Fontana Municipal Code Div. 2 Development Policies

This section establishes general development policies for all commercial and mixed-use development. These policies are derived from the general plan and serve three primary purposes: to assure commercial and mixed-use development is consistent with all elements of the general plan and other adopted plans, to assure development is adequately served by public services and facilities, and to assure public health and safety concerns are addressed in the development process.

The policies are to be used in conjunction with the commercial and mixed-use development standards specified in Division 4 and the design guidelines outlined in Division 7. No project may be approved unless it conforms to the requirements of this section.

All projects must be consistent with the following plans:

(1) All elements of the general plan;

(2) The San Bernardino County Hazardous Waste Management Plan; and

(3) Applicable specific plans.

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.

(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.

(a) Public transportation. New development shall provide public transit facilities such as bus stops, bus shelters or transit turnouts where appropriate as determined through consultation with the appropriate transit authority. Where a new development will impact an adjacent, off-site transportation facility such as a bus stop, ride share parking lot, or multi-modal transportation facility, the project proponent shall contribute a fair share of the funds necessary to construct and/or maintain the facility.

(b) Developer impact fees. One-time public improvement costs related to the expansion of public facilities or services necessary to serve a development shall be the responsibility of the developer.

(a) Energy resources. New projects shall be encouraged to incorporate passive and active solar systems into site and building design.

(b) Topography. Significant topographic features shall be preserved. No grading or development shall be permitted on hilltops. Views to the San Gabriel, San Bernardino and San Jacinto Mountains, and Jurupa Hills shall be protected.

(a) Emergency access. Access for emergency vehicles shall be incorporated into project design.

(b) Fire hazards. Projects constructed within or adjacent to areas identified in the general plan safety element as "fire prone areas" shall incorporate fire breaks into site design. Fire management plans will also be required in fire prone areas.

(c) Geologic hazards.

(1) Geologic reports shall be required for development on properties lying within an Alquist-Priolo Special Studies Zone. The development must incorporate site and design features recommended in the geologic study.

(2) In the San Gabriel Mountains and Jurupa Hills, no grading shall be permitted on hill slopes in excess of 15 percent. On all other slopes in excess of 15 percent, no grading shall be permitted unless detailed geologic studies are prepared to show that hill slopes can be stabilized.

(d) Corner cut-off. The provisions regarding unobstructed visibility shall be required to follow the engineering standards for sight triangle requirements, and shall be in compliance with all applicable standards of this chapter to ensure a clear sight triangle.

(Ord. No. 1865, § 8(Att. 2), 3-23-21)