FROM:
Planning Department
TITLE:
Title
Master Case No. 25-0019 and Municipal Code Amendment (MCA) No. 25-0007: Fontana Municipal Code amendments to Chapter 30 (Zoning and Development Code) for amendments to multiple sections of the Fontana Municipal Code, Chapter 30 - Zoning and Development Code, to revise signage regulations within the Downtown Core, streamline the approval process for various sign types, and to prohibit feather and yard signs pursuant to the certified General Plan Environmental Impact Report (State Clearinghouse [SCH] No. 2016021099) and Public Resources Code Section 21083.3.
End
RECOMMENDATION:
Based on the information contained in this staff report staff recommends that the Planning Commission adopt Resolution No. PC 2025-____; and, forward the recommendation to the City Council to:
1. Determine that the proposed amendments are consistent with the Fontana General Plan and certified General Plan Environmental Impact Report (EIR) (State Clearinghouse No. 2016021099) and so qualifies for an exemption from CEQA, specifically Public Resources Code 21083.3 and CEQA Guidelines Section 15183 and Section 7 of the Local 2019 Guidelines for implementing CEQA, as the proposed amendments will have no new or more severe significant environmental effects “peculiar to” the Ordinance than discussed in the certified EIR and will have no significant off-site and cumulative impacts not discussed in that EIR as long as all applicable mitigation measures in the certified EIR will be undertaken; and
2. Approve a Resolution recommending that the City Council adopt an Ordinance for Municipal Code Amendment (MCA) No. 25-0007 and amend Chapter 30 of the Municipal Code.
APPLICANT:
City of Fontana
8353 Sierra Avenue
Fontana, CA 92335
LOCATION:
The Downtown Core is comprised of six districts. The boundaries of the Downtown Core are between Foothill Boulevard on the north, Randall Avenue on the south, Juniper Avenue on the east and Mango Avenue on the west. A map of the district is included in Exhibit “A” to Attachment No. 1.
REQUEST:
A Municipal Code Amendment (MCA) No. 25-0007 for amendments to multiple sections of the Fontana Municipal Code, Chapter 30 - Zoning and Development Code, to revise signage regulations within the Downtown Core, streamline the approval process for various sign types, and to prohibit feather and yard signs.
PROJECT PLANNER:
Alejandro Rico, Associate Planner
BACKGROUND INFORMATION:
1. The City of Fontana Zoning and Development Code regulates the development of commercial, industrial, and residential projects. Staff conducts ongoing reviews of the municipal code to determine where language within the code would benefit from updates, clarifications, and/or redefinition to help streamline zoning and facilitate the development process.
2. In 2018, the City adopted the current General Plan, which includes goals and objectives aimed at making a positive visual image of the Downtown Core area through new sign programs to allow attractive, creative signage.
3. In 2019, the City adopted the Form Based Code, which established mixed-use districts throughout the City to encourage residential and commercial uses with a focus on walkability and the pedestrian experience.
4. In 2023, the City amended Chapter 30 of the FMC (“the Zoning and Development Code”) for the Downtown Core Project under the SB2 Grant to focus on creating a more viable area through amendments to the Zoning and Development Code, including signage.
PROJECT DESCRIPTION:
The City initiated Zoning Code Amendment (ZCA) No. 25-002 to update Chapter 30 (Zoning and Development Code) as summarized below; a detailed list of the proposed amendments is provided within Exhibit “A” of the Planning Commission Resolution as referenced in Attachment No. 1.
ANALYSIS:
The amendments to the Zoning and Development code will add regulations for Sign Programs and allow creative signs within the Downtown Core with greater flexibility and streamlined approval. Other signs such as awnings, wall signs, projecting signs, canopy signs being modified to allow flexibility in size and location. The amendments will align with the 2015-2035 General Plan goal of making a positive visual image to the Downtown Core and integrating clear way finding, artistic signage, scaled for the pedestrian visibility to help explore the Downtown area on foot. Clear signage helps to attract local and regional visitors that would help drive economic growth for the city.
Municipal Code Amendment No. 25-0007:
The Zoning Code Amendment will modify the Sign Regulations (Article XII) of the Zoning and Development Code to allow for attractive signage in the Downtown Core. The following is a summary of the sign code amendments:
Although the following sign types referenced below are currently permitted throughout the City of Fontana, including the Downtown Core, the following amendments are intended to provide greater flexibility and a more streamlined approval process to facilitate a dynamic Downtown Core. This Zoning Code Amendment is limited to allowing this type of signage in the Downtown Core where a more expansive and dynamic visual interest is appropriate on a larger scale.
