE PREVITI GROUP
DATE 4 | 16 | 26
909.581.0676
3257 E Guasti Rd, Suite 300
Ontario, California 91761
fuscoe.com
LEGEND:

A.C., AC ASPHALT CONCRETE
AC. ACRE
A.B. AGGREGATE BASE

BC BEGIN OF CURVE

BCR BEGIN OF CURB RETURN

BVC BEGIN VERTICAL CURVE

CF CURB FACE

CB CATCH BASIN

C/G CURB & GUTTER

C/L, CL, CENTER LINE
CONC. CONCRETE

CY CUBIC YARD

DW, W DOMESTIC WATER, WATER

DWY DRIVEWAY
E.A., EA EACH

EC END OF CURVE

ECR END OF CURB RETURN

EG EXISTING GROUND
EL., ELEV ELEVATION
E.O.D.E EMERGENCY OVERFLOW

DRAINAGE ESCAPE

EP EDGE OF PAVEMENT
ESMT. EASEMENT

EVC END VERTICAL CURVE
EX., EXIST.,(E)EXISTING

FH FIRE HYDRANT

FG FINISH GRADE

FL FLOWLINE

FS FINISHED SURFACE

FW FIRE WATER

GB GRADE BREAK

HP HIGH POINT

INV INVERT
JT., JNT. JOINT

L LENGTH
L.F., LF LINEAL FEET
L.S. LUMP SUM

LT LEFT

MAX MAXIMUM

MIN MINIMUM

MH MANHOLE

MPH MILES PER HOUR
(N) NEW
N.T.S., NTS NOT TO SCALE

PCC POINT OF COMPOUND CURVE
P.C.C. PORTLAND CEMENT CONCRETE

PI POINT OF INTERSECTION

PRC POINT OF REVERSE CURVE

P/L, PL PROPERTY LINE
P.O.C. POINT OF CONNECTION

PP POWER POLE
PROP. PROPOSED
P.U.E. PUBLIC UTILITY EASEMENT

PVC POLYVINYL CHLORIDE PIPE

PVT PRIVATE

RT RIGHT

RCB REINFORCED CONCRETE BOX

RCP REINFORCED CONCRETE PIPE

R/W RIGHT OF WAY

RW RETAINING WALL

SCE SOUTHERN CALIFORNIA EDISON

SD STORM DRAIN
S= SLOPE

S, SW, SS SEWER, SANITARY SEWER
SIM. SIMILAR
SF, S.F. SQUARE FEET

STA STATION

TC TOP OF CURB
TYP., TYP TYPICAL

W, DW WATER, DOMESTIC WATER

VCP VITRIFIED CLAY PIPE

ABBREVIATIONS
CONCEPTUAL UTILITY PLAN | C-4
0 1"=50'-0"SCALE
50 100
NORTH
8' DIAMETER UNDERGROUND BASIN SECTION
SHOPS 'E' RETAIL 6,437 SF CONSTRUCTION TYPE V-B
SHOPS 'F' RETAIL 6,029 SF CONSTRUCTION TYPE V-B

SHOPS 'D' RETAIL
10,000 SF

CONSTRUCTION TYPE V-B
SHOPS 'C' RETAIL (7,672 SF + COFFEE (1,200 SF)
(TOTAL = 8,872 SF) CONSTRUCTION TYPE V-B

PAD 'B' RETAIL
5,002 SF

CONSTRUCTION TYPE
V-B

PAD 'A'

RESTAURANT
3,801 SF

CONSTRUCTION TYPE
V-B

ANCHOR GROCER
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER (E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)

CHARGER
E.V. (E.V.C.S.)

CHARGER
E.V. (E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER (E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)
E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.) E.V. CHARGER
(E.V.C.S.)

EMPLOYEE PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE

PARKING

EMPLOYEE PARKING

NO TRUCK

EXIT SIGN

COFFEE TENANT
E.V. CHARGER
(E.V.C.S.)

C-STORE
1,457 SF

CONSTRUCTION TYPE V-B
57,185 SF

CONSTRUCTION TYPE V-A
FILL
FILL
FILL
FRONT
FRONT
T
T
MAIL
DUNCAN CANYON RD.

