Agenda packet — Ontario City Council, March 1, 2022 (part 8 of 16)

22. Streamline Housing Development Process
Establish a written policy or procedure and other guidance as appropriate to specify the SB 35 (2017) streamlining approval process and standards for eligible projects, as set forth under Government Code Section 65913.4.

Implementation
• Objectives: Establish written policy or procedure and other guidance as appropriate to specify SB 35 streamlining approval process.
• Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Within two years of Housing Element adoption

9.4 Housing Assistance

23. Public Housing
The Housing Authority of the County of San Bernardino administers the Housing Voucher rental program for the City of Ontario. Funded by HUD, the Housing Voucher program extends rental subsidies to very low-income households by offering the tenant a voucher that pays the difference between the current fair-market rent (FMR) established by the Housing Authority, and 30 percent of the tenant’s income. A tenant has the option to choose housing that costs more than the FMR, if the tenant pays the extra rent above the payment standard. The Housing Authority also implements the Family Self-Sufficiency program, Section 8 projectbased assistance, and HUD-assisted multiple-family housing units. As of 2021, program serves nearly 800 individuals and families in the City of Ontario. The City will work with the Housing Authority of San Bernardino to provide biannual training to landlords regarding fair2121 City of Ontario Policy Plan
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housing requirements, including the requirement that they accept vouchers, and encourage them to market available units at their rental properties in high-resource areas to voucher holders to increase mobility from low- to high-resource areas.

Implementation
• Objectives: Continue to assist up to 800 households under the public housing program and seek additional vouchers as
available. Hold biannual trainings to educate landlords on fairhousing requirements to expand the use of Housing Choice Vouchers to moderate- and high-resource areas of the city. • Responsible Agencies: Housing Authority of the County of San Bernardino
• Funding: US Department of Housing and Urban Development • Timing: Ongoing; work with the Housing Authority of San Bernardino to provide biannual training to landlords regarding fair-housing requirements

24. Homeownership
The City has a broad-based homeownership program for residents. The City uses a combination of funds (BEGIN, HOME, CalHome, and other available funding) to provide down payment assistance to homebuyers seeking to purchase homes in Ontario. The City also works in conjunction with Neighborhood Partnership Housing Services (NPHS), a nonprofit organization, and the Inland Fair Housing and Mediation Board (IFHMB) to further the City’s homeownership goals through homebuyer education, counseling, and down payment assistance. The City is planning to use a portion of the Permanent Local Housing Allocation (PLHA) funds for first-time homebuyer programs in conjunction with reuse funds on hand from the CalHome and BEGIN programs formerly offered. Programs are currently in design development to determine income targeting and benefits. To encourage participation, the City will continue to provide information on its website. Once community events resume, the City will market the programs in person. Materials to promote the first-time homebuyer program will be offered in English and Spanish to reduce language barriers.

Implementation
• Objectives: Implement down payment assistance programs citywide, assisting at least 20 households with first-time homebuyer loans.
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• Responsible Agencies: Housing Department
• Funding: California Department of Housing and Community Development (HCD), BEGIN, CalHOME, PLHA
• Timing: Down payment assistance Programs to be launched during FY 2022-23; then Oongoing.

25. Preservation of At-Risk Housing
As of 2020, the City maintains 1,910 units of rental housing affordable to seniors, families, and individuals earning lower incomes, with 807 units at risk of conversion during the planning period. To address the preservation of public housing for very low- and low-income persons, the City maintains contact with owners of at-risk units as the use restriction expiration date approaches to communicate with the owner the importance of the units to the supply of affordable housing in Ontario, as well as its desire to preserve the units as affordable. The City will make every effort in using local incentives that can be offered to property owners to preserve any at-risk units.

Implementation
• Objectives:
- Monitor the status of the 807 units that are at-risk to maintain at least 1,910 units. For the 807 units at imminent risk of conversion during the planning period, provide technical assistance and/or financial assistance to preserve the
properties as deemed feasible.
- Meet with the owners (or their representatives) of the subsidized rental housing developments that are facing
unexpected risk to the affordable units in a timely fashion, to discuss their plans for maintaining, converting, or selling their properties. If any of the owners indicate that the affordability of the units is at risk of conversion to market-rate housing or that the owner intends to sell the property, the City will seek to facilitate the acquisition of the property by another forprofit or nonprofit entity to preserve the rental units as affordable housing. The City will not take part directly in negotiations regarding the property but will apply for state or federal funding on behalf of an interested nonprofit entity, if necessary, to protect the affordability of the rental units. The City will request that the property owners provide evidence that they have complied with state and federal regulations regarding notice to tenants and other procedural matters 2123
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related to conversion, and the City will contact HUD, if necessary, to verify compliance with notice requirements. - Work with the Housing Authority to ensure that low-income tenants displaced as a result of a conversion receive priority for federal housing vouchers.
- In accordance with 65863.10, Eensure that tenants are adequately notified throughout the preservation/acquisition process as to the status of their housing units, impacts of the ownership change or preservation process on occupancy and rents, their rights and responsibilities as tenants, and who to contact with questions or concerns. The City will work with the responsible entity (whether the existing property owner, the Housing Authority, a nonprofit entity, or a new for-profit entity) to distribute information and conduct tenant meetings, as needed, to keep residents informed of the preservation process, tenant options, and what to expect once the process has been completed.
• Responsible Agencies: Ontario Housing Authority
• Funding: Federal government
• Timing: Ongoing; ensure tenants are notified that restrictions are expiring within three years, one year, and six months.

26. Jack Galvin Accord
The City of Ontario has more than 2,100 mobile homes, which provide affordable market-rate housing for lower-income families, seniors, and individuals. In 1990, the City Council adopted an ordinance to regulate mobile home space rents but later repealed that ordinance per state law.

Subsequently, in working with mobile home park owners and tenants, the City drafted the Jack Galvin Mobile Home Park Accord, which was accepted by park owners. The accord places limits on the allowable increases based on the Consumer Price Index; allows for additional adjustments for changes in utilities, taxes, and capital improvements; provides a process for requesting rent reductions for service reductions; and allows for rent adjustments for resale. The agreement was adopted in 1999, and per extensions, continues in effect today. The most recent extension was approved for a five-year term on November 15, 2019, with an expiration date of January 5, 2025. The City will continue to implement and enforce this ordinance.
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Implementation
• Objectives: Continue to implement the Jack Galvin Accord and monitor the effectiveness of the accord.
• Responsible Agencies: Housing and Neighborhood Preservation Agency
• Funding: General Fund
• Timing: Ongoing; re-evaluate prior to expiration of extension on January 5, 2025

9.5 Special-Needs Housing

27. Fair Housing
Ontario is committed to furthering fair housing opportunities so that people in all walks of life have the opportunity to find suitable housing in the community. To that end, the City contracts with a fair-housing service provider to provide landlord/tenant education, conduct testing of the rental and ownership market, and investigate and mediate housing complaints where needed. The City periodically prepares the required federal planning reports, including the Analysis of Impediments to Fair Housing Choice (AI), to document the City’s progress in improving and maintaining fair housing opportunities. Recommendations will be made to eliminate potential constraints and further fair housing in Ontario. The City adopted an updated Assessment of Fair Housing (AFH) in 2020. This Housing Element incorporates the goals and priorities of the Ontario 2020 AFH. The goals of the Ontario 2020 AFH include:

Goal 1: Increase the supply of affordable housing in highopportunity areas.

Goal 2: Increase community integration for persons with disabilities.

Goal 3: Ensure equal access to housing for persons with protected characteristics, who are disproportionately likely to be lower-income and to experience homelessness.

To further comply with AB 686, the City will implement actions to Affirmatively Furthering Fair Housing (AFFH). The ongoing and additional actions the City will take to address AFFH shall take actions to address significant disparities in housing needs and in access to opportunity for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability, and other characteristic protected 2125
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by the California Fair Employment and Housing Act (Part 2.8, commencing with Section 12900, of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.

Implementation
• Objectives:
- Continue to contract with local fair housing providers to provide educational, outreach, advocacy, and mediation
services. Through the partnership, develop a method to track fair housing issues to identify patterns in the City by December 2024, and implement annually for the rest of the planning period. Perform comprehensive review of fair
housing data by December of each year.
- Conduct AI concurrently with the development of the
Consolidated Plan, and review and change potential
impediments. Adopt a new AFH by 2026 for the 2025 to 2030 Consolidated Plan, ensuring that plan implements relevant goals and actions from the 6th Cycle Housing Element.
- Provide fair housing information at City Hall, the Ontario Senior Center, and the Ontario Housing Authority. By
December 2023, Fair Housing information shall be provided in multiple languages, including Spanish, to reduce barriers to education due to primary language.
- Implement Goal 1 of the 2020 Ontario AFH to increase the supply of affordable housing by committing to (1) explore the creation of new funding sources of affordable housing
annually; (2) meet with other San Bernardino Valley/San Bernardino County jurisdictions on a bi-annual basis to identify use best practices from other jurisdictions, explore policies and programs that increase the supply of affordable housing, such as linkage fees, inclusionary housing, public land set-aside, community land trusts, transit-oriented development, and expedited permitting and review; (3) by December 2025, explore opportunities to provide low-interest loans to single-family homeowners and grants to homeowners with household incomes of up to 120 percent of the Area Median Income to develop ADUs with affordability restriction on their property (see also Program 7 ADUs); and (4) annually ensure align Development Codes to conform to recent
California affordable housing legislation.
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- Implement Goal 2 of the 2020 Ontario AFH to increase
community integration for persons with disabilities by
committing to (1) prioritize HOME funding for such projects annually, which should ideally set aside 10 to 25 percent of units for persons with disabilities who need supportive services, the City can help make development proposals more competitive for low-income housing tax credit (LIHTC) and Mental Health Services Act assistance. As a part of this effort, the City will consider barriers persons with disabilities may face in accessing affordable housing, including barriers to qualify for housing (e.g., proof of residency, income levels, employment record, credit history, etc.). Meet with
community partners and service providers for persons with disabilities to help identify potential projects on an annual basis.
- Implement Goal 3 of the 2020 Ontario AFH to ensure equal access to housing for persons with protected characteristics, who are disproportionately likely to be lower-income and to experience homelessness by committing to conduct fair
housing training for landlords and tenants on California’s Source of Income Discrimination protections twice a year, starting in 2024, to reduce the number of voucher holders turned away. Provide all program materials, including
promotional materials, in multiple languages (including Spanish).
- Partner with San Bernardino County to promote the CalWorks program to provide assistance for eligible low-income families with children to meet basic needs and enter, or re-enter, the workforce, particularly for residents of northwest Ontario that have lower access to job centers compared to residents in southwest Ontario. Support San Bernardino County and the CalWorks program in providing trainings, job fairs, or other similar event in northwestern Ontario on an annual basis, starting in 2025.
- Meet biannually with Omnitrans to assess if any new unmet transit needs have developed and, if so, will provide technical assistance in applying for state and federal funding for expansions. In particular, ensure that Omnitrans sufficiently serves Ontario Ranch with consistent and safe transit options to ensure all income levels have reliable access essential services.
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- As described in Program 20, Development Code
Amendments, review and amend Development Code
standards for Boarding, Lodging, and Rooming Houses to
remove the restrictions that the homes cannot be occupied by more than one federal, state, or youth authority parolee and add requirement that homes shall require to sign a “CrimeFree Lease Addendum” to their rental or lease agreement, in order to prevent discrimination based on criminal history, complying with California Code of Regulations, Title 2, Section 12264-12271.
- The City shall promote accessory dwelling units (including junior accessory dwelling units) (ADUs/JADUs) as an
affordable housing option in high-resource areas and an economic mobility opportunity in Ontario through the
following actions.
o Consider a program to waive, reduce, or defer connection or impact fees for ADUs that agree to affordability
covenants for a set period of time
o Continue to provide information such as Frequently
Asked Questions (FAQ) on the City’s website. Expand
information on the City’s website to provide educational materials and additional guidance, including permitting procedures and construction resources.
o Assess the feasibility of establishing a loan program to help homeowners finance the construction of ADUs. The
City shall consider incentives to encourage homeowners to deed restrict ADUs for lower-income households.
o Actively market ADU guidance and materials in areas
with high access to resources to encourage the
development of new affordable housing in areas of
opportunity as a strategy to enhance mobility and
reduce displacement of low-income households
seeking affordable housing options.
o Develop and implement a monitoring program. The
program will track ADU approvals and affordability. The City will use this monitoring program to track progress in ADU development and adjust or expand the focus of its
education and outreach efforts through the 2021-2029
planning period. The City will evaluate ADU production
and affordability two years into the planning period (2023) and if it is determined these units are not meeting the 2128
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lower-income housing need, the City will consider other housing sites that are available to accommodate the unmet portion of the lower-income RHNA.
• Responsible Agencies: Housing and Planning Departments, Ontario Housing Authority
• Funding: General Fund, CDBG
• Timing: Ongoing. Prioritize HOME funding use for affordable housing for persons with disabilities with supportive services annually. Meet with community partners and service providers annually. Conduct fair housing training for landlords and tenants twice a year, starting in 2024. Support San Bernardino County and the CalWorks program in providing trainings, job fairs, or other similar event in northwestern Ontario on an annual basis, starting in 2025. Meet biannually with Omnitrans.

28. Homeless Continuum of Care
The City implements a Homeless Services Continuum of Care to prevent homelessness and assist people in becoming self-sufficient. Working together with homeless service providers, the City has developed a fullservice homeless continuum of care consisting of a homeless outreach service center, transitional housing, permanent housing, and supportive housing services. The City funds other programs that assist homeless people using Emergency Solutions Grant funds.

The City also actively participates in regional homeless efforts, including the Interagency Council on Homelessness, which is a countywide effort of governmental and nonprofit organizations working to end homelessness within the County of San Bernardino.

Implementation
• Objectives: Continue to fund Mercy House to implement the Continuum of Care program for homeless residents and other programs as funding is available.
• Responsible Agencies: Housing Department
• Funding: Federal funds and private financing
• Timing: Ongoing; attend monthly Interagency Council on Homelessness meetings
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29. Senior Housing
The City is actively working with nonprofit housing groups to build senior housing projects in the community. In addition to facilitating housing construction, the City also provides a range of supportive services for seniors. These include fair housing services, housing rehabilitation grants, preservation of subsidized senior housing, low-cost transportation services, and a range of other services tailored to meet the unique needs of Ontario’s senior population.

Implementation
• Objectives: Continue to provide a full range of housing support services.
• Responsible Agencies: Housing Department
• Funding: State and federal funds
• Timing: Ongoing

30. Housing for People with Disabilities
The City enforces state and federal accessibility laws to facilitate the improvement of housing for disabled people. The City also prepares a Transition Plan to comply with state and federal accessibility laws. The City has adopted a reasonable accommodation process and administratively allows modifications to land use, building codes, and the permitting process to facilitate the reasonable accommodations without going through a standard variance process. However, given the large number of people with disabilities, the growing need for housing opportunities, and changing legal context for housing planning, additional efforts are needed. Many homes were built before the advent of modern accessibility standards and thus many homes remain inaccessible to people with disabilities and persons with developmental disabilities. To address this issue, the City will evaluate the feasibility and appropriateness of modifying building standards to encourage visitability concepts in new housing.

The City partners with the Inland Regional Center, one of 21 regional centers in California that provide point-of-entry services for people with developmental disabilities. The City will continue to partner with the Inland Regional Center to provide services to its residents with disabilities.
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Implementation
• Objectives: Continue to assist with the development of housing for persons with disabilities, including those with developmental disabilities.
• Responsible Agencies: Building and Planning Department • Funding: General Fund
• Timing: Ongoing

31. Family Housing
Ontario has a large number of family households, specifically large families with five or more members. The City has a multifaceted program for increasing and maintaining the supply of family housing. The Housing Authority of San Bernardino County allocates housing choice vouchers to lower-income families in Ontario, many of whom are large families. Another key effort is the City’s program to acquire, rehabilitate, and preserve existing affordable housing units that accommodate families and large families, with a focus on expanding affordable housing units in high resources areas of the City. Over the past five years, the City and the Housing Authority have preserved the vast majority of publicly subsidized affordable units for families. Finally, the City funds through its CDBG programs such as childcare, after-school programs, food programs, and other services targeted for lower-income households, including large families.

