FROM:
Planning Department
SUBJECT:
Title
Master Case No. 26-0046 and Municipal Code Amendment No. 26-0005: Fontana Municipal Code amendments to Chapter 30 to modify multiple sections of the Zoning and Development Code to revise the Auto Center Overlay boundary map to reflect previously approved changes, provide additional time for certain entitlements and administrative approval processes, address frontage coverage requirements for nonconforming sites in the Form-Based Code zoning districts, address driveway paving and access requirements for garages and parking facilities, and modify parties authorized to approve home-based businesses., pursuant to a categorical exemption from the California Environmental Quality Act (“CEQA”) in accordance with CEQA Guidelines Sections 15060(c), 15378, and 15061(B)(3).
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RECOMMENDATION:
Recommendation
Open the public hearing, receive public testimony, close the public hearing and by motion:
1. Find that the adoption of the proposed ordinance is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Sections 15060(c), 15378, and 15061(B)(3) (the common-sense exemption), and Sections No. 3.01, 3.22, and10.59 of the 2019 Local Guidelines for Implementing CEQA.
2. Read by title only and waive further reading of and introduce Ordinance No. 1998 entitled: “An Ordinance of the City Council of the City Of Fontana, California, amending multiple sections of the Fontana Municipal Code to extend design review and conditional use permit entitlement periods and clarify related administrative approval requirements; update the authorization of home occupation permits to include manufactured homes; revise the Auto Center Overlay boundaries map consistent with previous approvals; update the driveway and drive aisle paving and dimensions; and implement parking lot, driveway, and drive aisle paving specifications, pursuant to a Categorical Exemption in accordance with CEQA Guidelines Sections 15060(C), 15061(B)(3), and Section 15378, and directing staff to file a Notice of Exemption.”
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COUNCIL GOALS:
• Promote economic development by pursuing business attraction, retention, and expansion.
• Promote economic development by establishing a quick, consistent development process.
DISCUSSION:
The City of Fontana’s 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, clarification, redefinition, or additions to help streamline and facilitate the development process and commercial business activity.
On October 6, 2026, the Planning Commission considered a request for an amendment to Chapter 30 regarding Municipal Code Amendment No. 26-0005. The Planning Commission voted unanimously to approve a resolution recommending that the City Council approve the proposed ordinance.
PROJECT DESCRIPTION
Municipal Code Amendment No. 26-0005 provides updates to Section 30 (Zoning and Development Code) as described below. A detailed list of the proposed amendments is provided within Exhibit “A” of the Ordinance.
ANALYSIS
The request includes the following modifications:
Auto Center Overlay Map - The Auto Center Overlay planning area boundaries were amended in 2022. The map graphic delineating the planning areas adopted at the time is unclear. Therefore, the requested modification is to clean up the map graphic to ensure clarity.
Entitlement Timing & Process - Currently, entitlements are allowed up to a two-year time extension beyond the time granted by the original approval. The requested amendment would allow for extensions of up to three years, which would grant additional time for the applicants/developers to vest the entitlements. Additionally, the requirement that the Director of Planning forward to the Planning Commission administratively approved amendments to design review entitlements has been omitted as a streamlining measure.
Frontage Coverage Requirements in Form-Based Code Zone - Non-conforming buildings and sites are required to comply with the development standards in the underlying zoning district when remodeling and reconstructing. The requirement for frontage coverage in the Form-Based Code zoning district requires that at least 50% of the site adjacent to the front property line be covered by buildings. However, this requirement can be prohibitive to sites with existing development looking to remodel or reconstruct buildings. Therefore, the modification exempts certain sites from the frontage coverage development standards and instead imposes alternative screening requirements.
Garage and Parking Facility Width and Paving Requirements - The proposed modification includes the addition of clarifying language for the requirement that all drive aisles and driveways are to be paved. Additionally, the proposed amendment includes changes to drive aisle and driveway width requirements in alignment with current Fire Department requirements for access for emergency access.
Parties Authorized to Approve Home-Based Businesses - There are several standards and requirements applicable to home-based businesses, including the requirement for authorization by the property owner if the business is to be conducted on a property that is being rented or leased. The proposed modification would allow the owner of a manufactured home to submit the authorization, which will assist in the case of residents who own a manufactured home that is located on leased land.
In summary, the proposed amendments will provide for flexibility and streamlining of the City’s Zoning and Development Code to facilitate desirable development within the City.
ENVIRONMENTAL REVIEW:
The proposed ordinance is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Sections 15060(c), 15378, and 15061(B)(3) (the common-sense exemption), and Sections No. 3.01, 3.22 and 10.59 of the 2019 Local Guidelines for Implementing CEQA, in that the ordinance is covered by the rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and also by the common sense exemption which provides that, where it can be determined with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The proposed amendments are minor in nature and do not have the potential for causing significant impacts on the environment; therefore, the exemptions are appropriate.
ATTACHMENTS:
Attachment No. 1 - Ordinance
Attachment No. 2 - Planning Commission Packet
Attachment No. 3 - Planning Commission Minutes
Attachment No. 4 - Public Hearing Notice
FISCAL IMPACT:
None.
MOTION:
Accept staff’s recommendation