Division 7 — EMERGENCY SHELTER — Fontana Municipal Code

Sec. 30-651. - Emergency shelter overlay district (ESO) regulations.¶

(a)

Applicability. The provisions of this division shall apply to light industrial (I-L) land use designations and specific plan industrial land use designations as specified in Figure 1.

Figure 1

(b)

Relation to underlying zoning. The emergency shelter overlay district is a flexible designation that is intended to apply in conjunction with, or as an alternative to the provisions in the underlying zoning. When utilized in conjunction with the underlying zone, if the provisions of this division are in conflict with the provisions of the underlying zoning district, the provisions of this division shall apply.

(c)

Intent. The intent of the emergency shelter overlay district is to provide for supportive and transitional housing uses on specific properties within the light industrial (I-L) and general industrial (I-G) general plan use designations. Additionally, the further intent of this overlay district is to allow emergency shelters without a conditional use permit or other discretionary permit in accordance with Government Code § 65583. Recognizing the need for available and affordable sites for establishment of emergency shelters and other transitional housing types outside of the traditional locations in commercial districts, the emergency shelter overlay district provides areas and districts for the development of new emergency and supportive housing to be integrated with

commercial and light industrial uses and existing social services throughout the City. The purpose of the designated boundaries (area of applicability) is to maximize the potential for provision of emergency shelter and support services throughout the City of Fontana.

(d)

Definitions.

Emergency shelters. The California Health and Safety Code (§ 50801(e)) defines "emergency shelter" as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay.

Single room occupancy. Typically, a single-room occupancy (SRO) unit is a multiple tenant building that houses one or two people in individual rooms (sometimes two rooms, or two rooms with a bathroom or half bathroom), or to the single room dwelling itself. SRO tenants typically share bathrooms and/or kitchens, while some SRO rooms may include kitchenettes, bathrooms, or half-baths. Most SRO units are small, with a gross floor area of less than 400 square feet. Each dwelling unit is restricted to occupancy by no more than two persons and is offered on a monthly rental basis or longer.

Supportive housing. Under the housing element law, supportive housing is defined as housing with no limit on length of stay that is occupied by a target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (California Health and Safety Code § 50675.14(b)).

Transitional housing. The California Health and Safety Code (§ 50675.2) defines "transitional housing" and "transitional housing development" as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no more than six months. This definition of transitional housing does not encompass all transitional housing facilities, particularly those that operate as group quarters or community care facilities that charge fees rather than rents.

(Ord. No. 1932, § 4(Exh. A), 12-12-23; Ord. No. 1982, § 4(Exh. A), 2-24-26)

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Sec. 30-652. - Administrative site plan review required.¶

Any development proposal within the emergency shelter overlay district shall be subject to an administrative site plan review process pursuant to Article II, Division 10 et seq. of this Code.

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Sec. 30-653. - Emergency shelters.¶

The following standards shall be required for development or establishment of emergency shelters in the ESO district:

The following development standards shall apply.

(1)

Density of residents. The maximum resident density shall be one resident per 150 square feet. Facilities operated independently of the City of Fontana by private organizations or other government, or quasigovernment organizations, shall be limited to a maximum of 50 residents.

(2)

Number of staff. The facility shall be staffed with one staff person per 15 occupied beds and shall be awake during the hours of operation.

(3)

On-site manager. The shelter must have at least one on-site manager at all times during hours of operation.

(4)

Distance requirements. The distance between emergency shelters shall be a minimum of 300 feet. No emergency shelter shall be located within 300 feet of any public park and/or school.

(5)

Security. The emergency shelter shall provide a security plan that ensures the safety of the residents, visitors and employees. The plan shall be reviewed by the Chief of Police or his designee and shall include, but is not limited to, the following:

Color, security surveillance system with recording capability; unless otherwise approved in writing by the Chief of the Fontana Police Department, the security system shall include surveillance cameras capable of recording interior and exterior common areas, in color, 24 hours per day. All recordings shall be retained for a minimum of 30 days.

