Division 7 — DESIGN GUIDELINES

These guidelines are established to promote good design and to ensure commercial and mixed-use development conforms to the community design goals set forth in the general plan. The guidelines are to be used in concert with the development policies and standards contained in this article to create commercial and mixed-use developments that are visually and functionally compatible with surrounding uses.

These guidelines apply to all new commercial and mixed-use development, as well as to additions, remodeling, and relocation of existing structures. These guidelines apply in addition to the City of Fontana plotting and design criteria.

Sec. 30-508. - Site plan design.

(a)

Grading and drainage.

(1)

Graded slopes shall meet Uniform Building Code and the City Engineer's standards.

(2)

All graded slopes in excess of three to one shall be stabilized and planted with groundcovers and trees or shrubs.

(3)

The grading of land along transportation corridors shall conform to the natural topography of the immediate area and result in a harmonious transition of the manmade grade with the natural terrain.

(4)

Site grading design shall complement and reinforce the architectural and landscape design character by helping to screen parking, loading and service areas, by helping to reduce the perception of height and mass on large buildings, by providing reasonable transitions between on-site uses, by providing elevation transitions contributing to the efficiency of on-site and off-site movement systems, and by providing reasonable transition between lots.

(5)

All three-to-one slopes or greater shall require an erosion control management plan.

(b)

Building orientation.

(1)

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

(2)

Buildings shall be located for windows and entries to take advantage of scenic views where possible.

(3)

Buildings shall be designed and located to minimize the impact of built forms on the natural landscape. Rooflines shall keep a low profile so as to not dominate the horizon line.

(4)

The orientation of a building and its parts shall be related to nature and the elements: sun, wind and rain. The design and placements of windows and doors shall be considered with exposure to natural elements in mind.

(5)

In new projects, buildings shall be positioned to minimize the impact of shadows on adjacent properties. Building architecture shall be designed to provide shade in the summer and sunlight in the winter.

(6)

Placement of the commercial and mixed-use buildings shall provide the most aesthetic public views.

(7)

All design shall appear as an integrated part of an overall design theme.

(8)

Building setbacks from the street shall vary to provide character to the area.

(9)

All HVAC ducts shall be oriented away from adjoining and on-site residential property.

(10)

A majority of the primary living spaces within the residential portion of a mixed-use project should receive direct sunlight for the daylight hours.

(c)

Access and circulation.

(1)

Pedestrian.

a.

On-site pedestrian circulation systems shall be provided to meet the movement needs of on-site users. Such systems shall provide safe, all-weather surfaces and aesthetically pleasing means of on-site foot travel. Pedestrian walkways shall be an integrated part of the overall architecture and site design concept.

b.

Pedestrian and bicycle access shall be conveniently provided to connect surrounding land uses and commercial or mixed uses.

c.

All new commercial and mixed-use development shall be accessible to persons with disabilities as required elsewhere in this chapter.

d.

All primary ground-floor common entries and individual dwelling unit entries for mixed-use projects fronting on streets should be oriented to the street, not to the interior or to a parking lot.

e.

On-site pedestrian circulation for mixed-use projects should be continuous and connect various uses on site, as well as connect to off-site transit stops and parking.

(2)

Vehicular.

a.

Bus turnouts shall be installed in commercial and mixed-use areas that generate the highest bus passenger volume. Mass transit routes that serve areas of commercial and mixed uses shall load passengers in clearly marked, reserved areas with pedestrian facilities provided.

b.

The access and circulation of a development shall be designed to provide a safe and efficient system, both on and off the site. Points of access shall be designed in conformance with the City access regulations and shall not conflict with other planned or existing access points.

c.

Access drives for commercial and residential areas shall be located as far as possible from street intersection and shall be coordinated with median openings and where median openings are not available, designed for efficient "right-turn only" ingress and egress.

d.

Access drives shall be coordinated with adjacent lots so as to minimize the number of curb cuts required and to not impede on the efficient flow of peak period traffic. Consideration shall be given to adequate separation of adjacent access drives or the development of common access drives.

e.

In no case should trucks have to use public right-of-way to maneuver into a loading space, including the necessity to have to back in from a public right-ofway. There shall be adequate truck maneuvering area for the truck size anticipated for the commercial development. Trucks utilizing loading areas shall not encroach upon drive aisles or parking spaces.

(d)

Relationship of parking areas and loading zones to buildings.

(1)

Parking areas shall not be the dominant element in the overall design of a project and shall be designed to minimize visual disruption. Multi-user parking areas shared between buildings and uses shall be encouraged to the maximum extent possible.

