In an area that totals about 900 parcels of land, lying just north of the I-10 Freeway, sits mostly a commercial and industrial area that in a few years time, and with a concerted effort by both city and property owners, will become one of Fontana’s greatest economic forces.
About Valley Boulevard
Valley Boulevard is located just north of the I-10 Freeway and currently generates approximately $3 million in tax revenue.
At one time, a majority of the property on Valley Boulevard fell under San Bernardino County jurisdictions. As the area was gradually annexed by the City of Fontana, the property o
wners found that Fontana’s municipal codes were varied from that of the County. Making the necessary changes to properties in order to become compliant with Fontana’s code, and bring in revenue, proved to be difficult for many. As a result, the stakeholders, (the property or business owners), approached the City with a request that they work together to find a way for the businesses to continue to operate while making property modifications.
The timing of the request was fortunate. Thanks to other plans for infrastructure improvements, Fontana has also been working with neighboring cities to earmark state and federal funding to be used to improve traffic flow with the I-10 Corridor Improvement Project. The project includes a series of overcrossings at Cypress Avenue, Citrus Avenue, and Cherry Avenue. Each pass begins at Valley Boulevard, crosses over the I-10 Freeway, and ends at Slover Avenue.
I-10 Overcrossings
In 2005, the County of San Bernardino, in collaboration with the cities of Colton, Fontana, Ontario, Rialto, as well as Caltrans, and Sanbag, prepared an analysis of the I-10 Corridor. In the report, it was noted that the I-10 Freeway is an underutilized area.
“The general sentiment has been that due to the aesthetic, land use and circulation issues facing the Corridor, the opportunities available to attract new investors are not being capitalized upon,” the study noted.
The resulting I-10 Corridor Vision Statement looked to address the issues at hand by highlighting the importance of creating a focused area that enhances the quality of life along the corridor.
“The Corridor will thrive because of its efficient circulation facilities, the economic vitality of freeway-adjacent businesses, and the consistently high aesthetic quality of buildings, streetscapes, and landscape treatments,” notes the Vision Statement.
“Realistically,” states the report, “the way that a community looks from the freeway will often influence whether or not investors are inclined to seek business opportunities there.”
On Valley Boulevard, the improvements being made by the Corridor project will combine with the enhancements to properties and a new outline for future development that will benefit all.
The Overlay Ordinance
An overlay ordinance establishes targeted use regulations and development standards for specific areas that are not detailed in the current municipal code. They are integrated to redefine existing ordinances and give a clear image for the future development in an area.
Fontana has several overlay districts to include an activity center overlay district; medical center overlay district; downtown overlay district; utility corridor overlay district; hillside overlay district; and probably the most well known, the auto center overlay district.
Fontana Nissan was one of the first dealerships to sign on at the new Auto Center off of the 210 Freeway.
Development standards and design guidelines that are often targeted in an overlay ordinance include sign and site advertising regulations, landscaping, use regulations, building setbacks, and other items.
In regards to Valley Boulevard, stakeholders have gathered together with the city to discuss the proposal for the overlay. Representatives at meetings have included local businesses and property owners, council members, Planning Commissioners, planning department staff, public works staff, and a representative from the Fontana Police Department’s Crime Prevention through Environmental Design (CPTED) program.
Seemingly, the hotter topics are the removal of blight, the improvement of streets, landscaping, safety, and water features. With the area being so diverse and the majority of the property being commercial in nature, the final outcome and overall theme of the area will be greatly influenced by the results of what the stakeholders have said are major or minor concerns.
“We want both a short term fix and long term vision,” explained a participant.
“People will use an urban environment as long as they feel safe and comfortable. How industrial areas are handled is different than urban mixed areas,” added another.
Groups will continue to meet in stages over a period. The resulting reports will in turn help the Planning Department to generate a proposal for City Council to review and hopefully adopt.
When will the overlay be ready for Council Review?
Kaiser Permanente: a model for community design
The goal is to have a draft overlay ordinance to the Council by end of summer, 2009. In the meantime, construction at Cypress Avenue is already under way. Kaiser Permanente, a long time Valley Boulevard resident, is also in the process of an extensive reconstruction project that represents another significant investment in the area. The facility will no doubt bring more visitors, a professional workforce, hotels, and more.
Property owners along Valley Boulevard, who are interested in sharing their ideas, are asked to call Shannon Casey, AICP Senior Planner, with the Planning Department at (909) 350-7608.