Implementation
• Objectives: Continue program implementation.
• Responsible Agencies: Housing Department, Housing Authority of the County of San Bernardino
• Funding: General Fund, CDBG
• Timing: Ongoing

32. Extremely Low-Income Households
The City offers programs to address the housing needs of extremely lowincome (ELI) households. As funding is available, the City provides a number of incentives to encourage the production of ELI housing. The City offers fee reductions for ELI housing, supports grant applications to increase the supply of affordable housing, works with nonprofit organizations to build affordable housing, and provides land writedowns.
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Implementation
• Objectives:
- Work with nonprofits and/or for-profit developers to build 2,820 units of housing for ELI households through supporting grants and funding applications.
- Offer fee reductions and land writedowns for new affordable housing for low-income, very low-income, and ELI
households.
• Responsible Agencies: Housing and Planning Departments. • Funding: CDBG, HOME, federal and state grants
• Timing: Annually

33. Special-Needs Housing
In implementing affordable housing programs, the City will work with housing providers to ensure that special housing needs are addressed for seniors, large families, female-headed households, single-parent households with children, persons with disabilities and developmental disabilities, homeless individuals and families, and farmworker families.

The City will seek to meet these special housing needs through a combination of regulatory incentives, zoning standards, new housing construction programs, housing rehabilitation, homebuyer assistance programs, and supportive services programs. In addition, the City may seek funding under the federal Housing Opportunities for Persons with AIDS, California Child Care Facilities Finance Program, and other state and federal programs designated specifically for special-needs groups such as seniors, persons with disabilities, and persons at risk for homelessness. The City will continue to support the SOVA Program Center and Mercy House, whose services defray the cost of living, which assists those with lower incomes, such as seasonal and permanent farmworkers and other groups with special housing needs to be able to afford housing.

Implementation
• Objectives: Collaborate with affordable housing developers and secure funding, if feasible, to assist with the development of special-needs housing projects.
• Responsible Agencies: Housing and Planning Departments • Funding: CDBG, HOME, federal and state grants
• Timing: Annually
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34. Infrastructure Provision and Financing
The City will seek opportunities minimize infrastructure costs for residential development by identifying infrastructure needs and available sources of funding for infrastructure improvements, annually.

The City will analyze existing and potential infrastructure financing measures for their ability to meet infrastructure needs without an adverse impact to housing costs and identify and annually apply for state or United States Department of Agriculture (USDA) infrastructure funding programs to support improvement efforts. The City shall monitor the cost of infrastructure and associated fees on development to determine whether they impact the production of housing and will develop a strategy to reduce costs for developers, if needed. The City will focus the implementation of this program in areas of concentrated poverty, including northwest Ontario.

Implementation
• Objectives: Seek opportunities to minimize infrastructure costs for residential development, such as identifying available sources of funding for infrastructure improvements.
• Responsible Agencies: Planning Department, Ontario Municipal Utilities Company
• Funding: General Fund, federal and state grants
• Timing: Ongoing, annually analyze needs and resources and apply for funding

9.6 Quantified Objectives
Identifying quantified objectives refers to the number of new units that may potentially be constructed over the planning period, the number of existing units that can be expected to be rehabilitated, and the conservation of existing affordable housing stock. This information is presented in Table 9-2.
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Table 9-2
Quantified Objectives for the 2021–2029 Housing Element Housing Program
Quantified Objectives by Income Group
Totals Extremely
Low Income
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
New Construction 2,820 2,820 3,286 3,329 8,5991 20,8541 Rehabilitation2 130 130 130 0 0 9030
Housing Conservation3 2969 2969 2969 0 0 8907
Source: City of Ontario 2021
1 This total is based on the 6tht Cycle RHNA identified for the City by SCAG. 2 See Program 3.
3 The total of 897 units includes the A total of 807 units that have been identified as at-risk during the planning period (. See Program 25), the for additional details. target of facilitating the acquisition of 30 existing, abandoned homes to convert to affordable housing (Programs 16 and 17) and the target of conserving housing for 60 lower income households through property maintenance.
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APPENDIX A: LIST OF QUALIFIED ENTITIES
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APPENDIX B: HOUSING ELEMENT SITES INVENTORY (PARCEL LIST) 2144
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Opp Area Site Address/Intersection APN Consol‐dated Sites Current GP Current Zone Min Density (du/ac) Max Density (du/ac) Parcel Size (Acres) Existing Use/Vacancy Infrast Available Publicly‐ Owned Site Status Identified in Last/Last 2 Cycle(s) Lower Mod Abov Mod Total Notes Downtown 315 W D ST 104857601 HDR HDR‐45 25 45 0.70 Parking lot Yes NO Available Prior/Non‐vacant 9 ‐ 9 18 Downtown 325 N PALM AVE 104857602 HDR HDR‐45 25 45 0.47 Parking lot Yes NO Available Prior/Non‐vacant 6 ‐ 6 12 West Holt 900 W HOLT BLVD 101050176 HDR HDR‐45 25 45 1.48 Auto sales Yes NO Available Prior/Non‐vacant 18 ‐ 18 37 West Holt 1034 W HOLT BLVD 101050206 J HDR HDR‐45 25 45 0.34 Auto sales Yes NO Available No 4 ‐ 4 9 West Holt 1020 W HOLT BLVD 101050207 J HDR HDR‐45 25 45 0.43 Auto sales Yes NO Available Prior/Non‐vacant 5 ‐ 5 11West Holt 1134 W HOLT BLVD 101052206 HDR HDR‐45 25 45 0.67 Strip retail Yes NO Available Prior/Non‐vacant 8 ‐ 8 17 West Holt 1156 W HOLT BLVD 101052217 HDR HDR‐45 25 45 0.95 Auto sales Yes NO Available Prior/Non‐vacant 12 ‐ 12 24 West Holt 1206 W HOLT BLVD 101054302 C HDR HDR‐45 25 45 0.47 Parking lot Yes NO Available Prior/Non‐vacant 6 ‐ 6 12 West Holt W OF 1206 W HOLT BLVD 101054303 HDR HDR‐45 25 45 0.25 Auto sales Yes NO Available Prior/Non‐vacant 3 ‐ 3 6 West Holt 1240 W HOLT BLVD 101054304 HDR HDR‐45 25 45 0.87 Auto sales Yes NO Available Prior/Non‐vacant 11 ‐ 11 22West Holt 1258 W HOLT BLVD 101054306 HDR HDR‐45 25 45 0.56 Automotive Yes NO Available Prior/Non‐vacant 7 ‐ 7 14 West Holt 1328 W HOLT BLVD 101054310 E HDR HDR‐45 25 45 0.30 Auto sales Yes NO Available Not Used 4 ‐ 4 7 West Holt 1328 W HOLT BLVD 101054311 E HDR HDR‐45 25 45 0.28 Auto sales Yes NO Available Not Used 3 ‐ 3 7 West Holt 1350 W HOLT BLVD 101054313 F HDR HDR‐45 25 45 0.35 Building supply Yes NO Available Prior/Non‐vacant 4 ‐ 4 9 West Holt 1360 W HOLT BLVD 101054314 F HDR HDR‐45 25 45 0.44 Building supply Yes NO Available Prior/Non‐vacant 6 ‐ 6 11 West Holt W OF SWC STONERIDGE CT &

MOUNTAIN AVE
101054326 C HDR HDR‐45 25 45 0.26 Parking lot Yes NO Available Not Used 3              ‐ 3 7 West Holt 1203 W STONERIDGE CT 101054327 C HDR HDR‐45 25 45 0.42 Parking lot Yes NO Available Prior/Non‐vacant 5              ‐ 5 11 West Holt 1424 W HOLT BLVD 101055204 G HDR HDR‐45 25 45 0.31 Automotive Yes NO Available Not Used 4              ‐ 4 8 West Holt 1426 W HOLT BLVD 101055205 G HDR HDR‐45 25 45 0.31 Automotive Yes NO Available Not Used 4              ‐ 4 8 West Holt 1448 W HOLT BLVD 101055207 H HDR HDR‐45 25 45 0.31 Auto sales Yes NO Available Not Used 4              ‐ 4 8 West Holt 1528 HOLT BLVD 101055212 I HDR HDR‐45 25 45 0.32 Retail Yes NO Available Not Used 4              ‐ 4 8 West Holt 1538 HOLT BLVD 101055213 I HDR HDR‐45 25 45 0.32 Retail Yes NO Available Not Used 4              ‐ 4 8 West Holt 120 N BENSON AVE 101055216 D HDR HDR‐45 25 45 0.68 Retail Yes NO Available Prior/Non‐vacant 8              ‐ 8 17West Holt 1535 W STONERIDGE CT 101055217 D HDR HDR‐45 25 45 0.21 Retail Yes NO Available Not Used 3              ‐ 3 5 West Holt 1420 W HOLT BLVD 101055232 A HDR HDR‐45 25 45 0.46 Parking lot Yes NO Available Prior/Non‐vacant 6              ‐ 6 12 West Holt 1414 W HOLT BLVD 101055233 A HDR HDR‐45 25 45 0.46 Building supply Yes NO Available Prior/Non‐vacant 6              ‐ 6 12 West Holt 1414 W HOLT BLVD 101055234 A HDR HDR‐45 25 45 0.42 Building supply Yes NO Available Prior/Non‐vacant 5              ‐ 5 11 West Holt 1502 W HOLT BLVD 101055237 H HDR HDR‐45 25 45 0.39 Auto sales Yes NO Available Prior/Non‐vacant 5              ‐ 5 10 West Holt 1512 W HOLT BLVD 101055238 HDR HDR‐45 25 45 0.56 Auto sales Yes NO Available Prior/Non‐vacant 7              ‐ 7 14 East Holt 1323 E HOLT BLVD 11006104 MU‐HE MU‐2 14 40 0.99 Vacant Yes NO Available Not Used 11            ‐ 11 22 Note 1 East Holt 1207 E HOLT BLVD 11006110 MU‐HE MU‐2 14 40 1.11 Vacant Yes NO Available Not Used 13            ‐ 13 25 Note 1 East Holt 1217 E HOLT BLVD 11006121 MU‐HE MU‐2 14 40 1.19 Hotel Yes NO Available Not Used 13            ‐ 13 27 Note 1 East Holt 1241 E HOLT BLVD 11006125 MU‐HE MU‐2 14 40 1.20 Hotel Yes NO Available Not Used 14            ‐ 14 27 Note 1 East Holt 1111 E HOLT BLVD 104847115 MU‐HE MU‐2 14 40 0.52 Automotive / Open Storage
Yes NO Available Not Used 6              ‐ 6 12 Note 1
East Holt 1101 E HOLT BLVD 104847122 B MU‐HE MU‐2 14 40 0.83 Parking Lot Yes NO Available Not Used 9              ‐ 9 19 Note 1 East Holt 1101 E HOLT BLVD 104847123 B MU‐HE MU‐2 14 40 0.48 Vacant Church Yes NO Available Not Used 5              ‐ 5 11 Note 1 East Holt 1031 E HOLT BLVD 104848102 MU‐HE MU‐2 14 40 1.83 Automotive repair
Yes NO Available Not Used 21            ‐ 21 41 Note 1
East Holt 1015 E HOLT BLVD 104848103 MU‐HE MU‐2 14 40 0.78 Auto parts store Yes NO Available Not Used 9              ‐ 9 17 Note 1 East Holt E OF NEC HOLT BLVD & ALLYN
AVE
104848106 MU‐HE MU‐2 14 40 0.63 Vacant Yes NO Available Not Used 7              ‐ 7 14 Note 1 East Holt 935 E HOLT BLVD 104848107 MU‐HE MU‐2 14 40 0.90 Independent
Convenience
Store
Yes NO Available Not Used 10            ‐ 10 20 Note 1
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East Holt 1025 E HOLT BLVD 104848122 MU‐HE MU‐2 14 40 1.90 Automotive repair
Yes NO Available Not Used 21            ‐ 21 43 Note 1
East Holt 957 E HOLT BLVD 104848128 MU‐HE MU‐2 14 40 1.18 Vacant Yes NO Available Not Used 13            ‐ 13 27 Note 1 East Holt 957 E HOLT BLVD 104848129 MU‐HE MU‐2 14 40 1.18 Vacant Yes NO Available Not Used 13            ‐ 13 26 Note 1 East Holt 803 E HOLT AVE 104851212 MU‐HE MU‐2 14 40 0.61 Car Sales Yes NO Available Not Used 7              ‐ 7 14 Note 1 East Holt 813 E HOLT BLVD 104851213 MU‐HE MU‐2 14 40 0.91 Laundromat / Automotive
Yes NO Available Not Used 10            ‐ 10 21 Note 1
Ontario Ctr SP

SWC CONCOURS ST &

MERCEDES LN
21020404 MU‐OC SP see notes see notes 8.44 Vacant Yes NO Available Not Used 63 ‐ 63 126 Note 2 Ontario Ctr SP 888 HAVEN AVE 21020407 MU‐OC SP see notes see notes 4.47 Vacant Yes NO Available Not Used 33 ‐ 33 67 Note 2 Ontario Ctr SP

NWC CONCOURS ST &

DUESENBERG DR
21053115 MU‐OC SP see notes see notes 2.28 Vacant Yes NO Available Not Used 34 ‐ 34 68 Note 3 Ontario Ctr SP