(2)

Aisles should be positioned whenever possible perpendicular to building entries for easy pedestrian access. Pedestrian corridors shall also incorporate landscaping material.

(3)

Driveway access to rear parking areas and clear signage identifying rear parking availability shall be provided.

(e)

Open space. The following standards are applicable for commercial and mixed-use development greater than ten acres in size.

(1)

Open spaces shall be designed as an integral part of the overall site plan design. Open spaces shall enhance the building design, enhance public views and spaces, provide buffers and transitions, provide for a balance of solar uses, and provide screening.

(2)

The display of art and fountains is encouraged in public open spaces.

(3)

Open spaces can occur within a commercial or mixed-use development in any scale, from an intimate seat wall to an expansive celebratory plaza. These spaces are encouraged within all new commercial and mixed-use development and shall be designed at a scale proportionate to each individual project.

(4)

Designed open spaces shall promote "people gathering," provide seating areas, and bring the architecture down to a human scale. These spaces shall stand out visually as desirable, active, and functional spaces and shall be typically characterized in the form of plazas, courtyards, auto drop-off zones, promenades and outdoor and sidewalk eating areas.

(5)

Open spaces shall provide a strong landscape design and access connection to the primary building entry.

(6)

Open spaces shall be integrated into the vehicular and pedestrian circulation systems as a primary focus and destination.

(7)

Open spaces shall be strongly defined by adjacent buildings with facades being visually interesting and building mass well-articulated.

(8)

The provision of ample seating in open spaces areas is essential and should be carefully places to allow a variety of sitting environments and opportunities for people watching.

(9)

Open space for the residential portions of mixed-use projects shall comply with the following provisions:

a.

Residents shall have access to useable open space, whether public or private, for recreation and social activities. The design and orientation of these areas shall take advantage of available sunlight and shall be sheltered from the noise and traffic of adjacent streets or other incompatible uses.

b.

In projects where, common open space is required, the space shall be located conveniently for the majority of units.

c.

Private open space areas shall be contiguous to the units they serve, screened from public view and be of a useable size (for example, big enough to accommodate a patio table and four chairs or a patio and gardening area).

d.

Children's play areas shall be visible from dwelling units.

(f)

Lighting.

(1)

All exterior lighting shall be adequately controlled and shielded to prevent glare and undesirable illumination to adjacent properties or streets.

(2)

On-site lights shall provide a safe, functional and aesthetic design. Enough lighting should be provided to ensure a safe environment while at the same time not cause areas of intense light or glare.

(3)

Light fixtures and poles shall be designed and placed in a manner consistent and compatible with the overall site and building design.

(4)

Shall comply with Fontana Police Department security requirements.

(5)

Security lighting shall be utilized in all parking areas and pedestrian walkways within the residential portions of mixed-use projects.

(g)

Utilities.

(1)

Temporary overhead power and telephone facilities are permitted only during construction.

(2)

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

(3)

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

(h)

Public safety.

(1)

Entrances to buildings shall be well lighted and void of any large shrubbery or obstructions.

(2)

Adequate emergency access routes for the egress/ingress of emergency vehicles shall be required for all projects. Where space for a separate vehicle access road is difficult, a portion of a greenbelt or open space area shall be lined with "turf block" to allow heavy equipment to access structures.

(3)

A fuel modification zone shall be required in areas threatened by fire hazard.

(4)

The residential units in a mixed-use project shall be designed to ensure the security of residents through the provision of secured entrances and exits that are separate from the non-residential uses. Non-residential and residential uses shall not have common entrance hallways or common balconies.

(Ord. No. 1970, § 4(Exh. A), 6-10-25)

Sec. 30-509. - Building design.

(a)

Design theme.

(1)

In order to establish and reinforce a distinctive district identity, new commercial and mixed-use projects are encouraged to develop a central design theme around which the following architectural elements can be designed: building form, signage, light fixtures, walls, landscaping, and other site furnishings.

(2)

A recognizable design theme shall be established for each development. That theme shall be one that creates a harmonious building style, form, size, color, material, and roofline, as it relates to surrounding planned or existing developments.

(3)

It is not intended that one style of architecture should be dominant but rather that individual structures shall create and enhance a high quality and harmonious community appearance. Subtle variations are encouraged which provide visual interest but do not create abrupt changes causing discord in the overall design of the immediate area.

(4)

Residential windows in mixed-use projects should face away from loading areas and docks. The windows of residential units should not face each other; the windows should be offset to maximize privacy.