Downtown Core Creative Sign: Creative signs currently allow any deviates from the regulations of the Zoning and Development Code as it relates to signage as long as the signs are creative in design and match or enhance the architecture of the building. Businesses may implement commercial murals, which reflect the imagery of their brand, products or services. The proposed amendment will allow greater enhancements such as façade improvements in close proximity to the area in which the creative sign is located. Businesses have often requested façade modifications with signage to enhance the aesthetics of storefronts but would have to apply for an Administrative Site Plan (ASP) or Design Review Modifications (DRP) for new buildings. ASP’s and DRP’s can often take anywhere from six (6) months to a year to process, require a public hearing and can cost thousands of dollars. Instead, all Downtown Core Creative Signs and façade improvements will require a Design Review Sign application which are reviewed ministerially with no public hearing at a lower cost. High quality electronic signs are permitted for advertising of screenings and live events which are common for movie theaters and event venues. A Minor Use Permit (MUP) will be required for electronic signs to ensure no other types of businesses or unauthorized images are displayed. MUP’s require discretionary action from the Director of Planning with a public hearing. The intent is to limit the impact of electric signs which can be intrusive to a Downtown, if they become too abundant.
Downtown Core Sign Programs: Sign Programs currently allow commercial areas to set their own development standards for signage. This allows shopping centers to have a uniform design to signage which can have signage not permitted in the Zoning Code. This amendment will lower the requirement for commercial sites to have a sign program. Currently, the Zoning Code requires that commercial sites be six (6) acres and must be located on certain streets. The Downtown Core will require that commercial sites must be either at least one acre in size or be made up of a two-story building. Like the Downtown Core Creative Sign, Downtown Core Sign Programs would permit façade changes in close proximity to signage. Electronic signs for screenings and live events will require an MUP, and commercial murals would be permitted. The standards set for all these types of signage must be attractive and compatible with the buildings and area. Lastly, Sign Programs require approval from the Planning Commission, but this amendment for the Downtown Core will only require Planning staff approval with a Design Review Sign Application with no public hearing requirement.
Wall Signs: The most common type of signage that businesses utilize are walls signs. Fortunately, the Zoning Code currently provides flexibility for wall signs throughout the City of Fontana. The Zoning Code allows up to 100 square feet for a wall sign with height limits placed on letters for tenant spaces less than fifty feet (50) in width. Tenant spaces wider than fifty (50) feet do not have this height limit and other areas of the sign do not have any other limitation. Secondary signs are permitted for frontages longer than 100 feet. This has given commercial businesses flexibility in having large wall signs and secondary signs throughout the City. The amendment will allow commercial tenants in the Downtown Core the ability to add a secondary sign regardless of frontage space. Secondary signs are often used to add graphics or slogans which often enhance the design of the frontage. Similar to the signs mentioned above, wall sign applicants have the opportunity to modify facade areas in close proximity to the wall sign to enhance the visual aesthetics of a building.
Downtown Core Projecting Signs: Projecting signs are popular in Downtowns throughout the world. These signs extend from building facades and run vertically. They often have a marquee look with attractive lighting that can make a great impression on the nightlife of an area. The current code only allows a limit of fifteen square feet for this type of signage. This Downtown Core amendment will allow them to be one and a half square feet per adjacent building frontage. However, given their size, Downtown Core Projecting Signs are limited to businesses that are at least 5,000 square feet and have a frontage of at least fifty (50) feet. Downtown Core Projecting Signs must also be located fifty (50) away from each other.
Other changes to the sign requirements:
• Awning Signs
o Current: Allowed 25% square footage of awning area.
o Current: Allowed 25% square footage of awning area.
• Canopy Signs
o Current: Allowed 25% square footage of surface area of canopy.
o Proposed: Allowed one square foot of sign area per each lineal foot of tenant frontage.
• Driveway/on-site traffic directional sign:
o Current: Only allowed on driveways.
o Proposed: Allowed along the right-of-way to help locate parking areas.
• Floor Inlay Sign:
o Current: Must be located within tenant’s parcel.
o Proposed: Allowed in right-of-way with City Engineer approval
• Graphic Project Sign:
o Current: Allowed up to ten square feet.
o Proposed: Allowed up to twenty square feet.
• Roof Sign:
o Current: Not permitted.
o Proposed: Allowed for larger buildings and may only be used to name the local area or building.
• Yard and Feather Signs:
o Current: Permitted.
o Proposed: Not permitted.
California Environmental Quality Act
The proposed amendments in the Ordinance are consistent with the Fontana General Plan and certified General Plan Environmental Impact Report (EIR) (State Clearinghouse No. 2016021099) and so qualify for an exemption pursuant to the from California Environmental Quality Act (CEQA), specifically Public Resources Code 21083.3 and CEQA Guidelines Section 15183, as the proposed amendments in the Ordinance will have no new or more severe significant environmental effects “peculiar to” the Ordinance than discussed in the certified EIR and will have no significant off-site and cumulative impacts not discussed in that EIR as long as all applicable mitigation measures in the certified EIR will be undertaken
MOTION:
Approve staff’s recommendation
ATTACHMENTS:
Attachment No. 1 - Planning Commission Resolution Recommendation for City Council
Attachment No. 2 - Exhibit A to Planning Commission Resolution
Attachment No. 3 - Notice of Determination
Attachment No. 4 - Public Hearing Notice