Division 9 — BUSINESS PARK AND WAREHOUSING DISTRIBUTION OVERLAY DISTRICT—VALLEY BOULEVARD

Figure 1

(a)

Applicability. The provisions of this division may be applied to any property with a general plan land use designation of light industrial use (I-L), and a zoning designation of light industrial use (M-1), that is located on the south side of Valley Boulevard, north of Interstate 10 (I-10), west of Catawba Avenue, and east of Cherry Avenue as identified in Figure 1.

(b)

Relation to underlying zoning. The business park and warehousing distribution overlay district—Valley Boulevard (valley business park overlay) 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, then the provisions of this division shall apply.

(c)

Intent. The intent of the valley business park overlay is to provide for a well-planned and orderly development of business park and warehousing distribution uses on properties within the M-1 zone located on the south side of Valley Boulevard, north of Interstate 10 (I-10), west of Catawba Avenue, and east of Cherry Avenue. The vision of this district is to improve the visual aesthetics along the I-10, Valley Boulevard and other areas and encourage economic growth with business parks and warehouses.

(d)

Valley overlay warehousing distribution definition. For the purpose of this division, the term "warehousing distribution" uses shall mean warehouse/distribution facilities used for the storage and/or consolidation of manufactured goods (and to a lesser extent, raw materials) before their distribution to retail locations or other warehouses. Warehouse/distribution centers are generally greater than 100,000 square feet in size, with a land coverage ratio of approximately 50 to 60 percent, and a dock to high-loading-door ratio of approximately 1:5,000—10,000 square feet. They are characterized by a small employment count due to a high level of automation; significant movement and storage of products, materials, or equipment; truck activities frequently outside of the peak hour of the adjacent street system; and good freeway access. They are further characterized by the presence of third-party logistics companies who are neither the manufacturer of the goods to be distributed nor the end user of the goods, but are rather the independent distributor of such goods.

(e)

Business park definition. For the purpose of this division, the term "business park" means a group of two or more buildings on a single or multiple contiguous parcels of land, that are planned, developed, and operated as an integrated site with shared common areas with special attention given to circulation, parking, utility needs, aesthetics, and compatibility located within the valley business park overlay. The office uses that are permitted are those permitted in the underlying zoning of M-1.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

(a)

General. Any use permitted in the underlying zoning district shall be permitted in the business park and warehousing distribution overlay district—Valley Boulevard, subject to Section 30-647(b).

(b)

Warehousing distribution allowed with a conditional use permit:

(1)

Warehousing, with distribution with high-cube warehouse facilities.

(c)

Prohibited uses:

(1)

Any use not listed in the underlying zoning district or specified in this division are prohibited.

(2)

Other uses deemed incompatible by the director pursuant to Section 30-223.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

An application for a change of zone to establish the valley business park overlay on one or more parcels eligible to receive the overlay, shall be filed with the Planning Division pursuant to Section 30-40 et seq. of this Code.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

Any development proposal within the valley business park overlay shall be subject to a design review or administrative site plan review process pursuant to Article II, Divisions X and XI et seq. of the Zoning and Development Code.

(Ord. No. 1830, § 8(Exh. A), 6-9-20)

(a)

General. The development standards and design guidelines in this division shall be minimum requirements for valley business park overlay 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, Sections 30-520 et seq., 30-664 et seq., and 30-679 et seq. of this Code. When this division provides for discretionary authority on the part of the Director of Community Development, Planning Commission, or City Council, that discretion may be exercised to impose more stringent requirements, if deemed necessary, to accomplish the overall intent/objective of the valley business park overlay.

(b)

Maximum building height.

(1)

The maximum building height shall be 60 feet.

(c)

Maximum lot coverage.

(1)

The maximum lot coverage shall be 60 percent.

(d)

Floor-area ratio (FAR).

(1)

The maximum base FAR shall be 0.55.

(e)

Minimum lot size.

(1)

Lots must be a minimum of one acre.

(f)

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

(1)

The minimum building setback for Valley Boulevard and Cherry Avenue shall be 30 feet.