(5)

Projecting features in mixed-use projects such as balconies, porches, bays, and dormer windows are encouraged to create visual interest and distinction between units. Trim detail on rooflines, porches, windows and doors on street-facing elevations is encouraged.

(6)

New projects located on major intersections shall incorporate a decorative fountain or monumentation statement.

(b)

Scale.

(1)

The height, bulk, and design of commercial and mixed-use development shall be compatible with the surrounding neighborhood. Buildings that violate the existing scale of the area by their height, width, or massing shall not be permitted.

(2)

No matter the scale of a building, setbacks, and overall heights shall provide an element of openness and human scale.

(3)

Multi-story buildings shall be set back toward the center of the site or be designed in a stepped style.

(4)

The height and bulk of buildings shall not unduly block views or the solar access of adjacent and other nearby buildings.

(c)

Materials and colors.

(1)

Colors, textures, and materials shall be coordinated to achieve total compatibility of design and shall blend well with the environment.

(2)

A sensitive alternation of colors and materials shall be used to produce diversity and enhance architectural effects.

(3)

While no category of exterior materials is considered "correct," the use of a particular material should exemplify the special characteristics of the overall design theme.

(4)

Generally acceptable materials include but are not limited to stucco, wood siding, native rock and stone, split face, concrete, and brick.

(5)

Conditionally acceptable material (only limited usage) shall be steel (painted), wood shakes (as wall surfaces), slump stone, glass block, and black glass windows.

(6)

The following materials are not encouraged: aluminum or plastic siding; or corrugated fiberglass.

(7)

Roll-up metal, wood, or other material, doors or structures used to cover the exterior front, side, or rear facade of a commercial or mixed-use building or a business shall be prohibited. Open grid gates are permitted on the interior of the building only. Businesses with existing roll-up doors, on the exterior of the

building, as of the effective date of this provision was originally adopted, which cease to operate for a period of 14 calendar days shall be deemed abandoned, and such roll-up doors shall be removed.

(8)

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

(d)

Lighting.

(1)

Building or roof outline tube lighting are subject to Planning Commission approval.

(2)

Use of luminescent or reflective wall surfaces is unacceptable, unless approved by the Planning Commission.

(3)

Building or wall light shall be indirect. A limited number of lights may be used to give some building relief.

(4)

Allowing interior building lighting in commercial areas to be left on at night is encouraged (to the extent energy use is justifiable) to enhance pedestrian activity on the street.

(5)

Building and landscape accent up lighting is encouraged.

(6)

Lighting systems shall be architecturally compatible with surrounding buildings to express the unique character of the area. Exposed neon, light-emitting diode (LED), mercury vapor, exposed fluorescent, and exposed high intensity lights are prohibited, unless given approval by the Director of Community Development.

(7)

All exterior lighting shall be adequately controlled and shielded to prevent glare and undesirable illumination to adjacent properties or streets and to on-site residential units.

(8)

Where possible, light fixtures shall be incorporated into the building elements to minimize their impact. Fixtures shall be appropriate for the architectural design and shall be energy efficient.

(e)

Screening of exterior equipment.

(1)

All mechanical equipment should be screened from view of residential units within a mixed-use project. Such screening should appear to be an integrated part of the overall architectural design.

(2)

Electrical rooms shall be designed into new buildings as part of the building with direct access from the outside.

(3)

Utility equipment (i.e. water heater enclosure, electrical panels, pv conduit, etc.) and additions shall be painted to match existing structures.

(f)

Compatibility within mixed-use projects.

(1)

Commercial uses within a mixed-use project area shall be designed and operated, and hours of operation may be limited, where appropriate, so that neighboring residents are not exposed to offensive noise, especially from traffic, routine deliveries, or late-night activity. No use shall produce continual

loading or unloading or heavy trucks at the site between the hours of 9:00 p.m. and 6:00 a.m.

(2)

Residential portions of a mixed-use project shall be designed to limit the interior noise caused by the commercial and parking portions of the project to a maximum of 45 db on an annual basis in any habitable room with windows closed. Proper design may include, but shall not be limited to, building orientation, double or extra-strength windows, wall and ceiling insulation, and orientation and insulation of vents. Where it is necessary that windows be closed in order to achieve the required level, means shall be provided for ventilation/cooling to provide a habitable environment.

(3)

No use, activity or process within a mixed-use project shall produce continual vibrations or noxious odors that are perceptible without instruments by the average person within the interior of residential units on the site.