FROM:
Planning Department
SUBJECT:
Title
Master Case No. (MCN) 26-0004; Specific Plan Amendment (SPA) No. 26-0001; Conditional Use Permit (CUP) No. 26-0001; Conditional Use Permit (CUP) No. 26-0002; Conditional Use Permit (CUP) No. 26-0003; Conditional Use Permit (CUP) No. 26-0011 and Design Review (DR) No. 26-0002: a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses, a request to establish a gas station; a request to establish an Alcoholic Beverage Control (ABC ) Type 20 (Beer & Wine, Off-Sale) license for a proposed convenience store as part of the gas station; a request to establish an Alcoholic Beverage Control (ABC) Type 21 License (General, Off-Sale), and Type 86 ABC License (Sampling) for a proposed grocery store, a request to establish a drive-through use for a standalone building within the proposed retail shopping center; a request to establish a drive-through use for a portion of a multi-tenant building, and a request for site and architectural review of a commercial shopping center, on an 11.55 acre parcel, located at APN: 1107-262-07, and -65, pursuant to an addendum to the Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400).
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RECOMMENDATION:
Recommendation
1. Adopt Resolution No. 2026-077, a Resolution of the City Council of the City of Fontana approving, pursuant to an Addendum to the Environmental Impact Report for the Ventana at Duncan Canyon Specific Plan (SCH No. 2021100400), Conditional Use Permit No. 26-0001 to establish a gas station and alcoholic beverage control type 20 beer and wine off-sale license for the convenience store as part of the gas station, Conditional Use Permit No. 26-0002 to establish an Alcoholic Beverage Control Type 21 general off-sale license and an Alcoholic Beverage Control Type 86 sampling license for a proposed grocery store, Conditional Use Permit No. 26-0003 to establish a drive-through use for a standalone building, Conditional Use Permit No. 26-0011 to establish a drive-through use for a suite as part of a multi-tenant building, and approving Design Review Permit No. 26-0002 for development of a new 98,783 square foot retail shopping center and associated site improvements on approximately 11.55 gross acres located on the southwest corner of Duncan Canyon Road and John Previti Avenue, identified as Assessor’s Parcel Numbers 1107-262-07 and -65; and
2. Read by title only and waive further reading of and introduce Ordinance No. 1996, an Ordinance of the City Council of the City of Fontana approving, pursuant to an Addendum to the Environmental Impact Report for the Ventana at Duncan Canyon Specific Plan (SCH No. 2021100400), Specific Plan Amendment No. 26-0001 to add gas station and drive through uses as conditionally permitted uses to Planning Area 4 of the Ventana at Duncan Canyon Specific Plan; and that the reading of the title constitutes the first reading thereof.
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COUNCIL GOALS:
• Promote economic development by concentrating on job creation.
• Promote economic development by pursuing business attraction, retention, and expansion.
• Enhance the local environment for future generations and create a healthy economic and environmental future by creating neighborhoods that are attractive, safe and convenient for walkers and bicyclists.
DISCUSSION:
Background:
The project was considered by the Planning Commission at a duly noticed public hearing on June 16, 2026. Prior to the public hearing, a memo was submitted to the Planning Commission which modified Condition No. 27 for Design Review 26-0002. The memo also included a request from the applicant to remove conditions 65 and 70 of Design Review 26-0002; staff‘s recommendation was to retain the conditions as originally written. The applicant agreed to all conditions of approval except for conditions 65 and 70. Upon conclusion of the public hearing, the Planning Commission voted 3-0 to adopt Resolution PC No. 2026-023, thereby forwarding a recommendation of approval to the City Council, retaining the conditions as recommended by staff.
Public Comment:
A public comment received on the project has been attached as Attachment 6.