NEC CONCOURS ST &

DUESENBERG DR
21053116 MU‐OC SP see notes see notes 1.36 Vacant Yes NO Available Not Used 20 ‐ 20 41 Note 3 Notes:Note 1: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use)‐ 75%Note 2: Specific Plan does not set density standards, however the types of projects allowed by zoning can accommodate products with 60+ du/ac. The Policy Plan Category allows for densities up to 125 du/acNote 3: Specific Plan/ Piemonte Overlay does not set density standards, however the types of projects allowed by zoning can accommodate products with 60+ du/ac. The Policy Plan Category allows for densities up to 125 du/ac Draft October 2021 Table B‐1 Page 2
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Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Downtown 111 N MIRAMONTE AVE 104852414 1 1 1 0 0.13 NC CN MU‐DT MU‐1 25 75 3 Nonvacant Auto sales Notes 1, 4 Downtown 617 E HOLT BLVD 104852415 1 1 1 0 0.13 NC CN MU‐DT MU‐1 25 75 3 Nonvacant Auto sales Notes 1, 4 Downtown 609 E HOLT BLVD 104852416 2 1 3 0 0.26 NC CN MU‐DT MU‐1 25 75 6 Nonvacant Auto sales Notes 1, 4 West Holt 828 W HOLT BLVD 101049102 4 2 3 3 0.53 MDR MDR‐25 HDR HDR‐45 25 45 13 Nonvacant Auto sales West Holt 830 W HOLT BLVD 101049103 10 6 16 0 1.29 MDR MDR‐25 HDR HDR‐45 25 45 32 Nonvacant Auto sales West Holt 802 W HOLT BLVD 101049116 3 2 5 0 0.43 MDR MDR‐25 HDR HDR‐45 25 45 11 Nonvacant Automotive West Holt 1050 W HOLT BLVD 101050208 8 5 13 0 1.18 GC CC MU‐HW MU‐2‐AH 20 40 27 Nonvacant Auto sales Note 5 West Holt 1050 W HOLT BLVD 101050209 2 1 3 0 0.28 GC CC MU‐HW MU‐2‐AH 20 40 6 Nonvacant Auto sales Note 5 West Holt 724 W HOLT BLVD 104860414 4 2 6 0 0.52 MDR MDR‐25 HDR HDR‐45 25 45 13 Nonvacant Restaurant West Holt 740 W HOLT AVE 104860415 10 6 16 0 1.27 MDR MDR‐25 HDR HDR‐45 25 45 32 Nonvacant Auto sales East Holt NWC HOLT BLVD & IMPERIAL AVE 11007102 15 9 23 0 2.07 BP BP MU‐HE MU‐2‐AH 20 40 47 Vacant Vacant Note 5 East Holt 1381 E HOLT BLVD 11007106 13 8 21 0 1.83 BP BP MU‐HE MU‐2‐AH 20 40 41 Vacant Vacant Note 5 East Holt 1387 E HOLT BLVD 11007107 4 2 6 0 0.55 BP BP MU‐HE MU‐2‐AH 20 40 12 Vacant Vacant Note 5 East Holt 1405 E HOLT BLVD 11007210 10 6 17 0 1.48 BP BP MU‐HE MU‐2‐AH 20 40 33 Vacant Vacant Note 5 Old Cardenas Market N OF NEC MAPLE ST & EUCLID AVE 105027201 5 3 8 0 0.63 NC CN HDR HDR‐45 25 45 16 Vacant Vacant Old Cardenas Market 1652 EUCLID AVE 105027220 5 3 8 0 0.63 NC CN HDR HDR‐45 25 45 16 Vacant Vacant Old Cardenas Market 1714 S EUCLID AVE 105028401 11 6 17 0 2.23 NC CN MU‐EF MU* 20 30 33 Nonvacant Vacant Grocery Note 6 Ontario Mills SP 1050 N ONTARIO MILLS DR 23801402 6 4 5 5 1.28 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 20 Nonvacant Automotive Note 7 Ontario Mills SP 990 N ONTARIO MILLS DR 23801403 9 5 7 7 1.81 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 29 Nonvacant Retail Note 7 Ontario Mills SP 960 N ONTARIO MILLS DR 23801404 6 4 5 5 1.28 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 20 Nonvacant Restaurant Note 7 Ontario Mills SP 4900 E FOURTH ST 23801405 94 55 74 74 18.62 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 298 Nonvacant Movie theater Note 7 Ontario Mills SP 980 N ONTARIO MILLS DR 23801406 6 4 5 5 1.24 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 20 Nonvacant Retail Note 7 Ontario Mills SP 880 N ROCHESTER AVE 23801407 7 4 5 5 1.29 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 21 Nonvacant Retail Note 7 Ontario Mills SP 4421 ONTARIO MILLS PKWY 23801410 17 10 13 13 3.33 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 53 Nonvacant Retail Note 7 Ontario Mills SP 950 N ONTARIO MILLS DR 23801418 7 4 5 5 1.37 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 22 Nonvacant Restaurant Note 7 Ontario Mills SP 4549 MILLS CIR 23801419 74 43 59 59 14.67 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 235 Nonvacant Movie theater &
mall parking lot Note 7
Ontario Mills SP 4364 E MILLS CIR 23801420 4 2 3 3 0.81 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 13 Nonvacant Retail Note 7 Ontario Mills SP 4340 MILLS CIRCLE DR 23801423 3 2 3 3 0.65 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 10 Nonvacant Restaurant Note 7 Draft October 2021 Table B‐2 Page 1
2148
Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Ontario Mills SP 4453 MILLS CIRCLE CIR 23801428 4 2 3 3 0.84 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 13 Nonvacant Restaurant Note 7 Ontario Mills SP 4485 MILLS CIRCLE DR 23801429 7 4 6 6 1.44 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 23 Nonvacant Restaurant Note 7 Ontario Mills SP 4551 EAST MILLS CIRCLE 0 23801430 10 6 8 8 1.92 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 31 Nonvacant Restaurant Note 7 Ontario Mills SP 4567 MILLS CIR 23801431 3 2 2 2 0.60 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 10 Nonvacant Automotive Note 7 Ontario Mills SP 4583 MILLS CIR 23801432 4 2 3 3 0.79 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 13 Nonvacant Automotive Note 7 Ontario Mills SP 4605 MILLS CIR 23801433 4 2 3 3 0.74 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 12 Nonvacant Restaurant Note 7 Ontario Mills SP 4649 ONTARIO MILLS DR 23801434 5 3 4 4 0.90 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 14 Nonvacant Restaurant Note 7 Ontario Mills SP 1 E MILLS CIR 23801436 486 285 385 385 96.34 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 1541 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 4534 MILLS CIR 23801437 6 4 5 5 1.21 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 19 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 4449 MILLS CIR 23801438 7 4 5 5 1.37 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 22 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 1 MILLS CIR 23801439 6 3 5 5 1.15 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 18 Nonvacant Ontario Mills Mall
& parking lot Note 7
Ontario Mills SP 4380 MILLS CIR 23801440 9 5 7 7 1.73 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 28 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 4380 MILLS CIR 23801441 2 1 1 1 0.31 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 5 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 4423 EAST MILLS CIRCLE 0 23801445 7 4 6 6 1.38 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 22 Nonvacant Restaurant Note 7 Ontario Mills SP 4320 MILLS CIR 23801446 15 9 12 12 2.94 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 47 Nonvacant Retail Note 7 Ontario Mills SP 4403 E MILLS CIR 23801454 12 7 10 10 2.45 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 39 Nonvacant Restaurant Note 7 Ontario Mills SP 4413 E MILLS CIR 23801455 12 7 10 10 2.40 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 38 Nonvacant Restaurant Note 7 Ontario Mills SP 4351 ONTARIO MILLS PKWY 23804113 5 3 4 4 1.01 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 16 Nonvacant Restaurant Note 7 Ontario Mills SP 4371 ONTARIO MILLS PKWY 23804127 5 3 4 4 1.03 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 16 Nonvacant Restaurant Note 7 Draft October 2021 Table B‐2 Page 2
2149
Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Ontario Mills SP 4400 ONTARIO MILLS PKWY 23804129 13 8 10 10 2.57 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 41 Nonvacant Retail Note 7 Ontario Mills SP 4440 ONTARIO MILLS PKWY 23804130 78 46 62 62 15.38 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 246 Nonvacant Retail Note 7 Ontario Mills SP ONTARIO MILLS PKWY & INLAND EMPIRE
BLVD (T‐INTERSECTION) 23804132 23 13 18 18 4.53 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce
Center North Specific Plan (The Mills) 25 85 72 Nonvacant Retail Note 7 Ontario Mills SP 4750 MILLS CIR 23826101 24 14 19 19 4.75 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 76 Nonvacant Ontario Mills Mall& parking lot Note 7
Ontario Mills SP 4449 MILLS CIR 23826102 7 4 6 6 1.42 MU‐OM SP MU‐OM SP ‐ City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 23 Nonvacant Ontario Mills Mall& parking lot Note 7
Great Park Corridor 8270 EDISON AVE 21631109 50 29 40 40 7.33 MDR SP‐AG MDR SP‐AG‐AH 20 30 159 Nonvacant Agriculture Note 2 Great Park Corridor NWC EDISON AVE & WALKER AVE 21631208 49 29 39 39 7.08 MDR SP‐AG MDR SP‐AG‐AH 20 30 156 Nonvacant Agriculture Note 2 Great Park Corridor 8314 EDISON AVE 21631209 23 13 19 19 3.45 MDR SP‐AG MDR SP‐AG‐AH 20 30 74 Nonvacant Agriculture Note 2 Great Park Corridor 8354 EDISON AVE 21631210 26 15 21 21 3.77 MDR SP‐AG MDR SP‐AG‐AH 20 30 83 Nonvacant Agriculture Note 2 Great Park Corridor NEC EDISON AVE & WALKER AVE 21631301 48 28 38 38 6.96 MDR SP‐AG MDR SP‐AG‐AH 20 30 153 Vacant Vacant Note 2 Great Park Corridor NWC EDISON AVE & BAKER AVE 21631309 48 28 38 38 6.94 MDR SP‐AG MDR SP‐AG‐AH 20 30 153 Nonvacant Agriculture Note 2 Great Park Corridor NEC EDISON AVE & BAKER AVE 21631401 47 28 37 37 6.82 MDR SP‐AG MDR SP‐AG‐AH 20 30 150 Nonvacant Agriculture Note 2 Great Park Corridor N OF NWC EDISON AVE & VINEYARD AVE 21631408 7 4 6 6 1.06 MDR SP‐AG MDR SP‐AG‐AH 20 30 23 Nonvacant Agriculture Note 2 Great Park Corridor NWC EDISON AVE & VINEYARD AVE 21631409 63 37 50 50 9.04 MDR SP‐AG MDR SP‐AG‐AH 20 30 199 Nonvacant Agriculture Great Park Corridor 8311 EDISON AVE 21632108 106 62 85 85 15.46 MDR SP‐AG MDR SP‐AG‐AH 20 30 338 Nonvacant Agriculture Note 2 Great Park Corridor S OF SEC EDISON AVE & PARCO AVE 21632203 20 12 16 16 2.87 MDR SP‐AG MDR SP‐AG‐AH 20 30 63 Nonvacant Agriculture Note 2 Great Park Corridor 8335 EDISON AVE 21632204 62 37 50 50 9.08 MDR SP‐AG MDR SP‐AG‐AH 20 30 199 Nonvacant Agriculture Great Park Corridor S OF SEC EDISON AVE & WALKER AVE 21632303 21 12 17 17 3.03 MDR SP‐AG MDR SP‐AG‐AH 20 30 67 Nonvacant Agriculture Note 2 Great Park Corridor 8535 EDISON 0 21632304 61 36 49 49 8.87 MDR SP‐AG MDR SP‐AG‐AH 20 30 195 Nonvacant AgricultureGreat Park Corridor NEC EDISON AVE & VINEYARD AVE 21818101 63 37 50 50 9.03 MDR SP‐AG MDR SP‐AG‐AH 20 30 199 Nonvacant Agriculture Great Park Corridor N OF NEC EDISON AVE & VINEYARD AVE 21818102 28 16 22 22 4.05 MDR SP‐AG MDR SP‐AG‐AH 20 30 89 Nonvacant Agriculture Note 2 Great Park Corridor 9064 EDISON AVE 21818111 37 22 29 29 5.31 MDR SP‐AG MDR SP‐AG‐AH 20 30 117 Nonvacant Agriculture Note 2 Great Park Corridor 9060 EDISON AVE 21818112 50 29 40 40 7.29 MDR SP‐AG MDR SP‐AG‐AH 20 30 159 Nonvacant Agriculture Great Park Corridor NWC EDISON AVE & BON VIEW AVE 105330101 54 32 43 43 7.86 MDR SP‐AG MDR SP‐AG‐AH 20 30 173 Nonvacant Agriculture Note 2 Great Park Corridor NWC EDISON AVE & CAMPUS AVE 105330102 56 33 44 44 8.05 MDR SP‐AG MDR SP‐AG‐AH 20 30 177 Nonvacant Agriculture Note 2 Great Park Corridor NWC EDISON AVE & CUCAMONGA AVE 105331101 54 32 43 43 7.79 MDR SP‐AG MDR SP‐AG‐AH 20 30 171 Nonvacant Agriculture Note 2 Great Park Corridor 13905 BON VIEW AVE 105331102 54 32 43 43 7.78 MDR SP‐AG MDR SP‐AG‐AH 20 30 171 Nonvacant Agriculture Note 2 Great Park Corridor 7914 EDISON AVE 105332102 30 18 24 24 4.36 MDR SP‐AG MDR SP‐AG‐AH 20 30 96 Nonvacant Agriculture Great Park Corridor N OF NEC EDISON AVE & CUCAMONGA AVE 105332103 23 14 18 18 3.34 MDR SP‐AG MDR SP‐AG‐AH 20 30 74 Nonvacant Agriculture Note 2 Great Park Corridor SEC EDISON AVE & CUCAMONGA AVE 105333101 53 31 42 42 7.63 MDR SP‐AG MDR SP‐AG‐AH 20 30 168 Nonvacant Agriculture Great Park Corridor E OF NEC EDISON AVE & CUCAMONGA AVE 105333103 8 5 6 6 1.14 MDR SP‐AG MDR SP‐AG‐AH 20 30 25 Nonvacant Agriculture Great Park Corridor S OF SEC EDISON AVE & CUCAMONGA AVE 105334101 23 14 18 18 3.35 MDR SP‐AG MDR SP‐AG‐AH 20 30 74 Nonvacant Agriculture Note 2 Great Park Corridor 14213 BON VIEW AVE 105335101 19 11 16 16 2.97 MDR SP‐AG MDR SP‐AG‐AH 20 30 63 Nonvacant Agriculture Note 2 Great Park Corridor S OF SWC EDISON AVE & CUCAMONGA AVE 105335102 21 12 17 17 3.07 MDR SP‐AG MDR SP‐AG‐AH 20 30 67 Nonvacant Agriculture Note 2 Great Park Corridor 7721 EDISON AVE 105336101 62 36 50 50 9.02 MDR SP‐AG MDR SP‐AG‐AH 20 30 197 Nonvacant Agriculture Draft October 2021 Table B‐2 Page 3
2150
Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Great Park Corridor SWC EDISON AVE & CUCAMONGA AVE 105336102 62 36 49 49 8.95 MDR SP‐AG MDR SP‐AG‐AH 20 30 197 Nonvacant Agriculture Great Park Corridor 7587 EDISON AVE 105337101 162 95 130 130 23.60 MDR SP‐AG MDR SP‐AG‐AH 20 30 517 Nonvacant Agriculture Note 2 Great Park Corridor N OF NEC EUCALYPTUS AVE & CAMPUS AVE 105353101 21 12 17 17 3.02 MDR SP‐AG MDR SP‐AG‐AH 20 30 66 Nonvacant Agriculture Note 2 Great Park Corridor 14366 BON VIEW AVE 105353104 20 12 16 16 2.89 MDR SP‐AG MDR SP‐AG‐AH 20 30 64 Nonvacant Agriculture Note 2 Great Park Corridor 14450 BON VIEW AVE 105354101 38 22 30 30 5.52 MDR SP‐AG MDR SP‐AG‐AH 20 30 121 Nonvacant Agriculture Note 2 Great Park Corridor 14451 BON VIEW AVE 105357101 62 37 50 50 9.10 MDR SP‐AG MDR SP‐AG‐AH 20 30 199 Nonvacant Agriculture Great Park Corridor NEC EUCALYPTUS AVE & BON VIEW AVE 105357102 63 37 50 50 9.10 MDR SP‐AG MDR SP‐AG‐AH 20 30 200 Nonvacant Agriculture Great Park Corridor 7556 EUCALYPTUS AVE 105358103 63 37 50 50 9.14 MDR SP‐AG MDR SP‐AG‐AH 20 30 201 Nonvacant Agriculture Great Park Corridor 14330 BON VIEW 0 105358104 62 36 50 50 9.03 MDR SP‐AG MDR SP‐AG‐AH 20 30 198 Nonvacant Agriculture Great Park Corridor 7330 EDISON AVE 105320101 150 88 138 138 23.54 MDR SP‐AG MDR SP‐AG‐AH 20 30 515 Nonvacant Agriculture Note 2 Great Park Corridor 14350 WALKER AVE 21632210a 81 48 65 65 11.80 MDR SP‐AG MDR SP‐AG‐AH 20 30 259 Nonvacant Agriculture Note 3 Great Park Corridor 14474 GROVE AVE 21632101 38 22 31 31 8.78 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 122 Nonvacant Agriculture Note 7 Great Park Corridor 14361 GROVE AVE 21632102 32 19 26 26 7.47 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 104 Nonvacant Agriculture Notes 2, 7 Great Park Corridor N OF NWC EUCALYPTUS AVE & PARCO AVE 21632106 25 15 20 20 5.71 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 80 Nonvacant Agriculture Notes 2, 7 Great Park Corridor NWC EUCALYPTUS AVE & PARCO AVE 21632107 40 24 32 32 9.14 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 128 Nonvacant Agriculture Note 7 Great Park Corridor NEC EUCALYPTUS AVE & PARCO AVE 21632201 40 24 32 32 9.08 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 127 Nonvacant Agriculture Notes 2, 7 Great Park Corridor N OF NEC EUCALYPTUS AVE & PARCO AVE 21632202 13 8 11 11 3.06 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 43 Nonvacant Agriculture Notes 2, 7 Great Park Corridor 14400 S GROVE AVE 105355101 118 69 93 93 26.67 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 373 Nonvacant Agriculture Notes 2, 7 Great Park Corridor 14350 WALKER AVE 21632210b 52 31 41 41 11.80 MDR SP‐AG MU‐BC SP‐AG‐AH 25 45 165 Nonvacant Agriculture Notes 3, 7 Great Park Corridor E OF NEC EDISON AVE & GROVE AVE 21631101 29 17 23 23 3.69 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 90 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 14049 GROVE AVE 21631102 29 17 23 23 3.72 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 91 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 8185 EDISON AVE 21632103 120 70 96 96 15.67 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 382 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 7244 EDISON AVE 105328101 65 38 51 51 8.37 MDR SP‐AG MU‐GP SP‐AG‐AH 20 65 205 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 7218 EDISON AVE 105328102 16 9 13 13 2.06 OC SP‐AG MU‐GP SP‐AG‐AH 20 65 50 Nonvacant Open storage Note 8 Great Park Corridor NWC EDISON AVE & EUCLID AVE 105328103 21 12 17 17 2.73 OC SP‐AG MU‐GP SP‐AG‐AH 20 65 67 Nonvacant Vacant w/concrete pad &
fence
Note 8
Great Park Corridor N OF NWC EDISON AVE & EUCLID AVE 105328108 40 24 32 32 5.23 OC SP‐AG MU‐GP SP‐AG‐AH 20 65 128 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 14050 GROVE AVE 105332101 55 32 44 44 7.13 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 175 Nonvacant Open storage Notes 2, 8 Great Park Corridor 8061 EDISON AVE 105333104 65 38 52 52 8.48 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 208 Nonvacant Agriculture Note 8 Great Park Corridor S OF SWC EDISON AVE & GROVE AVE 105334102 43 25 34 34 5.62 GC SP‐AG MU‐GP SP‐AG‐AH 20 65 138 Nonvacant Agriculture Notes 2, 8 Great Park Corridor 7325 EDISON AVE 105339101 281 165 223 223 36.45 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 892 Nonvacant Agriculture Note 8 Great Park Corridor 7225 EDISON AVE 105341101 142 83 112 112 18.35 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 450 Nonvacant Agriculture Note 8 Great Park Corridor 14251 EUCLID AVE 105342101 50 29 39 39 6.45 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 158 Nonvacant Agriculture Note 8 Great Park Corridor 14211 S EUCLID 0 105342102 42 25 33 33 5.42 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 133 Nonvacant Open storage Note 8 Great Park Corridor 14187 EUCLID AVE 105342104 44 26 35 35 5.71 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 140 Nonvacant Agriculture Note 8 Great Park Corridor S OF SEC EDISON AVE & EUCLID AVE 105342107 5 3 4 4 0.61 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 15 Nonvacant Open storage Note 8 Great Park Corridor 14107 EUCLID AVE 105342108 9 5 7 7 1.18 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 29 Nonvacant Truck rental / open storage
Note 8
Great Park Corridor 7145 EDISON AVE 105342109 27 16 22 22 3.54 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 87 Nonvacant Open storage Note 8 Great Park Corridor 14393 S EUCLID AVE 105351101 46 27 36 36 5.92 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 145 Nonvacant Truck wash Note 8 Great Park Corridor N OF NEC EUCALYPTUS AVE & EDISON AVE 105351105 45 26 36 36 5.84 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 143 Nonvacant Agriculture Note 8 Draft October 2021 Table B‐2 Page 4
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Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Great Park Corridor N OF NWC EUCALYPTUS AVE & SULTANA AVE 105351106 73 43 58 58 9.49 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 233 Nonvacant Agriculture Note 8 Great Park Corridor 14389 SULTANA AVE 105352101 73 43 58 58 9.49 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 232 Nonvacant Agriculture Note 8 Great Park Corridor N OF NWC EUCALYPTUS AVE & CAMPUS AVE 105352102 72 42 57 57 9.36 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 229 Nonvacant Agriculture Note 8 Great Park Corridor 7511 EUCALYPTUS AVE 105359101 69 41 56 56 9.17 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 223 Nonvacant Agriculture Note 8 Great Park Corridor 7388 EUCALYPTUS AVE 105359102 69 40 55 55 9.01 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 220 Nonvacant Agriculture Note 8 Great Park Corridor 7280 EUCALYPTUS 0 105360101 70 41 55 55 9.02 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 221 Nonvacant Agriculture Note 8 Great Park Corridor NEC EUCALYPTUS AVE & EDISON AVE 105360102 43 25 34 34 5.58 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 137 Nonvacant Agriculture Note 8 Great Park Corridor 14437 EUCLID AVE 105360103 22 13 17 17 2.82 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 69 Nonvacant Agriculture Note 8 Great Park Corridor 14411 EUCLID AVE 105360104 26 15 20 20 3.33 MU‐GP SP‐AG MU‐GP SP‐AG‐AH 20 65 82 Nonvacant Truck wash Note 8 Grove Corridor N OF NEC CHINO AVE & GROVE AVE 21617102 16 10 0 79 4.76 LMDR SP‐AG MDR SP‐AG‐AH 20 30 105 Nonvacant Agriculture Grove Corridor S OF SEC RIVERSIDE DR & GROVE AVE 21617103 33 19 0 157 9.51 MDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Grove Corridor SWC RIVERSIDE DR & PARCO AVE 21617105 32 19 0 151 9.18 MDR SP‐AG MDR SP‐AG‐AH 20 30 202 Nonvacant Agriculture Grove Corridor 0 COMET AVE 21617106 33 20 0 159 9.62 MDR SP‐AG MDR SP‐AG‐AH 20 30 212 Nonvacant Agriculture Grove Corridor N OF NEC CHINO AVE & GROVE AVE 21617111 16 10 0 79 4.76 LMDR SP‐AG MDR SP‐AG‐AH 20 30 105 Nonvacant Agriculture Grove Corridor 13605 GROVE AVE 21621101 30 18 0 147 8.92 LMDR SP‐AG MDR SP‐AG‐AH 20 30 195 Nonvacant Open storage Grove Corridor 13403 GROVE AVE 21621104 33 19 0 157 9.50 LMDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Grove Corridor N OF NEC EDISON AVE & GROVE AVE 21631103 48 28 0 114 8.64 LMDR SP‐AG MDR SP‐AG‐AH 20 30 190 Nonvacant Agriculture Note 2 Grove Corridor 13817 GROVE AVE 21631104 53 31 0 126 9.52 LMDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Grove Corridor 13715 GROVE AVE 21631105 50 29 0 120 9.06 LMDR SP‐AG MDR SP‐AG‐AH 20 30 199 Nonvacant Agriculture Grove Corridor N OF NWC CHINO AVE & GROVE AVE 105217102 33 19 0 157 9.51 LMDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Grove Corridor S OF SEC CHINO AVE & GROVE AVE 105247102 33 19 0 157 9.51 LMDR SP‐AG MDR SP‐AG‐AH 20 30 209 Vacant Vacant Grove Corridor 13524 S GROVE AVE 105248102 24 14 0 114 6.94 LMDR SP‐AG MDR SP‐AG‐AH 20 30 153 Nonvacant Agriculture & open storage
Note 2
Grove Corridor 13608 GROVE AVE 105249105 15 9 0 73 4.43 NC SP‐AG MDR SP‐AG‐AH 20 30 96 Nonvacant Open storage Note 3 Grove Corridor 8010 SCHAEFER AVE 105249106 14 8 0 70 4.25 NC SP‐AG MDR SP‐AG‐AH 20 30 92 Nonvacant Open storage Note 4 Grove Corridor 8025 E SCHAEFER AVE 105315104 26 15 0 61 4.63 LMDR SP‐AG MDR SP‐AG‐AH 20 30 102 Nonvacant Open storage Grove Corridor 8087 E SCHAEFER AVE 105315105 22 13 0 52 3.92 LMDR SP‐AG MDR SP‐AG‐AH 20 30 86 Nonvacant Open storage Grove Corridor 13814 GROVE AVE 105316102 53 31 0 125 9.50 LMDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Building supply Grove Corridor 13908 GROVE AVE 105317103 24 14 0 56 4.28 LMDR SP‐AG MDR SP‐AG‐AH 20 30 94 Nonvacant Open storage Grove Corridor 13960 GROVE AVE 105317105 20 12 0 48 3.61 LMDR SP‐AG MDR SP‐AG‐AH 20 30 79 Nonvacant Agriculture Note 2 Grove Corridor 13519 S GROVE AVE 21621124 23 14 0 112 6.77 LMDR SP‐AG MDR SP‐AG‐AH 20 30 149 Nonvacant Open storage Note 2 Grove Corridor 8146 CHINO AVE 21617101 32 19 0 155 9.09 LMDR SP‐AG MU‐GR SP‐AG‐AH 20 65 206 Nonvacant Agriculture Note 9 Grove Corridor 8113 CHINO AVE 21621105 32 19 0 153 8.96 LMDR SP‐AG MU‐GR SP‐AG‐AH 20 65 204 Nonvacant Agriculture Note 9 Grove Corridor 8074 CHINO AVE 105218101 31 18 0 153 8.94 LMDR SP‐AG MU‐GR SP‐AG‐AH 20 65 202 Nonvacant Agriculture Note 9 Grove Corridor 8089 CHINO AVE 105246103 ‐1 0 0 205 8.99 LMDR SP‐AG MU‐GR SP‐AG‐AH 20 65 204 Nonvacant Agriculture Note 9 Euclid Corridor 7247 RIVERSIDE DR 105207105 5 3 0 31 1.90 MDR SP‐AG MDR SP‐AG‐AH 20 30 40 Nonvacant Agriculture Euclid Corridor SEC RIVERSIDE DR & EUCLIDE AVE 105207107 62 36 0 295 14.98 GC SP‐AG MU‐ER SP‐AG‐AH 20 75 393 Nonvacant Agriculture Note 10 Euclid Corridor E OF SEC RIVERSIDE DR & EUCLIDE AVE 105207108 25 15 0 121 7.32 MDR SP‐AG MDR SP‐AG‐AH 20 30 161 Nonvacant Agriculture Euclid Corridor E OF SEC RIVERSIDE DR & EUCLIDE AVE 105207109 16 9 0 76 4.61 MDR SP‐AG MDR SP‐AG‐AH 20 30 101 Nonvacant Agriculture Euclid Corridor 7297 RIVERSIDE DR 105207110 7 4 0 38 2.30 MDR SP‐AG MDR SP‐AG‐AH 20 30 49 Nonvacant Agriculture Euclid Corridor S OF SWC RIVERSIDE DR & SULTANA AVE 105208104 33 19 0 157 9.50 MDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Euclid Corridor 7325 RIVERSIDE DR 105210101 27 16 0 145 8.81 MDR SP‐AG MDR SP‐AG‐AH 20 30 189 Nonvacant Parking, vacant
field w/ unused ag
bldg
Draft October 2021 Table B‐2 Page 5
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Table B‐2: Housing Element Sites Inventory ‐ Candidate Sites to be Rezoned City of Ontario Policy Plan Housing Element Technical Report
Opportunity Area Site Address/Intersection APN Very Low‐ Income Low‐ Income Moderate‐ Income Above Moderate‐ Income
Parcel Size
(Acres)
Current
General Plan
Current
Zoning
Proposed General
Plan (GP)
Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Notes
Euclid Corridor 7192 CHINO AVE 105226101 18 10 0 84 5.07 MDR SP‐AG MDR SP‐AG‐AH 20 30 112 Nonvacant Agriculture Euclid Corridor N OF NEC CHINO AVE & EUCLID AVE 105226102 20 12 0 96 5.84 MDR SP‐AG MDR SP‐AG‐AH 20 30 128 Nonvacant Agriculture Euclid Corridor 13165 EUCLID AVE 105226106 40 24 0 192 11.65 MDR SP‐AG MDR SP‐AG‐AH 20 30 256 Nonvacant Agriculture Euclid Corridor 13647 EUCLID AVE 105238101 54 32 0 258 15.65 MDR SP‐AG MDR SP‐AG‐AH 20 30 344 Nonvacant Agriculture Euclid Corridor N OF NEC SCHAEFER AVE & EUCLID AVE 105238102 3 2 0 16 0.97 MDR SP‐AG MDR SP‐AG‐AH 20 30 20 Nonvacant Agriculture Euclid Corridor 13583 EUCLID AVE 105238104 14 8 0 66 3.98 MDR SP‐AG MDR SP‐AG‐AH 20 30 87 Vacant Vacant Euclid Corridor 13573 EUCLID AVE 105238105 2 1 0 11 0.64 MDR SP‐AG MDR SP‐AG‐AH 20 30 14 Nonvacant Agriculture Euclid Corridor 13555 EUCLID AVE 105238106 2 1 0 12 0.71 MDR SP‐AG MDR SP‐AG‐AH 20 30 15 Nonvacant Agriculture Euclid Corridor 13545 EUCLID AVE 105238108 3 2 0 13 0.81 MDR SP‐AG MDR SP‐AG‐AH 20 30 18 Nonvacant Building supply Euclid Corridor N OF NWC SCHAEFER AVE & SULTANA AVE 105238111 22 13 0 105 6.34 MDR SP‐AG MDR SP‐AG‐AH 20 30 140 Vacant Vacant Euclid Corridor N OF NWC SCHAEFER AVE & SULTANA AVE 105238112 10 6 0 47 2.82 MDR SP‐AG MDR SP‐AG‐AH 20 30 62 Nonvacant Agriculture Euclid Corridor 13525 S EUCLID AVE 105238113 5 3 0 22 1.35 MDR SP‐AG MDR SP‐AG‐AH 20 30 30 Nonvacant Veterinarian Euclid Corridor 13529 EUCLID AVE 105238116 3 2 0 15 0.90 MDR SP‐AG MDR SP‐AG‐AH 20 30 20 Nonvacant Auto rentals Euclid Corridor 7220 CHINO AVE 105238110 51 30 0 244 14.76 MDR SP‐AG MDR SP‐AG‐AH 20 30 325 Nonvacant Agriculture Note 2 Euclid Corridor 7110 CHINO AVE 105238114 38 23 0 186 11.27 MDR SP‐AG MDR SP‐AG‐AH 20 30 247 Nonvacant Agriculture Vineyard / Armstrong
Ranch Specific Plan S OF SWC RIVERSIDE DR & VINEYARD AVE 21617406 33 19 0 157 9.50 LDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Vineyard / Armstrong
Ranch Specific Plan N OF NWC CHINO AVE & VINEYARD AVE 21617407 33 19 0 157 9.51 LDR SP‐AG MDR SP‐AG‐AH 20 30 209 Nonvacant Agriculture Vineyard / ArmstrongRanch Specific Plan NWC CHINO AVE & VINEYARD AVE 21617408 32 19 0 151 9.15 LDR SP‐AG MDR SP‐AG‐AH 20 30 201 Nonvacant Agriculture Vineyard / ArmstrongRanch Specific Plan NEC CHINO AVE & VINEYARD AVE 21810101 31 18 0 149 9.05 LDR SP MDR SP‐ City to ammend Armstrong Ranch Specific Plan 20 30 199 Nonvacant Agriculture Vineyard / Armstrong
Ranch Specific Plan N OF NEC CHINO AVE & VINEYARD AVE 21810102 31 18 0 149 9.05 LDR SP MDR SP‐ City to ammend Armstrong Ranch Specific Plan 20 30 199 Nonvacant Agriculture Vineyard / ArmstrongRanch Specific Plan S OF SEC RIVERSIDE DR & VINEYARD AVE 21810103 31 18 0 149 9.05 LDR SP MDR SP‐ City to ammend Armstrong Ranch Specific Plan 20 30 199 Nonvacant Agriculture Vineyard / ArmstrongRanch Specific Plan SEC RIVERSIDE DR & VINEYARD AVE 21810104 31 18 0 149 9.05 LDR SP MDR SP‐ City to ammend Armstrong Ranch Specific Plan 20 30 199 Nonvacant Agriculture Notes:Note 1: Lot Consolidation Proposed: Site A
Note 2: This parcel has multiple land use designations. Only the portion of the parcel that allows residential uses were included in the acreage in this table and used to calculate capacity.