JOHN PREVITI AVE.
164643
VENTANA COMMERCIAL - PA4
FONTANA | CA

THE PREVITI GROUP
DATE 4 | 16 | 26
0 1"=40'-0"SCALE
40 80
NORTH
909.581.0676
3257 E Guasti Rd, Suite 300
Ontario, California 91761
fuscoe.com
TYPICAL STREET CROSS-SECTIONS | C-5
EX. R/W
(NORTH)
EX.
8" CONC.

CURB
EX. R/W
(SOUTH)

TYPICAL SECTION
STA 87+63.00 TO STA 90+05.00

DUNCAN CANYON ROAD
EX. 8" CONC.

CURB & GUTTER
EX. A.C.

PAVING
EX. 8" CONC.

CURB & GUTTER
EX. A.C.

PAVING

SECONDARY HIGHWAY

JOHN PREVITI AVENUE
STA. 274+88.70 TO STA. 281+52.17
T.I.=9.0

SECONDARY HIGHWAY

JOHN PREVITI AVENUE
STA. 281+52.17 TO STA. 284+40.07
T.I.=9.0

SECONDARY HIGHWAY

JOHN PREVITI AVENUE
STA. 285+28.62 TO STA. 286+54.03
T.I.=9.0
164744

CENSUS TRACT

20.39 DATE: June 16, 2026
CASE: Master Case No. 26-0004
Specific Plan Amendment No. 26-0001
Conditional Use Permit No. 26-0001
Conditional Use Permit No. 26-0002
Conditional Use Permit No. 26-0003
Conditional Use Permit No. 26-0011
Design Review No. 26-0002
Off-Sale
Licenses
Current
Existing
Current
Allowed
0 4

CITY OF FONTANA PLANNING DEPARTMENT
Project Site
ATTACHMENT NO. 3 164845
Resolution No. PC 2026-
ATTACHMENT NO. 4

Page 1 of 44 ends

RESOLUTION NO. PC 2026-

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

FONTANA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF

FONTANA ADOPT AN ADDENDUM TO THE ENVIRONMENTAL IMPACT

REPORT FOR THE VENTANA AT DUNCAN CANYON SPECIFIC PLAN (SCH NO. 2021100400), ADOPT AN ORDINANCE APPROVING SPECIFIC PLAN AMENDMENT NO. 26-0001 TO ADD GAS STATION AND DRIVE THROUGH USES AS CONDITIONALLY PERMITTED USES TO PLANNING AREA 4 OF THE

VENTANA AT DUNCAN CANYON SPECIFIC PLAN, AND A RESOLUTION APPROVING CONDITIONAL USE PERMIT NO. 26-0001 TO ESTABLISH A GAS STATION AND ALCOHOLIC BEVERAGE CONTROL TYPE 20 BEER AND

WINE OFF-SALE LICENSE FOR THE CONVENIENCE STORE AS PART OF THE GAS STATION, CONDITIONAL USE PERMIT NO. 26-0002 TO ESTABLISH AN ALCOHOLIC BEVERAGE CONTROL TYPE 21 GENERAL OFF-SALE
LICENSE AND AN ABC TYPE 86 SAMPLING LICENSE FOR A PROPOSED GROCERY STORE, CONDITIONAL USE PERMIT NO. 26-0003 TO ESTABLISH

A DRIVE-THROUGH USE FOR A STANDALONE BUILDING, CONDITIONAL USE PERMIT NO. 26-0011 TO ESTABLISH A DRIVE-THROUGH USE FOR A

SUITE AS PART OF A MULTI-TENANT BUILDING, AND APPROVING DESIGN REVIEW PERMIT NO. 26-0002 FOR DEVELOPMENT OF A NEW 98,783

SQUARE FOOT RETAIL SHOPPING CENTER AND SITE IMPROVEMENTS, ON APPROXIMATELY 11.55 GROSS ACRES LOCATED ONE THE SOUTHWEST

CORNER OF DUNCAN CANYON ROAD AND JOHN PREVITI AVENUE,
IDENTIFIED AS ASSESSOR’S PARCEL NUNBERS 1107-262-07 AND -65 WITH SUCH APPROVALS BEING CONTINGENT UPON CITY COUNCIL’S
APPROVAL OF SPECIFIC PLAN AMENDMENT 26-0001.