(2)

The minimum building setback for Poplar Avenue and Beech Avenue shall be 25 feet.

(3)

The minimum building setback for the I-10 Freeway shall be 40 feet.

(4)

The minimum building setback for lots abutting collector streets shall be 20 feet.

(5)

The minimum building setback for local streets shall be 15 feet.

(6)

The minimum building interior building setback shall be 20 feet for property lines adjacent to parcels with residential uses including nonconforming residential uses. There shall be no other interior setback requirements.

(7)

These setback requirements 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.

(g)

Parking and drive aisle setbacks (landscape setback area).

(1)

The minimum landscape setback for Valley Boulevard and Cherry Avenue shall be 30 feet.

(2)

The minimum landscape setback for the I-10 Freeway shall be ten feet.

(3)

The minimum landscape setback for Poplar Avenue and Beech Avenue shall be 25 feet.

(4)

The minimum landscape setback for lots abutting collector and local streets shall be 20 feet.

(5)

These setback requirements 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.

(6)

Interior landscape setback:

a.

Interior landscape setbacks for lots adjacent to residential uses, including nonconforming, shall be ten feet.

b.

Other interior landscape setbacks shall be five feet.

(h)

Parking location and buffering. The placement of buildings and parking lots should emphasize the attractive designs of buildings with less emphasis on parking lots. Off-street parking shall be buffered from the right-of-way through landscaping and building placement. Furthermore, visitor and/or employee 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, and must be completely screened when located adjacent to a public right-of-way.

(i)

Parking and loading requirements. 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 Article XI et seq. of this Code.

(1)

General parking and loading requirements.

a.

Methods of calculation.

Multiple uses. If more than one use is located on a site, the total number of required off-street parking and loading spaces shall be the sum of the requirements for the various uses computed separately. If individual uses on the same site have a floor area less than that for which loading spaces would be required, then the total gross floor area of all uses on the site or lot shall be used in determining the required number of loading spaces.

Fractional number. Whenever the computation of the required number of off-street parking or loading spaces results in a fractional number, one additional space shall be required for a fraction of .5 or more, but shall not be required for a fraction of .4 or less.

b.

Off-site location. Required off-street parking spaces shall be located on the same parcel as the use that they are intended to serve, unless reciprocal parking, shared parking or access agreements are recorded between multiple parcels on the same site.

(2)

Required number of parking spaces.

a.

Each land use shall provide the number of off-street parking spaces indicated in Table 1—Parking Requirements by Land Use, except as otherwise may be determined by the Director of Community Development per Section 30-663(i)(1)(b) above.

Table 1

Parking Requirements by Land Use

Motor Vehicle Spaces (Minimum #) per GFA-Gross Floor Area

Distribution and Warehousing Uses

Vehicle Parking:

1 space/1,000 sq ft GFA for the first 20,000 sq ft;

1 space/2,000 sq ft for the second 20,000 sq ft;

1 space/5,000 sq ft for the portion over 40,000 sq ft;

No additional spaces if office area is less than 10% of total building square footage.

Trailer Parking:

1 trailer space 12 feet x 52 feet for every four bay doors for buildings 199,999 square feet and smaller (round up to nearest whole number).

1 oversized trailer space (12 feet x 52 feet)/5,000 sq. ft. GFA* for buildings 200,000 square feet and larger for the entire building square footage;

Parallel parking for trailers (12 x 80 feet) may be utilized as required trailer parking for up to 25 percent of required spaces when demonstrated as usable trailer parking.

The area in front of the bay doors and knock out doors shall not be utilized as required trailer parking.

*Truck docks and knock out doors shall not be included in this calculation.

Business Park Valley Boulevard and Office Uses

Vehicle Parking:

1 space/250 sq ft GFA

(3)

Required number of loading spaces.

a.

Each land use shall provide the number of loading spaces indicated in Table 2—Loading Space Requirements. Requirements for uses not specifically listed shall be determined by the Director of Community Development based upon the requirements for comparable uses and upon the particular characteristics of the proposed use. For other standards (e.g., size of loading spaces, location, turning radius, etc.), refer to Section 30-679 et seq. of this Code.