Note 3: This parcel has been split in the inventory to reflect multiple proposed land uses. Only the portions of the parcel that allow residential uses were included in the acreage in this table and used to calculate capacity.

Note 4: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 60% Note 5: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 75% Note 6: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 50% Note 7: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 40% Note 8: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 70% Note 9: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 65% Note 10: Percent of acreage estimated to accommodate housing (reduction factors for mixed‐use): 75% Draft October 2021 Table B‐2 Page 6
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3 MacArthur Place, Suite 1100
Santa Ana, CA 92707
714.966.9220
www.placeworks.com
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ORDINANCE NO. ______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PZC21-002, A ZONE CHANGE TO

MODIFY THE ZONING MAP TO ESTABLISH THE AH (AFFORDABLE

HOUSING) ZOINING OVERLAY DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF.

WHEREAS, the CITY OF ONTARIO ("Applicant") has filed an Application for the approval of a Zone Change, File No. PZC-21-002, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application proposes to establish an Affordable Housing Overlay District to facilitate housing opportunities within the City through the implementation of required rezone programs pursuant to the City's adopted Housing Element where required for compliance with State Housing Element law; and WHEREAS, the Affordable Housing Overlay District applies to sites identified in the housing inventory, part of the City's Housing Element, located (1) south of Riverside Drive, (2) along East Holt Boulevard between the Cucamonga Creek Channel and Corona Avenue, and (3) areas designated as MU-2 at the northeast corner of West Holt Boulevard and Mountain Avenue; and
WHEREAS, a related General Plan Amendment (File No. PGPA21-004) is being processed concurrently with this application for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan addressing State mandates and the 6th Cycle Regional Housing Needs Allocation ("RHNA") and this application also proposes to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish an Affordable Housing Overlay; and
WHEREAS, a related Development Code Amendment (File No. PDCA21-001) is being processed concurrently with this application to establish density standards applicable to the Affordable Housing Overlay District; and WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan ("ALUCP"), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
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WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA") and an initial study has been prepared to determine possible environmental impacts; and WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make recommendation to City Council on the subject Application; and WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on December 20, 2021, the Planning Commission conducted a public hearing and approved Resolution No. PC21-093 recommending the City Council approve a Resolution adopting an Addendum to The Ontario Plan Environmental Impact Report (State Clearinghouse No. 2008101140), certified by the City Council on January 27, 2010, in conjunction with File Nos. PGPA21-004, PZC-21-002, and PDCA21-001. The Addendum finds that the proposed project introduces no new significant environmental impacts. Furthermore, all mitigation measures previously adopted with the Certified Environmental Impact Report are incorporated into the Project by reference; and WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA") and an initial study has been prepared to determine possible environmental impacts; and WHEREAS, on March 1, 2022, the City Council of the City of Ontario conducted a hearing to consider the Initial Study/Addendum and the Project, and concluded said hearing on that date; and
WHEREAS, as the first action on the Project, on March1, 2022, the City Council approved a resolution adopting an Initial Study/Addendum to a previous Certified EIR prepared pursuant to CEQA, the State CEQA Guidelines and the City of Ontario Local CEQA Guidelines, which indicated that all potential environmental impacts from the Project were less than significant or could be mitigated to a level of significance; and WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND ORDAINED by the City Council of the City of Ontario, as follows:
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SECTION 1. Environmental Determination and Findings. As the decisionmaking body for the Project, the City Council has reviewed and considered the information contained in the previous Certified EIR and supporting documentation. Based upon the facts and information contained in the previous Certified EIR and supporting documentation, the City Council finds as follows:
(1) The environmental impacts of this project were reviewed in conjunction with an Addendum to The Ontario Plan ("TOP") Environmental Impact Report — State Clearinghouse No. 2008101140 ("Certified EIR"), which was certified by the Ontario City Council on January 27, 2010, in conjunction with File Nos. PGPA21-004, PZC-21-002, and PDCA21-001; and
(2) The EIR Addendum and administrative record have been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and
(3) The City's "Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed. This Application introduces no new significant environmental impacts; and (4) The EIR Addendum contains a complete and accurate reporting of the environmental impacts associated with the Project, and reflects the independent judgment of the City Council; and
(5) There is no substantial evidence in the administrative record supporting a fair argument that the project may result in significant environmental impacts; and (6) The proposed project will introduce no new significant environmental impacts beyond those previously analyzed in the Certified EIR, and all mitigation measures previously adopted by the Certified EIR, are incorporated herein by this reference.

SECTION 2. Additional Environmental Review Not Required. Based on the Addendum, all related information presented to the City Council, and the specific findings set forth in Section 1, above, the City Council finds that the preparation of a subsequent or supplemental Environmental Impact Report is not required for the Project, as the Project:
(1) Does not constitute substantial changes to the Certified EIR that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
(2) Does not constitute substantial changes with respect to the circumstances under which the Certified EIR was prepared, that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and 2158
(3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Certified EIR was certified/adopted, that shows any of the following:
(a) The Project will have one or more significant effects not discussed in the Certified EIR; or
(b) Significant effects previously examined will be substantially more severe than shown in the Certified EIR; or
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Certified EIR would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.

SECTION 4. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 3, above, the City Council hereby concludes as follows:
(1) The proposed Zone Change is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan; and
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Land Use Element:
 Goal LU1: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.
 LU1-6: Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.

Compliance: The proposed Zone Change reflects the existing uses of the properties or closely coordinates with land use designations in the surrounding area and provides opportunities for choice in living environments.  Goal LU2: Compatibility between a wide range of uses.  LU2-1: Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests.

Compliance: The proposed Zone Change reflects the existing uses of the properties or closely coordinates with land use designations in the surrounding area and will not create adverse impacts on adjacent properties.  Goal LU5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.  LU5-7: ALUCP Consistency with Land Use Regulations. We comply with state law that requires general plans, specific plans and all new development be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public use airport.

Compliance: The proposed Zone Change is consistent with the adopted Airport Land Use Compatibility Plan for both Ontario International Airport and Chino Airport.

Housing Element:
 Goal H2: Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario.
 H2-1: Corridor Housing. We revitalize transportation corridors by encouraging the production of higher density residential and mixed-uses that are architecturally, functionally and aesthetically suited to corridors. 2160
Compliance: The proposed Zone Change supports higher density residential and mixed-use development that is functionally and aesthetically suited along transportation corridors.
 H2-4: New Model Colony. We support a premier lifestyle community in the New Model Colony distinguished by diverse housing, highest design quality, and cohesive and highly amenitized neighborhoods.

Compliance: The proposed Zone Change is consistent with the policy to support a diverse housing type throughout Ontario.
 H2-6: Infill Development. We support the revitalization of neighborhoods through the construction of higher-density residential developments on underutilized residential and commercial sites.

Compliance: The proposed Zone Change supports the revitalization of neighborhoods through the infill development of higher-density residential and mixed-use developments on underutilized properties.
 Goal H3: A City regulatory environment that balances the need for creativity and excellence in residential design, flexibility and predictability in the project approval process, and the provision of an adequate supply and prices of housing.  H3-2: Flexible Standards. We allow flexibility in the application of residential and mixed-use development standards in order to gain benefits such as exceptional design quality, economic advantages, sustainability, or other benefits that would otherwise be unrealized.

Compliance: The proposed Zone Change supports flexibility in the application of development standards to achieve a variety of residential development on higher density residential and mixed-use properties.
 Goal H5: A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age or other status.
 H5-2: Family Housing. We support the development of larger rental apartments that are appropriate for families with children, including, as feasible, the provision of services, recreation and other amenities.

Compliance: The proposed Zone Change supports the development of larger rental apartments on higher density residential and mixed-use properties to meet the housing needs of all individuals and families in Ontario. (2) The proposed Zone Change would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The proposed zoning designation is compatible with the zoning and land uses in the surrounding areas; and 2161
(3) The proposed Zone Change will not adversely affect the harmonious relationship with adjacent properties and land uses. The allowed uses of the properties will be similar to other properties in the areas; and
(4) The subject site is physically suitable, including, but not limited to, parcel sizes, shapes, access, and availability of utilities, for the request and anticipated development. The sites identified for the AH Overlay District are of adequate size to accommodate a variety of residential development and are physically suitable for the anticipated future development.

SECTION 5. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the City Council hereby APPROVES the herein described Zone Change, attached hereto as "Attachment A," and incorporated herein by this reference.

SECTION 6. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 7. Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The People of the City of Ontario hereby declare that they would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

SECTION 8. Effective Date. This Ordinance shall become effective 30 days following its adoption.

SECTION 9. Publication and Posting. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within 15 days following the adoption. The City Clerk shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

PASSED, APPROVED, AND ADOPTED this ________ day of _________ 2022. _____________________________________
PAUL S. LEON, MAYOR
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ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
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STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. _______ was duly introduced at a regular meeting of the City Council of the City of Ontario held March 1, 2022 and adopted at the regular meeting held ___________, 2022 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. _______ duly passed and adopted by the Ontario City Council at their regular meeting held ____________ and that Summaries of the Ordinance were published on ___________ and _____________, in the Inland Valley Daily Bulletin newspaper.
__________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
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Attachment A: Affordable Housing Overlay
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Attachment B: Affordable Housing Overlay and Current Zoning 2166
ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PDCA21-001, A DEVELOPMENT CODE AMENDMENT REVISING SECTION 6.01.035, ADDING

PROVISIONS TO ESTABLISH THE AH (AFFORDABLE HOUSING)
OVERLAY DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF.

WHEREAS, the CITY OF ONTARIO ("Applicant") has filed an Application for the approval of a Development Code Amendment, File No. PDCA21-001, as described in the title of this Ordinance (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application is of Citywide impact, affecting approximately 50 square miles (31,789 acres) of land, which is generally bordered by Benson Avenue and Euclid Avenue on the west; Interstate 10 Freeway, Eighth Street, and Fourth Street on the north; Etiwanda Avenue and Hamner Avenue on the east; and Merrill Avenue and the San Bernardino County/Riverside County boundary on the south; and WHEREAS, certain minor changes are proposed to the City of Ontario Development Code, as follows:
 Section 6.01.035 (Overlay Zoning Districts) is to be amended, adding Subparagraph C.6 to establish an Affordable Housing Overlay District,  The purpose of the Affordable Housing Overlay District is to facilitate housing opportunities within the City through the implementation of required rezone programs pursuant to the City's adopted Housing Element where required for compliance with State Housing Element law,
 The Affordable Housing Overlay District applies to sites identified in the housing inventory, part of the City's Housing Element, located 1) south of Riverside Drive, 2) along East Holt Boulevard between the Cucamonga Creek Channel and Corona Avenue, and 3) areas designated as MU-2 at the northeast corner of West Holt Boulevard and Mountain Avenue; and
WHEREAS, the Development Code (Ontario Municipal Code Title 9) provides the legislative framework for the implementation of The Ontario Plan, which states long-term principles, goals, and policies for guiding the growth and development of the City in a manner that achieves Ontario's vision, and promotes and protects the public health, safety, comfort, convenience, prosperity, and welfare of its citizens; and WHEREAS, a related General Plan Amendment (File No. PGPA21-004) is being processed concurrently with this application for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan addressing State mandates and the 6th Cycle Regional Housing Needs Allocation (RHNA) and this application also proposes to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish an Affordable Housing Overlay; and
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WHEREAS, a related Zone Change (File No. PZC-21-002) is being processed concurrently with this application to establish an Affordable Housing Overlay District; and WHEREAS, on December 20, 2021, the Planning Commission conducted a public hearing and approved Resolution No. PC21-093 recommending the City Council approve a Resolution adopting an Addendum to The Ontario Plan Environmental Impact Report (State Clearinghouse No. 2008101140), certified by the City Council on January 27, 2010, in conjunction with File Nos. PGPA21-004, PZC21-002, and PDCA21-002. The Addendum finds that the proposed project introduces no new significant environmental impacts. Furthermore, all mitigation measures previously adopted with the Certified Environmental Impact Report are incorporated into the Project by reference; and WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA") and an initial study has been prepared to determine possible environmental impacts; and WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport ("ONT"), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on December 20, 2021, the Planning Commission of the City of Ontario conducted a hearing to consider the Initial Study/Addendum and the Project, and concluded said hearing on that date, voting to issue Resolution No. PC21-093, recommending the City Council approve the Application; and WHEREAS, on March 1, 2022, the City Council of the City of Ontario conducted a hearing to consider the Initial Study/Addendum and the Project, and concluded said hearing on that date; and
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WHEREAS, as the first action on the Project, on March 1, 2022, the City Council approved a resolution adopting an Initial Study/Addendum to a previous Certified EIR prepared pursuant to CEQA, the State CEQA Guidelines and the City of Ontario Local CEQA Guidelines, which indicated that all potential environmental impacts from the Project were less than significant or could be mitigated to a level of significance; and WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND ORDAINED by the City Council of the City of Ontario, as follows:

SECTION 1. Environmental Determination and Findings. As the decisionmaking body for the Project, the City Council has reviewed and considered the information contained in the previous Certified EIR and supporting documentation. Based upon the facts and information contained in the previous Certified EIR and supporting documentation, the City Council finds as follows:
(1) The environmental impacts of this project were reviewed in conjunction with an Addendum to The Ontario Plan Environmental Impact Report, certified by the City of Ontario City Council on March 1, 2022, in conjunction with File Nos. PGPA21-004, PZC21-002, and PDCA21-002; and
(2) The Addendum and administrative record have been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and
(3) The City's "Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed. This Application introduces no new significant environmental impacts; and (4) The Addendum contains a complete and accurate reporting of the environmental impacts associated with the Project, and reflects the independent judgment of the City Council; and
(5) There is no substantial evidence in the administrative record supporting a fair argument that the project may result in significant environmental impacts; and (6) The proposed project will introduce no new significant environmental impacts beyond those previously analyzed in the Certified EIR, and all mitigation measures previously adopted by the Certified EIR, are incorporated herein by this reference.

SECTION 2. Additional Environmental Review Not Required. Based on the Addendum, all related information presented to the City Council, and the specific findings set forth in Section 1, above, the City Council finds that the preparation of a subsequent or supplemental Certified EIR is not required for the Project, as the Project:
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(1) Does not constitute substantial changes to the Certified EIR that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
(2) Does not constitute substantial changes with respect to the circumstances under which the Certified EIR was prepared, that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and (3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Certified EIR was certified/adopted, that shows any of the following:
(a) The project will have one or more significant effects not discussed in the Certified EIR; or
(b) Significant effects previously examined will be substantially more severe than shown in the Certified EIR; or
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Certified EIR would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.

SECTION 3. Ontario International Airport Land Use Compatibility Plan ("ALUCP") Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan. On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan ("ALUCP"), establishing the Airport Influence Area for Ontario International Airport ("ONT"), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP. 2170
SECTION 4. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 3, above, the City Council hereby concludes as follows:
(1) The proposed Development Code Amendment is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The Development Code Amendment proposes:
(a) The identification of specific sites to be included in the AH Overlay District that are included in the housing inventory, which is part of the City's Housing Element, and located (1) south of Riverside Drive, (2) along East Holt Boulevard between the Cucamonga Creek Channel and Corona Avenue, and (3) areas designated as MU-2 at the northeast corner of West Holt Boulevard and Mountain Avenue that are suitable for affordable housing development projects; and
(b) Defining that affordable housing projects for the purposes of the AH Overlay provides that a certain identified percentage of the total units within each development are designated as affordable to lower income households and guaranteed for a minimum of 30 years; and
(c) Establishing that development standards applicable to proposed development in the AH Overlay District shall be in accordance with the applicable base zone, other overlay zones, and all applicable provisions of the Development Code; and (d) Establishing that all new residential development, within the AH Overlay District, regardless of affordability, requires a minimum density of 20 dwelling units per acre; and
(e) Establishing that affordable housing projects on properties designated as MDR in the Policy Plan shall allow a maximum density of 25 to 30 dwelling units per acre.
(2) The proposed Development Code Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The Development Code Amendment incorporates safeguards intended to ensure that the purposes of the Development Code are preserved; the project will not be contrary to or damage the public health, safety, convenience, or general welfare; the project will not result in any significant environmental impacts; and the project will be in full conformity with the Vision, City Council Priorities, and Policy Plan components of The Ontario Plan.

SECTION 5. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the City Council hereby APPROVES the herein described Development Code Amendment, included as "Attachment A" attached hereto and incorporated herein by this reference.
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SECTION 6. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 8. Effective Date. This Ordinance shall become effective 30 days following its adoption.

