Sec. 30-484. - Land use compatibility.

The site and design of a project shall recognize that conflicts between abutting or nearby land uses can arise due to such factors as the operating characteristics of an existing use, hazards posed by a use, or the physical orientation of a building. On a City-wide scale, the general plan land use policy map establishes a pattern of land use designed to minimize land use conflicts. At the project level, the following features should be incorporated into a project as appropriate to assure the compatibility of different land uses.

(1)

Open space buffer. Landscaped parkways and similar open space features will be used as appropriate to separate commercial and mixed uses from potentially incompatible uses. The width and treatment of the open space buffer will vary depending upon the types of potential land use conflicts to be resolved. To soften visual impacts, the open space buffer should include landscaping.

(2)

Topography. Grading plans will incorporate natural earth forms and graded earthen berms as appropriate to create visual screens and to buffer noise.

(3)

Streets. Street design and site access will be configured to prevent through commercial traffic from using adjacent residential streets. Features such as medians which restrict turning movements can discourage such through traffic.

(4)

Landscaping. Landscaping shall be used alone or in conjunction with other features (e.g. open space buffer, topography) to reduce potential visual, light and glare conflicts.

(5)

Physical barriers. Physical barriers such as masonry walls shall be provided as specified in these regulations to reduce noise, visual, light and glare impacts. These barriers may also be used to restrict unwanted access between abutting land uses.

(6)

Building orientation. All buildings shall be located and oriented to reduce noise, light and glare, visual, and other conflicts. For example, loading areas should be located in areas where noise from such operations will not adversely impact adjacent residential uses.

(7)

Infill development. Infill development in established commercial areas shall be especially sensitive to compatibility concerns and shall be developed in a manner sensitive to existing uses in terms of scale, design theme, etc.

Sec. 30-485. - Infrastructure.

(a)

Streets. All new development and expansion of existing development shall provide public street and/or private street improvements consistent with the circulation element of the general plan. Additional improvements and dedications shall be provided as determined through the design review process.

(b)

Water and sewer. All applicants must verify that adequate water and sewer facilities are or will be available to serve the planned use. Commercial and mixed-use project proponents are encouraged to incorporate recycling systems and decorative fountains or water elements for gray-water reuse into building and site design in order to provide for more efficient water use.

(c)

Storm drains and basins. All applicants shall provide storm drain and other flood control and drainage facilities consistent with the San Bernardino County Flood Control District's comprehensive drainage plan and City of Fontana Master Plan for Drainage. All facilities shall comply with the National Pollutant Discharge Elimination System (NPDES). All improvements shall be performed in accordance with the provisions of Chapters 12 and 26 of the Municipal Code.

(d)

Logical extension of facilities. Development shall be phased in accordance with the logical, incremental extension of necessary infrastructure of streets and utilities.

(e)

Developer impact fees. One-time public improvement costs related to extension or expansion of infrastructure necessary to serve a particular development will be the responsibility of the project developer.

(f)

Impact fee amounts. Where developer impact fees have been adopted, the developer/applicant shall pay the fees according to appropriate rates and schedules.

(g)

Mitigation charges. Where mitigation charges are determined, a fair share amount shall be assessed by means of a special study or analysis prepared and/or reviewed by appropriate City staff.