Table 2

(Tractor trailer loading spaces shall be a minimum of 12 feet wide by 70 feet long with a minimum 14 feet clearance.)

(j)

Fences, walls, and screening. The following are standards and guidelines for fences, walls, and screening. Fences, walls, and screening must meet the aesthetic requirements of Section 30-663(n)(3)(a) below.

(1)

Heights.

a.

Front setback area: Solid fencing/wall shall not be allowed to go above a maximum height of 42 inches.

b.

Side and rear setback areas: Solid fencing/wall may not exceed eight feet in height when located behind the required front, side or rear yard, and may not exceed three and one-half feet in height when located in any required setback adjacent to a street.

c.

Screening walls: Refer to Table 3.

Table 3

(2)

Electric fences, barbed wire fencing, chain link, wood and/or similar fencing are prohibited.

(3)

Fences and walls shall be compatible in terms of design and materials with the main structures on the site.

(4)

Roof-mounted and ground-mounted mechanical equipment, utilities, storage, and solid waste storage areas shall be screened from adjoining properties and public rights-of-way by a visual barrier (e.g., wall, fence, landscape material, etc.) to the satisfaction of the Director of Community Development.

(k)

Screening loading bays and storage areas.

(1)

All loading bays shall be completely screened and a sight-line analysis shall be taken from public right-of-way(s) to demonstrate such screening of all bays. Such analysis shall at a minimum contain a site plan and cross section graphics demonstrating the line of sight from the right-of-way to the loading areas at six feet above the right-of-way surface at three points: The centerline of the right-of-way and the property lines on either side of the right-of-way. The graphics shall be to scale, fully dimensional, and contain all building elevations, berms, walls, landscaping, setbacks, fences, and other structures as they are being proposed to be built.

(2)

All incidental storage of materials, including trucks, shall be screened from adjoining properties and public rights-of-way by a visual barrier (e.g., wall, fence etc.) to the satisfaction of the Director of Community Development. Furthermore, such storage shall not be located on any required parking area.

(3)

Walls and fences must meet the design criteria of Section 30-663(n)(3)(a).

(l)

Building orientation.

(1)

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

(2)

Placement of the industrial buildings shall provide the most aesthetic public views and de-emphasize parking areas. Open work areas shall be located away from public views.

(m)

Landscaping.

(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.

(n)

Design guidelines. The design guidelines in this subsection shall apply to all warehousing distribution and business park projects within the valley business park overlay. Those design guidelines not fully addressed in this section shall be as otherwise stated in the appropriate section(s) of this Code, including, but not limited to, Section 30-479 et seq., Section 30-520 et seq., 30-664 et seq., and Section 30-679 et seq. of this Code. For the purposes of creating an attractive aesthetic environment, buildings are assumed to be fronting the I-10 Freeway with an attractive design.

(1)

Site design.

a.

Site layout.

The layout shall emphasize enhancing the visual aesthetics along the I-10 Freeway by having business parks and warehouses fronting the I-10 Freeway. The Director may allow loading dock areas to front the I-10 Freeway with the following findings:

i.

The guidelines related to fences and walls in Section 30-663 are met.

ii.

The designs of the screening of fences and walls enhance the visual aesthetics of the site.

The arrangement of multiple buildings and associated circulation, and parking areas should reflect a well-organized site plan.

Site development may utilize variations on building placement and landscaping when located near a public street.

b.

Accessory structures.

The design and location of accessory buildings (e.g., security kiosks, maintenance buildings, and outdoor equipment enclosures) shall be incorporated into and be compatible with the overall design of the project and the main buildings on the site.

With the exception of security kiosks, accessory buildings shall be located as far back from the front and street side yard setback area as possible.

Sea/train-type metal containers are prohibited.

Incidental outdoor storage, work, and loading areas shall be incorporated within the building design and located to the rear or side of buildings unless such building side(s) are adjacent to a public street where it would be prohibited.

c.

Courtyards and plazas.

Buildings should be arranged to create opportunities for open space amenities (e.g., plazas, courtyards, outdoor eating areas, etc.). See Figure 2.