WHEREAS, Assessor Parcel Number (“APN”) 1107-262-07, and -65 (“Project Site”), was annexed from San Bernardino County and incorporated into the City of Fontana on October 8, 1981; and
WHEREAS, on January 26, 2026, the City of Fontana (“City”) received applications from The Previti Group (“Applicant”), for a Specific Plan Amendment (“SPA No. 26-0001”) to add gas station and drive through uses to Planning Area 4 of the Ventana at Duncan Canyon Specific Plan, four Conditional Use Permits to establish a gas station use and Type 20 (Beer & Wine, Off-Sale) Alcohol Beverage Control (“ABC”) License for a convenience store as part of a gas station (“CUP No. 26-0001”), to establish an ABC Type 21 (General, Off-Sale) and Type 86 (Sampling) License for a grocery store (“CUP No. 26-0002”), to establish a drivethrough use for a standalone building (“CUP No. 26-0003”), to establish a drive-through use for a suite as part of a multi-tenant building “CUP No 26-0011”), and a Design Review (“DR No. 26-0002”), for site and architectural review of a new 98,783 square foot retail shopping center with associated site improvements, at the Project Site (“Project”); and WHEREAS, the Project Site has a General Plan Land Use designation of Regional Mixed Use (R-MU) and is located within Planning Area 4 (Mixed-Use) of the Ventana at Duncan Canyon Specific Plan, as approved an amended by the Fontana City Council (“City Council”) on September 13, 2022, and which allows for the development; and 164946
Resolution No. PC 2026-
ATTACHMENT NO. 4

Page 2 of 44 ends

WHEREAS, pursuant to the California Environmental Quality Act (Pub. Res. Code Section 2100) (“CEQA”) Guidelines and the State CEQA Guidelines (14. Cal Code Regs.

Section 1500), the city, acting as the lead agency under CEQA, previously determined that an Environmental Impact Report (EIR) must be prepared to evaluate and disclose all potential significant environmental impacts associated with the Ventana at Duncan Canyon Specific Plan; and
WHEREAS, on September 13, 2022, the City certified the Final Environmental Impact Report ("FEIR") (SCH No. 2021100400) for the Ventana Specific Plan. The FEIR consists of the Draft EIR, comments received during the 45-day public review and comment period on the Draft EIR, written responses to those comments, and revisions documented in an errata section. For purposes of this Resolution, the term "FEIR" refers to the Draft EIR as revised by the errata, along with all other sections comprising the Final EIR; and WHEREAS, pursuant to CEQA, when taking when taking subsequent discretionary actions on 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, pursuant to CEQA Guidelines Section 15164, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred; and
WHEREAS, the City evaluated the proposed Project in light of the standards for subsequent environmental review outlined in Public Resources Code Section 21166, State CEQA Guidelines Section 14162 and the City of Fontana’s 2019 Local Guidelines for Implementing CEQA and concluded that the proposed Project would not result in new significant environmental effects that were previously disclosed in the FEIR and therefore, no subsequent EIR or mitigated negative declaration is required; and
WHEREAS, the proposed Project would nonetheless necessitate minor changes or additions to the FEIR, and thus, the City has prepared an Addendum to the FEIR pursuant to State CEQA Guidelines Section 15164; 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, the City wishes to protect and preserve the quality of life throughout the City, through effective land use and planning; and
WHEREAS, Conditions of Approval are attached hereto as Exhibit “A” for CUP No. 26- 0001, Exhibit “B” for CUP No. 26-0002, Exhibit “C” for CUP No.26-0003, Exhibit “D” for CUP No. 26-0011, and Exhibit "E” for DR No. 26-0002; and WHEREAS, all of the notices required by statute and the Fontana Municipal Code have been given as required; and
165047
Resolution No. PC 2026-
ATTACHMENT NO. 4