Project Description/Analysis:
The applicant, The Previti Group., is requesting that the Planning Commission review and approve Specific Plan Amendment No 26-0001, a request to amend the text of Planning Area 4 of the Ventana Specific Plan to add gas stations and drive-throughs as conditionally permitted uses in Planning Area 4 of the Ventana Specific Plan, approve Conditional Use Permit No. 26-0001 to establish a gas station and new Type 20 (Beer & Wine, Off-Sale) Alcoholic Beverage Control License (ABC) for the convenience store as part of the gas station; approve Conditional Use Permit No. 26-0002 to establish a Type 21 ABC License and a Type 86 ABC License for a proposed grocery store; approve Conditional Use Permit No. 26-0003 to establish a drive-through use for a standalone building within the proposed retail shopping center; approve Conditional Use Permit No. 26-0011 to establish a drive-through use for a portion of a multi-tenant building, and approve Design Review No. 26-000 for site and architectural development of new commercial shopping center and associated site improvements on approximately 11.55 total acres. This commercial project is Part 2 of the overall Planning Area 4 development; Part 1 was previously approved by the Planning Commission in February of 2026 for multi-family residential development.
Specific Plan Amendment No. 26-0001
The applicant is requesting approval to amend text in Planning Area 4 of the Ventana at Duncan Canyon Specific Plan to add gas stations and drive-throughs as conditionally permitted uses within Planning Area 4. Currently, gas stations and drive-throughs are prohibited uses within Planning Area 4. Gas stations and drive-throughs are reasonable uses to add to Planning Area 4 because Planning Area 4 is located at the southwest corner of Duncan Canyon Road and John Previti Avenue, which is in close proximity to the I-15 freeway. This will attract residents and other visitors to the commercial center which will support the local economy. Allowing gas stations and drive-throughs as conditionally permitted uses will also allow the city to regulate the land uses by adding conditions of approval.
Conditional Use Permit No. 26-0001
The applicant is requesting approval to establish a gas station as a conditionally permitted use within the proposed retail shopping center project and to establish an Alcoholic Beverage Control (ABC) Type 20 (Beer & Wine, Off-Sale) license for the proposed convenience store as part of the gas station. The shopping center is located within Census Tract 20.39 which allows four off-sale ABC licenses. Currently there are no existing ABC licenses of any kind within this census tract. There are conditions attached in “Exhibit A” relating to the ABC license to ensure that the use will operate in a manner consistent with performance standards established for such uses in the city.
Conditional Use Permit No. 26-0002
The applicant is requesting approval to establish an Alcoholic Beverage Control (ABC) Type 21 (General, Off-Sale), and a Type 86 (Sampling) license for a proposed grocery store within the retail shopping center. The shopping center is located within Census Tract 20.39 which allows four off-sale ABC licenses. Currently, there are no existing ABC licenses of any kind within this census tract. There are conditions attached in “Exhibit B” relating to the ABC license to ensure that the use will operate in a manner consistent with performance standards normally for such uses in the city.
Conditional Use Permit No. 26-0003
The applicant is requesting approval to establish a drive-through use for a standalone building within the proposed retail shopping center. The proposed use for this building will potentially be a fast-food drive-through restaurant. Regarding the drive-through lane, the layout of the site is designed to create the best possible flow and maximum of queuing of vehicles possible to maximize the potential impact of stacking onto adjacent properties or public roads. The dual drive-through lane includes enough space to fit approximately 41 cars within the drive-through lanes alone; this exceeds the minimum code requirement of a minimum 12 cars. In the event that there is an overflow of vehicles, the City of Fontana Traffic Department reviewed and approved a Traffic Queuing Study which entails a grand opening and high-volume contingency plan. The plan requires the restaurant to deploy staff to direct traffic and implement face-to-face ordering for high volume times.
Conditional Use Permit No. 26-0011
The applicant is requesting approval to establish a drive-through use for a suite that is part of a multi-tenant building within the proposed retail shopping center. The proposed use for this building will potentially be a coffee shop. Regarding the drive-through lane, the layout of the site is designed to create the best possible flow and maximum of queuing of vehicles possible to maximize the potential impact of stacking onto adjacent properties or public roads. The drive-through lane includes enough space to fit approximately 12 cars within the drive-through lane alone; this meets the minimum requirement of a minimum 12 cars. In the event that there is an overflow of vehicles, the City of Fontana Traffic Department reviewed and approved a Traffic Queuing Study which entails a grand opening and high-volume contingency plan. The plan requires the restaurant to deploy staff to direct traffic and implement face-to-face ordering.