On-site security guard(s), the number of security guards shall be based on the following ratio of one guard for every ten patrons.

Adequate external lighting shall be provided for security purposes. The lighting shall be stationary, directed away from adjacent properties.

(6)

Laundry facility. The shelter shall provide on-site laundry facilities or services adequate for the number of residents.

(7)

Outdoor activities. Any emergency shelter adjacent to a residential use shall limit outdoor activities to the following hours: 8:00 a.m. to 9:00 p.m. Monday through Sunday.

(8)

Signage. No signs are permitted on the property relating to its use as a shelter for the homeless unless approved in writing by the Planning Director;

(9)

Bathroom facilities. Each emergency shelter shall provide facilities for personal care (i.e., bathroom and shower facilities).

(10)

Toilets. No outdoor toilets are allowed on the site unless during construction or a special event;

(11)

Shelter provider. The agency or organization operating the emergency shelter shall comply with the following requirements:

Staff and services shall be provided to assist residents of the shelter in obtaining permanent housing and income;

A written management plan including, as applicable, provision for staff training, neighborhood outreach, security, screening of residents to ensure compatibility with services provided at the facility, and for training, counseling, and treatment outreach programs for residents;

(12)

Facility layout. Living, dining, and kitchen areas shall be physically separated from sleeping areas.

(13)

Sleeping area. Each emergency shelter shall provide at least 30 square feet of sleeping area per bed.

(14)

Litter and graffiti. The owner/operator shall:

Maintain the exterior of the premises, including signs and accessory structures, free of litter and graffiti at all times;

Provide for daily removal of trash from the premises and abutting sidewalks or alleys within 20 feet of the premises; and

Remove graffiti within 48 hours of written notice from the City.

(15)

Controlled access. The facility and/or the premises shall be accessed by one entrance.

(16)

Property maintenance. The agency shall ensure that the facility is clean and litter-free at all times. The grounds shall be landscaped with materials which are compatible with the surrounding neighborhood and maintained in a trim and weed-free state. The structure shall be painted and maintained such that it is compatible with structures existing in the surrounding neighborhood.

(17)

Facility shall not provide "walk in" services for new or prospective residents. Operators shall strictly enforce a "no walk-in/no walk-out" policy for facility guests and residents. Details regarding the management and enforcement of this policy shall be provided in the facility's operations and management plan, subject to the review and approval of the Planning Director.

(Ord. No. 1708, Exh. A, § 6, 10-28-14; Ord. No. 1982, § 4(Exh. A), 2-24-26)

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Sec. 30-654. - Transitional housing facilities.¶

The following development standards shall apply.

(1)

Establishment. A management plan form shall be obtained, completed in detail, and returned to the City of Fontana's Housing Manager for review and approval. The transitional housing program management plan is a detailed analysis of how an agency intends to operate and maintain a transitional housing facility in accordance with existing City ordinances and the criteria contained in this section.

(2)

Qualifications. The applicant shall be a qualified agency with knowledge, understanding, and demonstrable experience in the operation and management of a transitional housing facility.

(3)

Client screening. The agency should establish a screening process, similar to standard renting procedures, which includes letter(s) of reference, verification of employment, and determination of tenant ability to pay rent. The tenants should agree to participate in the daily maintenance of the transitional housing facility, and in an orientation/training process provided by the facility aimed at promoting their transition toward stability.

(4)

Maximum client stay. Clients should be limited to a maximum stay of six months.

(5)

Rent structure. The facility shall provide transitional housing below the median rent level within the City of Fontana.

(6)

(7)

Agency services. The agency shall identify in the management plan the services which are available to clients off-site, and shall demonstrate the client's ability to transport one's self to the site where services are provided.

(Ord. No. 1708, Exh. A, § 6, 10-28-14; Ord. No. 1982, § 4(Exh. A), 2-24-26)

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Sec. 30-655. - General development standards and design guidelines.¶

(a)

General. The development standards and design guidelines in this division shall be minimum requirements for emergency shelters, supportive and transitional housing type uses. Those standards and guidelines not fully addressed in this section shall be as otherwise stated in the appropriate section(s) of the Fontana Municipal Code, including, but not limited to, Section 30-664 et seq., and Section 30-679 et seq. of this Code.