Figure 2

(2)

Building orientation.

a.

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.

b.

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

c.

Buildings shall be oriented to provide a buffer between sensitive uses (i.e. residential, schools, parks, and medical facilities) and outdoor work areas, loading, and incidental storage.

(3)

Site elements.

a.

Fences and walls.

Walls and fencing materials shall consist of decorative 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. See Figures 3 and 4.

Figure 3

Figure 4

Chain link fences, wood fences, electric fences, razor and barbed wire fences are 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 5.

Figure 5

b.

Screening.

Loading bays and service areas shall be completely screened from public right(s)-of-way 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(s)-of-way to indicate screening of all items. The design standards in Section 30-663 must be met.

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

Roof-mounted equipment shall be screened from public view through use of parapet walls 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 6.

Figure 6

c.

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.

Truck and truck trailer parking areas shall incorporate lighting to increase real and perceived security.

(4)

Parking and access.

a.

Parking.

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.

Large parking lots (usually over 100 spaces) shall be divided into multiple, smaller areas and provided with canopy trees located throughout the parking area to reduce the effects of heat and the visual impacts of large parking areas.

Parking lot design shall include water quality storm water facilities consistent with City standards. See Figure 7.

Figure 7

b.

Access.

The use of common (shared) access points and driveways is required for all service and loading areas pursuant to Traffic Engineering's Standard Plan No. 701 Access Management Requirements, to reduce curb cuts along streets. Additionally, placement of vehicle access points close to building entries shall be avoided to minimize pedestrian and vehicular conflicts.

Entry drives shall be clearly marked by special features, (e.g., enhanced paving, prominent landscape features, low-level decorative walls, and well- designed monument-type signs). See Figure 8.

Figure 8

(5)

Architecture.

a.

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. See Figure 9.

Every building shall have a celebrated entry at the entrance of the building which shall include elements such as up lighting, tall landscaping, and/or architecture elements accentuated at the entry of the building.

Figure 9

b.

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. See Figure 10.

Figure 10

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. See Figure 11.

Figure 11

c.

Colors and materials.

Colors and materials for all structures on-site should consist of earth tones. Use of different colors and materials or textures is strongly encouraged.

Building materials shall be durable and able to withstand long-term exposure to the elements.

Large expanses of smooth material (e.g., concrete) shall be broken up with expansion joints, reveals, or changes in texture and color.

(6)

Landscaping.

a.

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

b.

Landscaped areas should incorporate a three-tiered planting system:

Ground cover and flowering plants;

Shrubs and vines; and,

Trees.

c.

Development on corner lots shall be enhanced with a combination of specimen trees, accent plantings, upgraded perimeter wall surfaces, hardscape treatments and landscape lighting adjacent to the street intersection.

d.

Drought-tolerant and low-maintenance trees, vines, and groundcovers shall be used on-site. Drip irrigation systems shall be installed to ensure the highest possible level of water conservation.

e.

Setbacks adjacent to sensitive uses shall include dense landscaping to provide visual screening and noise attenuation.

f.

Landscaped berms along site edges shall be used to screen parking, loading and service areas and to serve as a sound reduction measure. See Figure 12.

Figure 12

g.

Surface parking lots shall be well-landscaped to reduce heat island effect and visually reduce the expanse of paved area.

h.

Pervious paving materials are strongly encouraged for sidewalks, pathways, and parking lots or other paved surfaces on-site.

i.

An automatic irrigation system using current equipment and technology shall be provided for planted areas.

j.

Run-off retention and on-site water filtration/stormwater treatment features and bioswales should be a part of the overall landscape design, and can also serve as buffering methods for adjacent businesses. See Figure 13.

Figure 13

k.

Trees shall be selected and placed to provide canopy and shade for walkways, pedestrian open spaces, and parking areas.

l.

Tree and shrub planting shall be in large masses.

m.

Plant material selected shall be suited to the specific soil and micro climatic conditions.

(Ord. No. 1830, § 8(Exh. A), 6-9-20; Ord. No. 1865, § 8(Att. 2), 3-23-21)