PASSED, APPROVED, AND ADOPTED this ____ day of _________ 2022. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
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STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
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ATTACHMENT A:

Development Code Amendment
File No. PDCA21-001
Development Code Section 6.01.035 (Overlay Zoning Districts) is hereby amended, adding Subparagraph C.6 to read as follows:
"6. AH (Affordable Housing) Overlay District.
a. Purpose. The purpose of the AH Overlay District is to facilitate housing opportunities within the community via implementation of required rezone programs pursuant to the City's adopted Housing Element where required for compliance with State Housing Element law.
b. Applicability. The herein established rights and responsibilities applicable to the AH Overlay District shall apply to sites identified in the housing inventory, part of the City's Housing Element, located 1) south of Riverside Drive, 2) along East Holt Boulevard between the Cucamonga Creek Channel and Corona Avenue, and 3) areas designated as MU-2 at the northeast corner of West Holt Boulevard and Mountain Avenue.
c. Definitions.
(1) Affordable Housing Project. Affordable housing projects for the purposes of the affordable housing overlay are defined as follows:
(a) Tier 1. Any projects with a residential component with at least 20% of total units are designated as affordable to lower incomes via deed restriction or another mechanism to guarantee affordability for a minimum of 30 years. (b) Tier 2. Any projects with a residential component with at least 25% of total units are designated as affordable to lower incomes via deed restriction or another mechanism to guarantee affordability for a minimum of 30 years. d. Development Standards. The development standards applicable to proposed development in the Affordable Housing Overlay District shall be in accordance with the applicable base zone, other overlay zones, and all applicable provisions of the Development Code, unless otherwise indicated herein, or where necessary to comply with Federal and State law.
(1) Minimum Density. Within the AH Overlay District, all new residential development, regardless of affordability, requires a minimum density of 20 dwelling units per acre. The minimum density shall be calculated as an average over the entire project area on sites south of Riverside Drive.
(2) Affordable Housing Projects. Development of affordable housing projects, as defined for the purposes of the affordable housing overlay, shall be allowed by-right within the AH Overlay District and are encouraged in accordance with the following provisions:
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(a) Specific Plan Base Zoning. Affordable housing projects with a base zoning designation of SP may develop as follows:
(i) Tier 1 Affordable housing projects:
 Medium Density Residential. Affordable
housing projects on properties designated as MDR in the Policy Plan may be developed in accordance with either the SP zoning district or the MDR-25 zoning district.  Mixed Use. Affordable housing projects
on properties designated as MU in the Policy Plan may be developed in accordance with either the SP zoning district or a comparable existing zoning implementation tool that aligns with the density and intensity of the proposed project. The following exceptions would apply:
o Maximum Density. The maximum
density allowed is equivalent to the maximum density identified for the applicable MixedUse area in the Land Use Designations Summary Table (Table LU-02) of the Policy Plan component of The Ontario Plan.
 Calculating Minimum Density. If a project
with a base designation of SP develops without a specific plan, minimum density shall be calculated as an average over the entire portion of the project area that is within the AH Overlay District.
(ii) Tier 2 Affordable housing projects:
 Same as Tier 1, with the following
additions:
o Medium Density Residential.

Affordable housing projects on properties designated as MDR in the Policy Plan shall allow a maximum density of 25 to 30 dwelling units per acre." 2175
Department: Planning
Prepared By: Alexis Vaughn
Staff Member Presenting:

Scott Murphy, Executive Director Community
Development
Reviewed By: Edmelynne V Hutter, Charles
Mercier, Rudy Zeledon
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 12
SUBJECT: A PUBLIC HEARING TO CONSIDER 1) CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NO. 2021010318), INCLUDING THE

ADOPTION OF A MITIGATION MONITORING AND REPORTING PROGRAM AND A STATEMENT OF OVERRIDING CONSIDERATIONS; 2) A GENERAL PLAN AMENDMENT (FILE NO. PGPA19-004) TO MODIFY THE LAND USE PLAN (EXHIBIT LU-01) OF THE POLICY PLAN (GENERAL PLAN) OF THE ONTARIO PLAN TO CHANGE THE LAND USE DESIGNATIONS FOR 219.39 ACRES OF LAND FROM LOWMEDIUM DENSITY RESIDENTIAL (5.1-11 DWELLING UNITS PER ACRE) AND BUSINESS PARK (0.6 FAR) TO BUSINESS PARK (0.6 FAR) AND INDUSTRIAL (0.55 FAR), AND MODIFY THE FUTURE BUILDOUT TABLE (EXHIBIT LU-03) TO BE CONSISTENT WITH THE LAND USE DESIGNATION CHANGES; AND 3) A SPECIFIC PLAN (FILE NO. PSP19-001 - SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN)

TO ESTABLISH THE LAND USE DISTRICTS, DEVELOPMENT STANDARDS, DESIGN

GUIDELINES, AND INFRASTRUCTURE IMPROVEMENTS FOR THE POTENTIAL DEVELOPMENT OF UP TO 5,333,518 SQUARE FEET OF INDUSTRIAL AND BUSINESS PARK LAND USES. THE PROJECT SITE IS BORDERED BY EUCALYPTUS AVENUE ON

THE NORTH, MERRILL AVENUE ON THE SOUTH, EXISTING RIGHT-OF-WAY FOR

THE FUTURE CAMPUS AVENUE EXTENSION ON THE WEST, AND GROVE AVENUE ON THE EAST (APNS: 1054-071-01, 1054-071-02, 1054-081-03, 1054-091-01, 1054- 091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054- 241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054- 051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, AND 1054-301-02.

CITY OF ONTARIO
Agenda Report
March 1, 2022
SECTION:

PUBLIC HEARINGS
RECOMMENDATION:

That the City Council take the following actions:

A. Consider and adopt the Resolution certifying the Environmental Impact Report (State Clearinghouse No. 2021010318) prepared for the South Ontario Logistics Center Specific Plan, File No. PSP19-001, which includes the adoption of a Statement of Overriding Considerations 2176
and Mitigation Monitoring and Reporting Plan;
B. Consider and adopt the Resolution approving a General Plan Amendment (File No. PGPA19- 004) modifying the Land Use Element of the Policy Plan component of The Ontario Plan (General Plan), changing the land use designations shown on the Land Use Plan Map (Exhibit LU-1) for 39 acres of land, from Low-Medium Density Residential (5.1-11 dwelling units per acre) and Business Park (0.6 FAR) to Business Park (0.6 FAR) and Industrial (0.55 FAR), and modify the Future Buildout Table (Exhibit LU-03) to be consistent with the land use designation changes; and
C. Introduce and waive further reading of the Ordinance adopting the South Ontario Logistics Center Specific Plan (File No. PSP19-001).

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
FISCAL IMPACT: Adoption of the South Ontario Logistics Center Specific Plan would result in both short and long-term fiscal impacts to the City. Short-term impacts include infrastructure improvements to serve the new Business Park and Industrial development. The cost of these improvements is included in the Nexus Study and Development Impact Fees (“DIF”) previously adopted by the City Council. The developer will be required to install improvements or pay the DIF associated with the various improvements. Long-term fiscal impacts include the ongoing operations and maintenance services (police, fire, maintenance, etc.) necessary to serve the new development. While the development will result in increased property tax revenue, the increase is insufficient to cover the cost of services associated with the project. To address this shortfall, the developer will be required to form and/or join a Community Facilities District to cover the additional public service costs. The general fund will not be used to fund this Ontario Ranch development.

BACKGROUND & ANALYSIS:

BACKGROUND: The Ontario Plan (TOP) Policy Plan (General Plan) provides the basic framework for development within the 8,200-acre area commonly referred to as Ontario Ranch. The Policy Plan requires City Council approval of a Specific Plan for new developments within Ontario Ranch. A Specific Plan is required to ensure that sufficient land area is included to achieve cohesive, unified districts and neighborhoods. Additionally, a Specific Plan is required to incorporate a development framework for detailed land use, circulation, infrastructure improvements (such as drainage, sewer, and water facilities), provision for public services, and urban design and landscape standards.

General Plan Amendment: The project area is bordered by Eucalyptus Avenue to the north, Merrill Avenue to the south, existing right-of-way for the future Campus Avenue extension to the west, and Grove Avenue to the east.
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As part of the Project, a General Plan Amendment application is proposed to eliminate the LowMedium Density Residential (5.1-11 dwelling units per acre) and Business Park (0.6 Floor Area Ratio (“FAR”)) land use designations, replacing them with the Business Park (0.6 FAR) and Industrial (0.55 FAR) land use designations. The General Plan Amendment will facilitate the potential development of up to 5,333,518 square feet of Industrial and Business Park development. The amendment includes changes to Policy Plan Exhibit: LU-01, Official Land Use Plan, (see Exhibit A: General Plan Land Use Map Amendment, attached) and Exhibit: LU-03, Future Buildout, to reflect the proposed land use designation changes (see Exhibit B: Amended Exhibit LU-03, Future Buildout, attached).

The General Plan Amendment will provide for a larger developable Industrial land use area, consistent with the current industrial market demands, as well as adjacent existing and approved land uses, including the Chino Airport to the south, the Ontario Ranch Business Park Specific Plan to the west, and the Merrill Commerce Center Specific Plan to the east. The Business Park land use area is intended to accommodate less intense industrial, commercial, and office uses that will assist in transitioning from the Chino Airport and general industrial uses to the south, to the future Medium-Density Residential (11.1-25 dwelling units per acre) development to the north, across Eucalyptus Avenue.

South Ontario Logistics Center Specific Plan: The South Ontario Logistics Center Specific Plan serves to implement the City’s Policy Plan for the project site and establishes regulations for development through the stipulation of permitted land uses, development standards, infrastructure requirements, and implementation requirements for the development of 219.39 acres of land that makes up the Specific Plan. The South Ontario Logistics Center Specific Plan establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, and architectural character, and ensure that superior community design is achieved during project development. The South Ontario Logistics Center Specific Plan establishes the procedures and requirements to approve new development within the project site to ensure that Policy Plan goals and policies are achieved.

Land Use Plan: The South Ontario Logistics Center Specific Plan consists of five Planning Areas (see Exhibit C: South Ontario Logistics Center Specific Plan Land Use Map, attached) that will accommodate a variety of commercial, office, technology, light manufacturing, and warehouse/distribution uses. The Land Use Plan implements the vision of The Ontario Plan by providing opportunities for employment in manufacturing, distribution, research and development, service, and supporting retail at intensities designed to meet the demand of current and future market conditions. The Specific Plan establishes a maximum 0.6 FAR for Business Park designated properties (Planning Areas 1 and 3) and maximum 0.55 FAR for Industrial General designated properties (Planning Areas 2, 4, and 5). The maximum FAR associated with each Specific Plan land use designation is consistent with the Policy Plan’s Business Park and Industrial land use designations.

The Specific Plan proposes the potential development of up to 5,333,518 square feet of Industrial and Business Park development (see Exhibit D: Land Use Summary Table, attached). Planning Areas 1 and 3, located along the northern portion of the Specific Plan area, adjacent to Eucalyptus Avenue, are 23.65 and 11.52 acres in size, respectively, and can be developed with up to 919,050 square feet of Business Park development. In addition, buildings within the Business Park land use 2178
area that front onto a public right-of-way cannot exceed a building footprint of 125,000 square feet, in order to maintain a pedestrian-oriented scale and massing appropriate to the site and future residential land uses to the north. Planning Areas 2, 4, and 5, located along the southern portion of the Specific Plan and south of the Business Park designated areas, are 106.71, 60.06, and 17.45 acres in size, respectively, and can be developed with up to 4,414,470 square feet of Industrial development.

Design Guidelines: The design theme and concept for the South Ontario Logistics Center Specific Plan was created to ensure a high-quality, attractive, and cohesive design structure for the Specific Plan, which meets each of the following objectives:

1. Demonstrates high-quality development that complements and integrates into the community and adds value to the City;

2. Creates a functional and sustainable place that ensures South Ontario Logistics Center is competitive regionally and appropriate in the Ontario Ranch community;

3. Illustrates the distinctive characteristics of the two land use districts: Business Park District (Planning Areas 1 and 3) and Industrial – General District (Planning Areas 2, 4, and 5);

4. Establishes criteria for building design and materials, landscape design, and site design that provide guidance to developers, builders, architects, landscape architects, and other professionals preparing plans for construction;

5. Provides guidance to City staff and the Planning Commission in the review and evaluation of future development projects in the South Ontario Logistics Center Specific Plan area;

6. Incorporates construction and landscape design standards that promote energy and water conservation strategies; and

7. Implements the goals and policies of The Ontario Plan and the intent of the Ontario Development Code.

The Design Guidelines have been established to promote high-quality architecture as required by the Ontario Development Code and TOP. The proposed architectural theme of the Specific Plan incorporates a Contemporary Architectural style and the five Planning Areas will be required to be designed to be compatible with and complement one another. The design guidelines of the Specific Plan will require all buildings to provide a recognizable base, body, roofline, and entry. The Specific Plan provides examples of the type of Industrial and Business Park concepts that are envisioned to be constructed within the Specific Plan.

All buildings will be required to be designed to highlight the primary entryways by incorporating special materials, visual relief, massing, and shading. Additionally, the facades that front onto a public street will incorporate vertical and horizontal articulation and material changes that will assist in enhancing these elevations and providing visual interest from the public view.

Circulation Concept: The circulation plan for the Specific Plan reinforces the objective of moving vehicles, pedestrians, cyclists, and public transit safely and efficiently through and around the project. The Specific Plan establishes the hierarchy and general location of roadways within the South Ontario Logistics Center Specific Plan. Traffic signals will be constructed or modified at the following major intersections:
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1. Campus Avenue and Eucalyptus Avenue;

2. Bon View Avenue and Eucalyptus Avenue;

3. Grove Avenue and Eucalyptus Avenue;

4. Campus Avenue and Merrill Avenue;

5. Bon View Avenue and Merrill Avenue;

6. Cucamonga Avenue and Merrill Avenue;

7. Grove Avenue and Merrill Avenue; and

8. Mid-block at Grove Avenue, Between Eucalyptus and Merrill Avenues.

Additionally, primary access to the Business Park development will be provided along Eucalyptus Avenue to the north, Campus Avenue to the west, and Grove Avenue to the east. Primary access into the Industrial development will be provided along Merrill Avenue to the south, Campus Avenue to the west, and Grove Avenue to the east.

Landscape Design: The landscape design theme for the South Ontario Logistics Center Specific Plan encourages landscape materials and designs that enhance the aesthetics of the structure, create and define public and private spaces, and provide shade and environmental benefits. Table 5.1 of the South Ontario Logistics Center Specific Plan identifies the plant material and trees to be used within parking lots, along street parkways, and adjacent to buildings. Additionally, the Specific Plan establishes the overall landscape coverage for the project and the landscape setbacks along the perimeter streets and interior property lines.

Infrastructure and Services: The backbone infrastructure to serve all areas of the Specific Plan will be installed by the developers in accordance with the Ontario Ranch (New Model Colony) Master Plans for streets, water (including recycled water), sewer, storm drain, and fiber optic facilities.

Natural gas will be provided by The Gas Company and electricity by SCE. Development of the project requires the installation by the developer of all infrastructure necessary to serve the project as a standalone development, with phasing and ultimate details to be reviewed and approved via a Development Agreement with the project site’s final map.

Specific Plan Phasing: Development phasing within the Specific Plan will be determined by the developers, based upon real estate market conditions. The Specific Plan outlines development phase one as Planning Areas 1 and 2, and development phase two as Planning Areas 3, 4, and 5 (Figure 4.1: Conceptual Site Plan). The phases may be developed as sub-phases and may occur either sequentially or concurrently with one another. Specific infrastructure, community facilities, and open space dedications will be provided/conditioned with future individual tract map(s) and/or development plan(s) that will be presented to the Planning Commission at a future date.

COMPLIANCE WITH THE ONTARIO PLAN: The proposed project is consistent with the principles, goals and policies contained within the Vision, Governance, Policy Plan (General Plan) and City Council Priorities components of The Ontario Plan.

California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local General Plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the General Plan. The South Ontario Logistics 2180
Center Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (General Plan). The policy analysis in Chapter 7.0 “General Plan Consistency” of the Specific Plan describes the manner in which the South Ontario Logistics Center Specific Plan complies with the Policy Plan goals and policies.