Table 30-655.A. Lot Dimensions, Building Height and Maximum Intensity

Feature	Standard
Minimum lot size	The minimum lot size shall be 20,000 square feet
Lot dimensions	Minimum width of 150 feet
	Minimum depth of 150 feet
Maximum building height	The maximum building height shall be 100 feet
Maximum lot coverage	The maximum lot coverage shall be 60%
Floor-area ratio (FAR)	The maximum base FAR shall be 0.50

(b)

Building setbacks. All required yard areas (setbacks) shall be clear of all structures and other required site features such as parking areas, loading areas, fire lanes, etc., and shall be landscaped and maintained in a neat, healthy, aesthetically pleasing condition in accordance with the landscaping provisions of this

division. Setback may be increased to provide an appropriate separation between uses in order to protect the public health, safety, and welfare if alternative means of providing separation are not practical.

Table 30-655.B Yard Area-Building Setbacks

Yard	Standard
Minimum front yard setbacks	25 feet
Minimum rear yard setbacks	25 feet
Minimum interior side yard setbacks	15 feet
Minimum corner/street side yard setback	15 feet

(c)

Parking and loading requirements. Off-street parking shall be located at the rear or side of the building, but may be considered elsewhere at the discretion of the Director of Community Development. Visitor parking may be located at the front of the building adjacent to the main entry. Service and loading areas may be located at the sides and rear of the building, except where such building sides are adjacent to a public right-of-way.

(d)

Parking. The following are regulations for off-street parking and loading. They identify required number of parking and loading spaces for all new development projects and those proposing substantial modifications to existing buildings. For all parking and loading-related information or regulations not specifically addressed in this section, refer to Section 30-679 et seq. of this Code.

Table 30-655.C Minimum Number of Parking Spaces Required

Use	Facility Parking	Staff Parking	Guest Parking	Bike Rack	Loading Spaces
Emergency Shelter	1 space per five beds	1 space per employee	1 space per ten beds	5 spaces	1 Truck space
Supportive Housing	1 space per room, family or resident	1 space per employee	1 space per three room, family or resident	5 spaces	1 Van space
Transitional Housing	1 space per room, family or resident	1 space per employee	1 space per three room, family or resident	5 spaces	1 Van space

Parking and access.

Parking lots shall not be the dominant visual element on the site.

Surface parking areas shall integrate trees and landscape improvements to reduce the heat island effect and to promote better visual aesthetics.

Parking lot design shall include water quality storm water facilities consistent with City standards. See Figure 1.

Figure 1

(e)

Fences, walls, and screening. The following are standards and guidelines for fences, walls, and screening.

Table 30-655.D Standards for Fences, Walls and Screening

Location Materials Maximum Height

Within front setback area Solid wall 42 inches

Wrought iron or tubular steel 6 ft.

Within street side setback area Solid wall 8 ft.

Within interior side setback area Solid wall 8 ft.

Within rear setback area Solid wall 8 ft.

Screening of incidental outdoor storage from view of the public right-of-way Solid wall 8 ft.

Notes: (1) All fences and walls shall be finished with decorative material (e.g., stucco, split-face, and or slump stone) when visible from the public right-of-way. (2) All fences and walls shall not interfere with or obstruct the line-of-sight for motorists. (3) Screening walls must meet the design standards of Section (n)(3)(a).

(1)

Fences and walls.

Walls and fencing materials shall consist of wrought iron, tubular steel, stone, stucco, or brick, and shall be compatible with the overall design character/style of the development. The use of chain-link fence and similar materials is prohibited.

Walls and fences shall be integrated with landscaping along the base of the wall or fence.

Wall heights and surfaces shall be articulated with varying facade depths or pilasters to promote architectural interest, and shall include a cap along the top of the wall.