Design Review (DR) No. 26-0002
The applicant is requesting site and architectural review and approval for development of a commercial parcel within Planning Area 4 of the Ventana at Duncan Canyon Specific Plan. The proposed Project consists of retail shop buildings and an anchor grocery store building.
Project Data:
A. Site Area: Approximately 11.55 acres
B. Building Analysis:
Anchor Grocer: 57,185 square feet
Restaurant: 3,801 square feet
Retail Shops: 36,340 square feet
Gas Station/Store: 1,457 square feet
Total: 98,783 square feet
C. Parking Analysis:
Required: 474 spaces
Proposed: 479 spaces
Site Plan and Architecture:
The new retail shopping center will be located within buildings totaling 98,783 square feet. The applicant proposes a Tuscan style of architecture for the buildings with an exterior neutral earth tone palette scheme, with dark brown, burgundy, and green accents to be used for awnings. The architectural style includes smooth stucco exterior, decorative wrought iron elements, exterior light fixtures, stone veneer, concrete roof tiles, and vinyl windows.
The Project includes associated on and off-site improvements including parking spaces, new landscaping, enhanced entry paving and lighting, curb, gutter, sidewalks, and utilities related to the Project.
The Project Site is physically suitable in size and shape to support the development of the proposed retail shopping center. Applicable building codes, zoning codes and fire codes and standards will be met and make for a safe, attractive, and well-designed Project. The Project incorporates safety measures for automobiles and pedestrians in the area.
Grading and Walls:
The project site is vacant, undeveloped and relatively flat. The existing drainage pattern flows from the north to the south. An underground water catch basin system will be constructed for the Project.
The project plans include a six-foot high perimeter stucco wall on the western property side (Freeway side), a perimeter retaining wall with a tubular steel guardrail along the northern property line, a combination of 6-foot high tubular steel fence and retaining walls along the southern property line, and a combination retaining wall with tubular steel guardrail on certain portions along John Previti Avenue.
Site Access/Circulation/Parking:
Site access will be provided from Duncan Canyon Road and John Previti Avenue. One driveway will be provided off of Duncan Canyon Road, and two (2) driveways will be provided off of John Previti Avenue. Pedestrian path of travel throughout the site will be provided through marking crossings and sidewalks. Additionally, a paved path with landscaping and trellises will be provided east and west through the central portion of the site leading to the grocery store.
The project site is physically suitable in size and shape to support the development of the proposed commercial project. Applicable building codes, fire codes and standards will be met and will make for a safe, attractive, and well-designed project. The project design incorporates safety measures for automobiles and pedestrians in the areas.
Environmental:
Pursuant to CEQA Guidelines sections 15162 and 15164, a lead agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section including15162 calling for preparation of a subsequent EIR have occurred. The proposed changes were evaluated in light of the standards for subsequent environmental review outlined in Public Resources Code Section 21166, CEQA Guidelines Section 15162 and the City of Fontana’s 2019 Local Guidelines for Implementing CEQA. Based on this evaluation, it was determined that the FEIR fully analyzed and mitigated where feasible, all potentially significant environmental impacts, if any, that would result from the Project. Additionally, none of the conditions described in Section 15162 have occurred and as a result, an Addendum to the Ventana Specific Plan Final EIR (SCH No. 2021100400) is the appropriate document to evaluate the proposed Project.
The Ventana Specific Plan Final Environmental Impact Report (SCH No. 2021100400) and addendum are available for review at:
<https://fonopengislayers.fontana.org/WebLink/Browse.aspx?id=1887364&dbid=0&repo=FontanaRecords>
A Notice of Determination has been prepared and will be filed in the County Clerk and the State Clearinghouse within five (5) working days of the approval of the Project.
FISCAL IMPACT:
None.
MOTION:
Approve staff’s recommendation.
ATTACHMENTS:
Attachment No. 1 - Resolution for Design Review and Conditional Use Permits
Attachment No. 2 - Ordinance for Ventana Specific Plan Amendment
Attachment No. 3 - Planning Commission Packet
Attachment No. 4 - June 16, 2026 PC Minutes
Attachment No. 5 - Public Hearing Notice
Attachment No. 6- Public Comment