HOUSING ELEMENT COMPLIANCE: The project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

Senate Bill 330 (“SB 330”): The Housing Accountability Act (Government Code Section 65589.5 et seq.) was passed by the California Legislature, signed by the Governor, and became effective on January 1, 2020. The bill is the result of the Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.” The legislation adds Chapter 12 to Division 1 of Title 7 of the Government Code (Section 66300 et seq.) that applies to “affected cities,” which are identified as cities in urbanized areas as determined by the most recent census. In accordance with SB 330, the Department of Community Development and Housing (“HCD”) has prepared a list of affected cities and has determined that Ontario is an “affected city.” Therefore, pursuant to Government Code Section 66300(b)(1)(A) and (b):
(b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed under the land use designation and zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018…” except when approved by HCD or when the following exception is set out in Government Code Section 66300(i)(1) applies:
(i) (1) This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.

As discussed earlier in this staff report, the General Plan Amendment is proposed to change the site’s land use designations from Low-Medium Density Residential and Business Park to approximately 35.2 acres of Business Park (0.6 FAR) and 184.2 acres of Industrial (0.55 FAR) land uses. The GPA would, therefore, eliminate the low-medium density land use designation, thereby theoretically eliminating 1,352 units (as determined by the City’s density determinations to be 8.5 dwelling units per acre). In compliance with SB 330, the EIR evaluated the elimination of 1,352 units and determined that, based on SB 330 Exceptions for lack of water and sewer to serve a residential project and the no net loss of residential capacity, the Project is consistent with HCD exception findings. The proposed Project site does not have sufficient water or wastewater facilities to serve a residential project. As explained in Section 3.4.1.2, of the Draft EIR, at present there is no water or sewer infrastructure that could serve residential units because the land has been used for 2181
agricultural purposes with water provided by on-site wells and sewer provided by septic systems.

The Project Applicant is working on projects both approved and under review that span the length of Eucalyptus Avenue to the north, Merrill Avenue to the south, Euclid Avenue to the east, and Grove Avenue to the west (Ontario Ranch Business Park Specific Plan – Approved; Ontario Ranch Business Park Specific Plan Amendment – Under review; and, South Ontario Logistics Center Specific Plan – Subject Project), with a combined estimated cost of $144,331,000 (see Table 1, Project Cost Estimate by Project Area). The total estimated cost includes individual streets, lengths of pipe, storm drain, sewer, water, streetlights, curbing, paving, signals, power/fiber, and more. This cost would be financially infeasible for the 1,352 units presently allowed under the current residential General Plan designation and therefore the cost of such improvements would make residential development on the site financially infeasible (see Government Code Section 66589.5(d) (2) cited above).

Table 1: Project Cost Estimate by Project Area
Project Name Cost Estimate
Ontario Ranch Business Park Phase 1 (Specific
Plan - Approved)
$72,151,000
South Ontario Logistics Center (Specific Plan –
Subject Project, Under Review)
$59,780,000
Ontario Ranch Business Park Phase 2 (Specific
Plan Amendment, Under Review)
$12,400,000
Total $144,331,000
In order to demonstrate “no net loss of residential capacity,” the Project will be required to demonstrate increased residential zoning capacity on a “SB330 Replacement Site” by 1,352 units to off-set the Project site loss of zoning capacity (Low Medium Density, 5.1 to 11 du/ac). In tandem with the City’s adoption of the 6th Cycle Housing Element, scheduled to go before the City Council for their consideration, the City is also adopting an Affordable Housing Overlay zone and applying this zone to all parcels in the sites inventory that are south of Riverside Drive or are zoned MU-2 along Holt Boulevard. Relevant to the Project, the Affordable Housing Overlay zone will establish a minimum density of 20 dwelling units per acre for all development (regardless of Policy Plan designation or underlying zoning district), and increase the maximum density from 25 to 30 units per acre for parcels that are designated in the Policy Plan for Medium Density Residential (“MDR”) when an affordable housing project is proposed with at least 25 percent of proposed units that are restricted for lower income households. The creation of the Affordable Housing Overlay zone and increased maximum density of 5 dwelling units per acre will increase residential capacity on 473.7 acres of such parcels currently designated MDR, by 2,368 dwelling units.

On December 20, 2021, the Planning Commission reviewed and recommended City Council approval of a General Plan Amendment (File No. PGPA21-004) for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) and to establish a Zone Change (File No. PZC21-002). The Project EIR addresses the potential impacts associated with relocating residential density from the Project site to the SB330 Replacement Sites located north of the Project site, along Grove Avenue, pursuant to SB330. With 2182
the City adoption of the 6th Cycle Housing Element and associated Affordable Housing Overlay zone, no net loss of residential capacity will occur as a result of the Project.

AIRPORT LAND USE COMPATIBILITY: The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.

Ontario International Airport: On April 19, 2011, the Ontario City Council approved and adopted the Ontario International Airport Land use Compatibility Plan (“ALUCP”), establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. The proposed Project is located within the Airport Influence Area of Ontario International Airport and was evaluated and found to be consistent with the policies and criteria of the ALUCP. Any special conditions of approval associated with uses in close proximity to the airport are included in the conditions of approval provided with the attached resolutions.

Chino Airport: Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario. Portions of the City of Ontario are impacted by aircraft operations at Chino Airport (Exhibit E - Chino Airport Composite Safety Zones & TOP Land Use Designations). The adopted ALUCP for Chino Airport was approved in 1991 and does not reflect the most recently adopted 2005 Airport Master Plan. Also, the existing Chino Airport Land Use Compatibility Plan does not reflect the 2011 Caltrans Airport Land Use Planning Handbook. Public Utilities Code Section 21670.1(c) requires local jurisdictions under the “alternative process” to “rely upon” the California Airport Land Use Planning Handbook (Handbook) published by the California Department of Transportation (Caltrans), Division of Aeronautics in October 2011, for preparing Compatibility Plans and to utilize the Handbook’s height, land use, noise, safety, and density criteria. Although the City of Ontario does not have the formal responsibility under the “alternative process” to prepare a compatibility plan for Chino Airport, the City of Ontario has completed an Airport Land Use Compatibility Assessment that analyzes Chino Airport’s impacts on Ontario, consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The City of Ontario is currently working towards completing an Airport Land Use Compatibility Plan for portions of the City that are impacted by aircraft operations at Chino Airport. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the City of Ontario’s Chino Airport Land Use Compatibility Assessment. Future development within the Project Site shall be subject to Open Land and peopleper-acre occupancy intensity calculations that are described below.

The Project site is located within Safety Zones 1, 3, and 6 (Handbook Generic Safety Zones) and new development will be required to provide Open Land (an open area that is at least 300 feet long by 75 feet wide) consistent with the Handbook’s percentage criteria for each Safety Zone and peopleper-acre limits. Safety Zone 1 is part of the Runway Protection Zone and cannot be developed with 2183
any structures or buildings. Safety Zone 3 is required to provide a minimum of 15 percent of Open Land, and occupancy must be limited to 100 people per acre on average, and a maximum of 300 people in any one acre. Safety Zone 6 is required to provide a minimum of 10 percent of Open Land, and occupancy is limited to 300 people per acre on average, and a maximum of 1,200 people in any one acre.

ENVIRONMENTAL REVIEW: The Specific Plan is located within the City of Ontario in what was formally the approximate 8,200-acre City of Ontario Sphere of Influence (SOI). On January 7, 1998, the City of Ontario adopted the New Model Colony General Plan Amendment setting forth a comprehensive strategy for the future development of the Sphere of Influence. The New Model Colony is bound by Riverside Drive to the north, Milliken/Hamner Avenue to the east, Euclid Avenue to the west and Merrill Avenue/Bellegrave Avenue to the south.

On January 27, 2010, the City adopted The Ontario Plan and certified the accompanying Environmental Impact Report (“EIR”). The Ontario Plan serves as the City’s new General Plan for the entire City, including the New Model Colony (now referred to as Ontario Ranch). The Ontario Plan identified many areas that might have a potentially significant impact on the environment. These areas included: 1) Aesthetics; 2) Biological Resources; 3) Geology and Soils; 4) Hazards and Hazardous Materials; 5) Hydrology and Water Quality; 6) Land Use and Planning; 7) Mineral Resources; 8) Population and Housing; 9) Public Services; 10) Recreation; and 11) Utilities and Service Systems. Through the EIR process, these potential impacts were analyzed, revisions were incorporated into the plan and/or mitigation measures were identified that reduced the potential environmental impacts to a level that was less than significant.

Even though an EIR was prepared for The Ontario Plan, the analyses focused on the program or “big picture” impacts associated with development. With the submittal of the South Ontario Logistics Center Specific Plan, Staff is charged with evaluating the potential impacts of development at the project level. Staff determined that an EIR should be prepared for the South Ontario Logistics Center Specific Plan. As noted in the Planning Commission staff report, dated January 25, 2022, an EIR was prepared for the South Ontario Logistics Center Specific Plan addressing the following key areas:

Agricultural Resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Greenhouse Gas Emissions
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use and Planning
Noise
Population/Housing
Public Services
Transportation and Traffic
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Tribal Cultural Resources
Utilities and Service Systems
The South Ontario Logistics Center Specific Plan EIR (State Clearinghouse No. 2021010318) evaluates each of these areas and identifies mitigation measures and/or revisions to the plan to lessen the impacts of the project. Of the 15 areas considered by the EIR, all but five of the impact areas were mitigated to a level of less than significant. Even with the mitigation measures, the impacts to agriculture and forestry resources, air quality, cultural resources, greenhouse gases, and transportation and traffic could not be reduced to less than significant, resulting in some impacts remaining potentially significant and unavoidable. While mitigation of all potential impacts to a level of less than significant is desirable, the fact that five areas will remain significant and unavoidable is not unexpected. The identification of these areas as significant and unavoidable validates the work previously completed for The Ontario Plan. It is Staff's opinion that the Project-required infrastructure improvements, which will provide the opportunity for the development of residential, the Great Park, and commercial on the west side of Ontario Ranch to occur, job creation, and potential point of sale tax revenue, outweigh the potential impacts associated with the Project.

Therefore, Staff recommends the City Council certify the EIR, including the adoption of the Statement of Overriding Considerations and Mitigation Monitoring and Reporting Plan for the project.

PLANNING COMMISSION REVIEW: On January 25, 2022, the Planning Commission conducted a public hearing and voted unanimously (6-0) to recommend the City Council certify the South Ontario Logistics Center Specific Plan Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Plan; approval of the General Plan Amendment (File No. PGPA19-004); and adoption of the South Ontario Logistics Center Specific Plan (File No. PSP19-001).

PUBLIC COMMENTS: The Planning Department received written comments prior to and after the Planning Commission hearing on January 25, 2022 (See Exhibit "F"). During the public hearing, twenty members of the public commented on the project. The comments were both in support and opposition to the project. A summary of the comments in opposition are provided below along with a staff response to the concerns raised.

1.Statements were made that it was premature for the Planning Commission to make a recommendation on the Draft EIR to City Council, because the Draft EIR response to comments had not been addressed or made public. The Planning Commission's role is to review the Draft EIR and make a recommendation to City Council. The City Council is the approving authority on the final certification of the EIR. In addition, per California Environmental Quality Act, a City must respond to comments 10 day prior to the public hearing by the approving authority.

2.Several labor union organization members spoke in opposition to project, requesting that the Applicant hire local trained and skilled union labor workforce for the construction of the warehouse facilities. The Applicant stated at the meeting that they do have agreements with local labor trade organizations and that they will continue to make those commitments with the trade organizations.

3.Concerns were raised about the impact of logistic and warehouse uses on a local and regional 2185
level regarding air quality, traffic, habitat/open space and agriculture resources. The South Ontario Logistics Center Specific Plan EIR evaluated air quality, transportation/traffic, agriculture resources, and biological resources and identified mitigation measures and/or revisions to the plan to lessen the impacts of the project. Even with the mitigation measures, the impacts to agriculture and forestry resources, air quality, cultural resources, greenhouse gases, and transportation and traffic could not be reduced to less than significant, resulting in some impacts remaining potentially significant and unavoidable. While mitigation of all potential impacts to a level of less than significant is desirable, the fact that air quality, transportation/traffic, agriculture resources, and biological resources areas will remain significant and unavoidable is not unexpected. The identification of these areas as significant and unavoidable validates the work previously completed for The Ontario Plan.
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Exhibit A: GENERAL PLAN LAND USE MAP AMENDMENT
Existing Proposed
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Exhibit B: AMENDED POLICY PLN EXHIBIT LU-03, FUTURE BUILDOUT 2188
Exhibit B: AMENDED POLICY PLAN
EXHIBIT LU-03, FUTURE BUILDOUT (CONTINUED)
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Exhibit C: SOUTH ONTARIO LOGISTICS CENTER

SPECIFIC PLAN LAND USE MAP
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Exhibit D: LAND USE SUMMARY TABLE
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Exhibit E: CHINO AIRPORT COMPOSITE SAFETY ZONES

AND POLICY PLAN LAND USE DESIGNATIONS
Specific Plan Boundary
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Exhibit F
Public Comments Received for
File Nos.: PGPA19-004 and PSP19-001
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Case Planner: Alexis Vaughn Hearing Body Date Decision Action Planning Director
Approval:

DAB N/A
PC 1/25/22 Recommend
Submittal Date: 06/12/2019 CC Final
FILE NOS: PGPA19-004 and PSP19-001
SUBJECT: A public hearing to consider certification of the South Ontario Logistics Center Specific Plan Final Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations, for the following: 1) A General Plan Amendment (File No. PGPA19-004) to modify the Land Use Plan (Exhibit LU-01) of the Policy Plan (General Plan) of The Ontario Plan to change the land use designations on 219.39 acres of land, from 157.06 acres of Low-Medium Density Residential (5.1-11 dwelling units per acre) and 62.36 acres of Business Park (0.6 FAR) to 184.22 acres of Industrial (0.55 FAR) and 35.17 acres of Business Park (0.6 FAR), and modify the Future Buildout Table (Exhibit LU-03) to be consistent with the land use designation changes; and 2) a Specific Plan (File No. PSP19-001 – South Ontario Logistics Center Specific Plan) to establish the land use districts, development standards, design guidelines, and infrastructure improvements for the potential development of up to 5,333,518 square feet of Industrial and Business Park land uses. The Project site is generally bordered by Eucalyptus Avenue on the north, Merrill Avenue on the south, existing right-of-way for the future Campus Avenue extension to the west, and Grove Avenue to the east. Submitted by Grove Land Venture, LLC. City Council action is required.

PROPERTY OWNERS: Pocamo, LLC; George Borba Family Trust; George Borba, Jr., County of San Bernardino, Rudy Haringa Trust, Gerben Hettinga
RECOMMENDED ACTION: That the Planning Commission consider and adopt the following:
(1) The resolution recommending the City certify the South Ontario Logistics Center Specific Plan Final Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations;
(2) The resolution recommending the City Council approve the General Plan Amendment (File No. PGPA19-004) pursuant to the facts and reasons contained in the staff report and attached resolution; and
(3) The resolution recommending the City Council approve the South Ontario Logistics Center Specific Plan (File No. PSP19-001) pursuant to the facts and reasons contained in 303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Fax: 909.395.2420

PLANNING COMMISSION

STAFF REPORT
January 25, 2022
Approval
3/1/2022
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the staff report and attached resolution, and subject to the conditions of approval contained in the attached departmental reports.

PROJECT SETTING: The Project site is comprised of 219.39 acres of land located within the Ontario Ranch area annexed into the City of Ontario on November 30, 1999. The Project site is bounded by Eucalyptus Avenue on the north, Merrill Avenue on the south, the existing right-of-way for the future Campus Avenue on the west, and by Grove Avenue on the east, within the SP/AG (Specific Plan/Agricultural Overlay) zoning district, and is depicted in Figure 1: Project Location, above. The Project site is currently occupied by agricultural uses, including dairy farms and row crops, several residential structures, and vacant land that was previously used for agriculture. The site is moderately flat, sloping from northeast to southwest, with an approximate 17-foot drop in elevation from the northeast corner to the southwest corner of the Specific Plan area. There is an active Williamson Act Contract (Contract #72-392) on APNs 1054-051-01, 1054-051-02, 1054-061- 01, and 1054-061-02; however, a notice of non-renewal was recorded, starting the process to terminate the Contract. Cancellation will comply with provisions and requirements identified in Government Code Section 51280 et seq. The City will be required to make the statutory findings, and the landowner will be required to pay the requisite cancellation fee. The existing surrounding land uses, zoning, and general plan Figure 1: Project Location
N
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and specific plan land use designations are summarized in the “Surrounding Zoning & Land Uses” table located in the Technical Appendix of this report.