Landscaping shall be used in combination with walls and fences to visually soften blank surfaces and to deter graffiti. Additionally, all walls shall have an anti-graffiti coating to further deter graffiti, to the satisfaction of the City. See Figure 2.

Figure 2

(f)

Landscaping. Those standards and guidelines not fully addressed in this section shall be as otherwise stated in the appropriate section(s) of the Fontana Municipal Code, including, but not limited to, Section 30-664 et seq., of this Code.

(1)

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

(2)

Landscape setbacks along public rights-of-way shall incorporate landscape buffers with undulating and variable height earth-mounding (berms), and/or low walls, preferably in a three-tier planting design.

(3)

Landscaping shall be in scale with adjacent structures, streets, and public spaces, and be sized appropriately when fully grown.

(4)

Landscaped areas should incorporate a three-tiered planting system:

Ground cover and flowering plants;

Shrubs and vines; and,

Trees.

(g)

Site design.

(1)

Courtyards and plazas.

Buildings should be arranged to create opportunities for open space amenities (e.g., plazas, courtyards, outdoor eating areas, etc.).

(2)

Building orientation.

The organization of buildings, parking areas, and landscaping shall recognize the existing characteristics of the site and shall relate to the surrounding development in scale and character.

Buildings should be oriented in a manner that takes advantage of passive solar design.

Buildings shall be oriented to provide a buffer between sensitive uses (i.e. residential, schools, and parks).

(3)

Site elements.

Screening.

Loading areas shall be completely screened from public right-of-way(s) by building placement and/or decorative walls. Landscaping may be used in addition to such building placement and/or walls, but shall not be the sole means of screening. A sight-line analysis shall be taken from public right-of- way(s) to indicate screening of all items.

Trash storage enclosures and outdoor mechanical equipment shall be completely screened from public view.

Roof-mounted and ground-mounted mechanical equipment utilities, storage, and storage areas shall be screened from public right-of-way by a visual barrier (e.g., wall, fence, landscape material, parapet walls etc.) or other approved screening devices. Special consideration shall be given to the screening of roof-mounted equipment on building rooftops that are visible from the public right-of-way. See Figure 3.

Figure 3

(4)

Lighting.

Outdoor lighting plans shall take into consideration the location and potential growth pattern of nearby trees (existing and planned) so that appropriate lighting levels are maintained over time.

Energy efficiency shall be considered through use of proper light location and placement, as well as use of energy-efficient bulbs and/or fixtures.

Lighting fixtures shall include hoods or other design techniques to reduce glare and light pollution, especially along major streets, and to prevent light spillover onto adjacent properties.

Lighting shall be provided in project entryways, walkways, and parking lots to promote safety.

Lighting may be mounted on poles or bollards, affixed to building walls, or placed within paved or landscaped areas. Appropriate materials and construction methods shall be used to ensure proper function of project lighting fixtures.

Decorative light fixtures shall be consistent with the architectural design of the building.

(5)

Architecture.

Mass and scale.

The mass and scale of the buildings shall respect the visual and physical relationship to the adjacent buildings and surrounding sensitive uses. Taller building elements shall be placed towards the center of the site, with lower elements adjacent to surrounding properties.

Buildings shall be stepped back when adjacent to or in close proximity to sensitive uses (e.g. residential, schools, etc.).

Vertical and horizontal offsets shall be provided to reduce the visual bulk of the building.

Building facades.

Building facades shall incorporate architectural elements such as windows, pillars, and wall plane breaks to minimize blank walls, to create visual interest, and to reduce the opportunity for graffiti.

All building elevations, whether front, side, or rear shall be architecturally detailed.

Architectural accents (e.g., cornices, tiles, trim around windows, grooves in building faces, accent band details, bulkheads, etc.) shall be used to create variation along building facades.

Roofs shall be designed as an integral component of building form, mass, and facade. Building form shall be enhanced by sloped or offset roof planes, eave heights, and rooflines.

(Ord. No. 1708, Exh. A, § 6, 10-28-14; Ord. No. 1865, § 8(Att. 2), 3-23-21)

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