Page 3 of 44 ends

WHEREAS, the owners of property within 660 feet of the Project Site were notified via public hearing notice mailer prior to the public hearing; and WHEREAS, a notice of the public hearing was published in the local San Bernardino Sun newspaper on May 27, 2026, and simultaneously displayed at City Hall and at the Project Site; and
WHEREAS, on June 16, 2026, a duly noticed public hearing on SPA No. 26-0001, CUP No. 26-0001, CUP No. 26-0002, CUP No. 26-0003, CUP No. 26-0011 and DR No. 26-0002, was held by the Fontana Planning Commission (“Planning Commission”) to consider testimony and evidence presented by the Applicant, City staff, and other interested parties; and WHEREAS, on June 16, 2026, the Planning Commission carefully considered all information, evidence and testimony presented at its public hearing on SPA No. 26-0001, CUP No. 26-0001, CUP No. 26-0002, CUP No. 26-0003, CUP No. 26-0011 and DR No. 26-0002; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, the Planning Commission RESOLVES as follows:

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

Section 2. Compliance with California Environmental Quality Act. As the decisionmaking body for the Project, the Planning Commission has reviewed and considered the Ventana Specific Plan FEIR and Addendum and Mitigation Monitoring and Reporting Program, any oral or written comments received, and the administrative record prior to making any decision on the Proposed Project. The Planning Commission finds that the Addendum and Ventana Specific Plan FEIR contain a complete and accurate reporting of all the environmental impacts associated with the Proposed Project. The Planning Commission further finds that the Addendum has been completed in compliance with the State CEQA Guidelines and Section

8.10 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 Ventana Specific Plan FEIR, the Addendum and all related information presented to the Planning Commission, the Commission finds that pursuant to State CEQA sections 15162 and 15164 and Section 8.06 of the City of Fontana’s 2019 Local Guidelines for Implementing CEQA, an Addendum to the Ventana Specific Plan FEIR is the appropriate document for the Project.

The Planning Commission further finds that the preparation of a subsequent or supplemental EIR is not required for the proposed Project because the Project:

Page 4 of 44 ends

which the Proposed Project are developed that would require major revisions of the Ventana 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 known with the exercise of reasonable diligence at the time the Ventana 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 difference 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 Ventana Specific Plan FEIR and all written and oral evidence presented to the Planning Commission, the Commission finds that all environmental impacts of the Proposed Project have been addressed within the Ventana Specific Plan FEIR and the Addendum. The Planning Commission finds that no new or additional mitigation measures or alternatives are required. The Planning Commission further finds that there is no substantial evidence in the administrative record that the Proposed Project may result in any significant environmental impacts beyond those analyzed in the Ventana Specific Plan FEIR. The Planning Commission 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 Planning Commission.

Section 5. Adoption of Addendum to the Ventana Specific Plan FEIR. The Planning Commission hereby adopts the Addendum to the EIR for the Ventana Specific Plan Environmental Impact Report (SCH No. 2021100400) and Mitigation, Monitoring and Reporting Program (MMRP) that have been prepared pursuant to State CEQA Guidelines Sections 15162 and 15164 along with the City of Fontana’s 2019 Local Guidelines for Implementing CEQA. The Commission further directs staff to file a Notice of Determination with the County Clerk’s Office and the Office of Land Use and Climate Innovation within five (5) working days of adoption of this Resolution.

Section 6. Specific Plan Amendment Findings. The Planning Commission hereby makes the following finding for SPA No. 26-0001 in accordance with Section 30-67 “Purpose” of the Fontana Zoning and Development Code:

Finding No. 1. A Specific Plan may be amended by changing the development 165249
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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 Ventana at Duncan Canyon Specific Plan was adopted March 27, 2007. The applicant is proposing to add gas stations and drive-through uses as conditionally permitted uses within Planning Area 4. Currently gas stations and drive-throughs are prohibited uses within Planning Area 4.

Gas stations and drive-throughs are reasonable uses to add to Planning Area 4 because Planning Area 4 is located at the southwest corner of Duncan Canyon Road and John Previti Avenue—which is in close proximity to the freeway. This will attract residents and other visitors to the commercial center, which will include a gas station with a convenience store, generating additional revenue for the local economy and increasing customer traffic to surrounding businesses. Allowing gas stations and drive-throughs as conditionally permitted uses will enable the City to regulate the land uses by imposing conditions of approval to address sitespecific operational and compatibility considerations. Additionally, drivethrough restaurants will be subject to the Special Use Regulations in Chapter 30.

Section 7. Conditional Use Permit Findings. The Planning Commission hereby makes the following findings for CUP No. 26-0001 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

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Section 8. Conditional Use Permit Findings. The Planning Commission hereby makes the following findings for CUP 26-0002 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

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Findings of Fact: The Project Site is approximately 11.55 acres and can accommodate the proposed uses of establishing Alcoholic Beverage Control (ABC) Type 21-General, Off-Sale) and Type 86 (Sampling) Licenses within a proposed grocery store. The new retail shopping center would include onsite and off-site improvements to provide circulation and access necessary to operate the grocery store that will accommodate the uses.

The proposed retail shopping center will meet all the related performance criteria and development standards. The ABC license will be physically suited for this type of development.

Section 9. Conditional Use Permit Findings. The Planning Commission hereby makes the following findings for CUP No. 26-0003 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

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Applicant is processing a specific plan amendment which will allow drive through uses within the specific plan with a conditional use permit. The drive though use will be conditionally permitted and subject to approval of a Conditional Use Permit. Following approval of the Specific Plan Amendment and the required Conditional Use Permit, the use will be in compliance with the Specific Plan and Municipal Code.

Findings of Fact: The Project Site is approximately 11.55 acres which can accommodate the proposed drive-through. The Project will include on and off site improvements including access improvements and new utilities and will provide safe vehicular routes and safe pedestrian paths. The new drivethrough use is suited for this type of development and will be conditioned to meet City performance criteria and development standards. The physical characteristics of the site were reviewed by the Fontana Planning Department, and it was determined that the site met the requirements for yards, setbacks, walls, landscaping requirements and applicable Specific Plan and Zoning and Development Code regulations.

Section 10. Conditional Use Permit Findings. The Planning Commission hereby makes the following findings for CUP No. 26-0011 in accordance with Section 30-150 “Findings for approval” for conditional use permits of the Fontana Zoning and Development Code:

Findings of Fact: The Project Site’s General Plan Land use designation is R-MU and is 165653
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located within the Ventana at Duncan Canyon Specific Plan. This request is for a drive-through land use for a standalone building. Because the site is designated R-MU, the drive through use for a standalone building is consistent with the range of uses anticipated by the General Plan. The Applicant is processing a specific plan amendment which will allow drive through uses within the specific plan with a conditional use permit. The drive though use will be conditionally permitted and subject to approval of a Conditional Use Permit. Following approval of the Specific Plan Amendment and the required Conditional Use Permit, the use will be in compliance with the Specific Plan and Municipal Code.

Section 11. Design Review Findings. The Planning Commission hereby makes the following findings for DR No. 26-0002 in accordance with Section 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 specific plan.
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Findings of Fact. The Project consists of the construction of a 98,783 square foot retail shopping center on approximately 11.55 acres. The proposal includes an anchor grocery store, retail shops, drive-through buildings, and a gas station. The Project Site is designated R-MU under the General Plan and is located within Planning Area 4 of the Specific Plan, which allows for the proposed retail commercial development.

The Ventana Specific Plan architectural guidelines encourage the influence of Tuscan architecture. Features for the Project include a smooth stucco exterior combined with decorative brick veneer, decorative iron features, and concrete roof tiles. The variations to the building face, varying roof lines and building’s height will make the project architecturally pleasing and be consistent with the surrounding area. The site and building design comply with the criteria contained in the design review section of the Fontana Zoning and Development Code and Ventana Specific Plan.

Findings of Fact: The Project Site will incorporate site improvements which include new landscaping, parking, lighting, fencing, curb, gutter, and sidewalks. The Project Site is 11.55 acres in size, and is adequate in size, shape, topography, accessibility, and other physical characteristics to accommodate the use. The Project consists of the development of a new 98,783 square foot retail shopping center. The Project improvements include sidewalks, drainage, and grading, to ensure a safe and welldesign development. The Project Site is currently vacant, and the development will provide the community with safe improvements including walking sidewalks and safe vehicular circulation. Additional features such as on-site and off-site lighting and new enhanced landscape areas have been incorporated to create an attractive atmosphere. The development has been reviewed by Planning, Fire Prevention, Building and Safety, and Engineering Departments for site circulation, access, and safety and it has been determined that the Project meets the standards of the Zoning and Development Code and provides a safe design for public use and access.

Findings of Fact: The Project is aesthetically and architecturally pleasing and compatible 165855
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Fontana City CouncilJuly 14, 2026

Fontana City Council
July 14, 2026