PROJECT ANALYSIS:
(1) Background — The Ontario Plan (“TOP”) Policy Plan (general plan) provides the basic framework for development within the 8,200-acre area commonly referred to as Ontario Ranch. The Policy Plan requires City Council approval of a Specific Plan for new developments of 10 acres or more within Ontario Ranch. A Specific Plan is required to ensure that sufficient land area is included to achieve cohesive, unified districts and neighborhoods. Additionally, a Specific Plan is required to incorporate a development framework for detailed land use, circulation, infrastructure improvements (such as drainage, sewer, and water facilities), provision for public services (including parks and schools), and urban design and landscape standards.
(2) General Plan Amendment (File No. PGPA19-004) – The South Ontario Logistics Center Specific Plan serves to implement the City’s Policy Plan for the Project site and provides regulations for development of the Project site, including the establishment of allowed land uses, development standards, infrastructure requirements, and implementation requirements for the development of approximately 219.4 acres within the Specific Plan boundaries. In order to implement the Specific Plan land use plan as shown in Figure 3: Specific Plan Land Use Plan, the Project includes a General Plan Amendment (“GPA”) to change the land uses designated Low-Medium Density Residential (5.1-11 dwelling units per acre) and Business Park (0.6 Floor Area Ratio (FAR)), to Business Park (0.6 FAR) and General Industrial (0.55 FAR). The GPA will facilitate the potential development of up to 5,333,518 square feet of General Industrial and Business Park development. The amendment includes changes to Policy Plan Exhibit LU-01, Official Land Use Plan (see Figure 2: General Plan Land Use Plan Amendment), and Exhibit LU-03, Future Buildout, to reflect the proposed land use designation changes (see Exhibit A— Amended Policy Plan Exhibit LU-03, Future Buildout, attached).

In response to current industrial market demands, the GPA proposes industrial development along the Project’s Merrill Avenue frontage. Additionally, the GPA proposes business park development along the Project’s Eucalyptus Avenue frontage, which will serve to buffer future medium density residential (11.1 to 25.0 dwelling units per acre) land uses allowed to the north by the Policy Plan, across Eucalyptus Avenue, from the heavier industrial uses that would be allowed by the proposed GPA.

The Project site is located within the Chino Airport Influence Area (AIA) and is impacted by Safety Zones 1, 3 and 6, as shown in Figure 4: Chino Airport Safety Zones and Existing Policy Plan Land Use Designations. The Safety Zone policies and criteria provide restrictions that limit the height and placement of buildings, lot coverage, concentration of people, the storage of hazardous materials, and excludes or limits sensitive land uses (residential, schools, day care centers, hospitals, etc.). The Project site is also impacted by existing aircraft traffic patterns from Runway 3-21, where aircraft fly directly over the 2230
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Project site while making Touch-and-Go landings, a maneuver where aircraft land on a runway and take off again without coming to a full stop; the pilot then circles the airport in a defined pattern to allow many landings to be practiced in a short time. State law requires that local jurisdictions “rely upon” the compatibility guidance provided by the California Airport Land Use Planning Handbook (published by the Caltrans, Division of Aeronautics) for establishing compatible land uses. The existing General Plan LowMedium Density Residential land designation is considered an incompatible land use within the Safety Zones and prohibits residential land uses within Safety Zone 1, limits residential density to one dwelling unit per 2-acre lot in Safety Zone 3 and limits 300 people per acre within Safety Zone 6. The proposed General Plan amendment from Business Park and Low-Medium Density Residential to Industrial and Business Park would create land use consistency with Chino Airport and satisfy the criteria set forth in the California Airport Land Use Planning Handbook.

The proposed Business Park and General Industrial land uses are consistent with other approved and proposed Specific Plans located along the same corridor generally bounded by Eucalyptus Avenue to the north and Merrill Avenue to the south, including the existing Ontario Ranch Business Park and proposed expansion, Merrill Commerce Center, and West Ontario Commerce Center.

Existing Proposed

Figure 2: General Plan Land Use Plan Amendment
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Figure 3: Specific Plan Land Use Plan
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(3) Specific Plan (File No. PSP19-001) — The South Ontario Logistics Center Specific Plan establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, and architectural character, and ensure that excellence in community design is achieved during Project development. The South Ontario Logistics Center Specific Plan establishes the procedures and requirements to approve new development within the Project site to ensure that TOP Policy Plan goals and policies are achieved. A copy of the proposed South Ontario Logistics Center Specific Plan is included as Attachment A of the attached recommended resolution for File No. PSP19-001.
(a) Land Use Plan. The South Ontario Logistics Center Specific Plan consists of five Planning Areas that will accommodate a variety of commercial, office, technology, light manufacturing, and warehouse/distribution uses. The Land Use Plan implements the vision of TOP by providing opportunities for employment in manufacturing, distribution, research and development, service, and supporting retail land uses at intensities designed to meet the demand of current and future market conditions.

The Specific Plan identifies the land use intensity anticipated in the five proposed Planning Areas (see Figure 3: Specific Plan Land Use Plan). The Applicant is proposing immediate development of Planning Areas 1 and 2, subject to market conditions.

Planning Areas 3 through 5 will be developed in the future, pending acquisition of the Figure 4: Chino Airport Safety Zones and Existing Policy Plan Land Use Designations Specific Plan Boundary
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properties and market demands. The Specific Plan is proposing a maximum 0.6 FAR within the Business Park land use designation (Planning Areas 1 and 3) and 0.55 FAR within the General Industrial land use designation (Planning Areas 2, 4, and 5). The proposed FARs for each of the Planning Areas is consistent with the Policy Plan Land Use designations for Business Park and Industrial.

Within Phase 1 of Specific Plan development, which consists of Planning Areas 1 and 2, up to 5,333,518 square feet of industrial and business park buildings may be constructed.

Planning Area 1, located along the northern portion of the Specific Plan Area, is 23.65 acres in size and can potentially be developed with 618,076 square feet of business park buildings. In addition, The Specific Plan limits buildings within the Business Park land use district, which front onto a public right-of-way, to a maximum building footprint of 125,000 square feet. Planning Area 2, located along the southern portion of the Specific Plan, is 106.71 acres in size and can potentially be developed with up to 2,556,442 square feet of industrial buildings (see Figure 5: Land Use Summary Table and Figure 6: Conceptual Phasing/Site Plan, below).

Phase 2 development will occur in the future, pending land acquisition and market conditions, and will include Planning Area 3, within the Business Park land use district located along Eucalyptus Avenue (11.52 acres with a potential for 300,972 square feet of development), and Planning Areas 4 and 5, within the General Industrial land use district located along Merrill Avenue (includes 60.06 acres of land with a potential for 1,438,914 Figure 5: Land Use Summary Table
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square feet of development and 17.45 acres of land with potential for 419,114 square feet of development, respectively).
(b) Design Guidelines. The design theme and concept for the South Ontario Logistics Center Specific Plan was crafted to ensure a high-quality, attractive, and cohesive design structure for the Specific Plan. The guidelines provide the following objectives for all future development within the Specific Plan area:
 Demonstrates high-quality development that complements and integrates into the community and adds value to the City.

Figure 6: Conceptual Phasing/Site Plan
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 Creates a functional and sustainable place that ensures South Ontario Logistics Center is competitive regionally and appropriate in the Ontario Ranch community.
 Illustrates the distinctive characteristics of the land use plan zoning districts:

Business Park District (Planning Areas 1 and 3) and General Industrial District (Planning Areas 2, 4, and 5).
 Establishes criteria for building design and materials, landscape design, and site design that provide guidance to developers, builders, architects, landscape architects, and other professionals preparing plans for construction.  Provides guidance to City staff and the Planning Commission in the review and evaluation of future development projects in the South Ontario Logistics Center Specific Plan area.
 Incorporates construction and landscape design standards that promote energy and water conservation strategies.
 Implements the goals and policies of The Ontario Plan and the intent of the Ontario Development Code.

The Planning Areas within the South Ontario Logistics Center are designed to be architecturally consistent yet distinct through use and circulation. The Design Guidelines have been established to promote high-quality architecture as required by the Ontario Development Code and The Ontario Plan. The proposed architectural theme of the Specific Plan incorporates a Contemporary Architectural style, and the five Planning Figure 7: Business Park Design Examples
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Areas will be designed to be compatible with and complement one another. The design guidelines of the Specific Plan requires all buildings to provide a recognizable base, body, roofline, and entry. The Specific Plan provides examples of the type of industrial and business park concepts that are envisioned to be constructed within the Specific Plan (see Figure 7: Business Park Design Examples and Figure 8: Industrial Design Examples, above).

All buildings shall be designed to highlight the primary entryways by incorporating special materials, visual relief, massing, and shading. Additionally, the facades that front onto a public street will incorporate vertical and horizontal articulation and material changes that will assist in enhancing these elevations and providing visual interest within areas that may be viewed by the public.
(c) Circulation Concept. The Circulation Plan for the Specific Plan reinforces the objective of moving vehicles, pedestrians, cyclists, and public transit safely and efficiently through and around the Project. The Specific Plan establishes the hierarchy and general location of roadways within the South Ontario Logistics Center Specific Plan.

Future traffic signals will be constructed or modified at the following major intersections:
 Campus Avenue and Eucalyptus Avenue
 Bon View Avenue and Eucalyptus Avenue
Figure 8: Industrial Design Examples
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 Cucamonga Avenue and Eucalyptus Avenue (potential location, to be determined by future development)
 Grove Avenue and Eucalyptus Avenue
 Campus Avenue and Merrill Avenue
 Mid-block at Campus Avenue, between Eucalyptus and Merrill Avenues (potential location, to be determined by future development)
 Bon View Avenue and Merrill Avenue
 Cucamonga Avenue and Merrill Avenue
 Grove Avenue and Merrill Avenue
 Mid-block at Grove Avenue, between Eucalyptus and Merrill Avenues  Sultana Avenue and Eucalyptus Avenue (within the Ontario Ranch Business Park Specific Plan area)
 Sultana Avenue and Merrill Avenue (within the Ontario Ranch Business Park Specific Plan area)
Additionally, primary access into the business park development will be provided along Eucalyptus Avenue to the north and Grove Avenue to the east. Primary access into the industrial development will be provided along Merrill Avenue to the south, Campus Avenue to the west, Grove Avenue to the east, and Bon View Avenue interior to the Project site (see Figure 9: Circulation Plan, below).

Figure 9: Circulation Plan
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Merrill Avenue and Eucalyptus Avenue, which run east-to-west along the southern and northern portions of the Project site, will be improved as four-lane collector streets with 98-foot and 108-foot rights-of-way, respectively. Each street will include a parkway and a multipurpose trail, and Merrill Avenue will include a Class-II bike lane (see Figure 10:

Merrill and Eucalyptus Avenues Street Cross Sections, below).

Figure 10: Merrill and Eucalyptus Avenues Street Cross Sections 2239
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Figure 11: Grove, Bon View, and Campus Avenues Street Cross Sections 2240
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Grove Avenue, a principal arterial having a 124-foot right-of-way width, will run northsouth along the Project’s eastern boundary and will be improved with a 40-foot wide neighborhood edge adjacent to the street. The neighborhood edge will include a 20- foot wide landscape buffer and 20-foot wide parkway containing a five-foot wide sidewalk. Bon View Avenue, a local industrial street having a 66-foot right-of-way width, will run north-south through the interior of the Project site. A 9-foot wide parkway containing a five-foot wide sidewalk will be provided; however, additional right-of-way or an easement may be required in the future. Campus Avenue, a minor arterial having a 108-foot right-of-way width, will run north-south along the Project’s western boundary and will be improved with a 35-foot wide neighborhood edge. The neighborhood edge will include a 23-foot wide landscape buffer with an eight-foot wide multi-purpose trail, and a 12-foot wide parkway containing a five-foot wide sidewalk (see Figure 11: Grove, Bon View, and Campus Avenues Street Cross Sections, above). (d) Landscape Design. The landscape design theme for the South Ontario Logistics Center Specific Plan encourages durable landscape materials and designs that enhance the aesthetics of the structure, create and define public and private spaces, and provide shade and environmental benefits. The South Ontario Logistics Center Specific Plan establishes a base landscape palette for the South Ontario Logistics Center and includes a variety of groundcovers, shrubs, ornamental grasses, and evergreen and deciduous trees. The selection complements the design theme of the Specific Plan area and features water-efficient, drought-tolerant species native to the region. Similar plant materials may be substituted for the species listed in the landscape pallet if the alternative plants are climate appropriate and enhance the thematic setting.

The minimum landscape coverage required for the Business Park land use district is 15 percent and the Industrial land use district is required to provide a 10 percent minimum landscape coverage. As illustrated on the street cross sections, Grove Avenue will be required to provide a 40-foot wide neighborhood edge, Merrill, Campus, and Eucalyptus Avenues will be required to provide a 35-foot wide neighborhood edge. Bon View Avenue will be designed with a 4-foot wide curb adjacent landscape parkway and a 5- foot wide sidewalk.
(e) Infrastructure and Services. The backbone infrastructure to serve all areas of the Specific Plan will be installed by the developer in accordance with the Ontario Ranch (New Model Colony) Master Plans for streets, water (including recycled water), sewer, storm drain, and fiber optic facilities. Natural gas will be provided by The Gas Company and electricity by SCE. Development of the Project requires the installation by the developer of all infrastructure necessary to serve the Project as a standalone development, with phasing and ultimate details to be reviewed and approved via a Development Agreement with the Project site’s final map. (f) Specific Plan Phasing. Development phasing within the Specific Plan, as illustrated in Figure 6: Conceptual Phasing/Site Plan, will be determined by the developers, based upon acquisition of properties and real estate market conditions. The 2241
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Specific Plan outlines development Phase 1 as Planning Areas 1 and 2, and development Phase 2 as Planning Areas 3, 4, and 5. The phases may be developed as sub-phases and may occur either sequentially or concurrently with one another. Specific infrastructure, community facilities, and open space dedications will be provided/conditioned with one or more future individual parcel map(s) and/or development plan(s). (g) Signage. The South Ontario Logistics Center Specific Plan has required that a comprehensive sign program be submitted for the Project site, to ensure quality and consistent signage throughout the whole site.

COMPLIANCE WITH THE ONTARIO PLAN: The proposed Project is consistent with the principles, goals and policies contained within the Vision, Governance, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan (TOP). More specifically, the goals and policies of TOP that are furthered by the proposed Project are as follows:
(1) City Council Goals.
 Invest in the Growth and Evolution of the City’s Economy  Operate in a Businesslike Manner
 Invest in the City’s Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
 Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in the New Model Colony
(2) Governance.

Decision Making:
 Goal G1: Sustained decision-making that consistently moves Ontario towards its Vision by using The Ontario Plan as a framework for assessing choices.  G1-2 Long-term Benefit. We require decisions to demonstrate and document how they add value to the community and support the Ontario Vision (3) Policy Plan (General Plan)
Land Use Element:
 LU1-1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, and foster the development of transit.
 LU1-6 Complete Community: We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where 2242
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residents at all stages of life, employers, workers and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario. (Refer to Complete Community Section of Community Economics Element).  Goal LU2: Compatibility between a wide range of uses.

Community Economics Element:
 Goal CE2: A City of distinctive neighborhoods, districts, and corridors, where people choose to be.
 CE2-1 Development Projects. We require new development and redevelopment to create unique, high-quality places that add value to the community.  CE2-2 Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
 CE2-4 Protection of Investment. We require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.
 CE2-5 Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.

Safety Element:
 Goal S1: Minimized risk of injury, loss of life, property damage and economic and social disruption caused by earthquake-induced and other geologic hazards.  S1-1 Implementation of Regulations and Standards. We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading.

Community Design Element:
 Goal CD1: A dynamic, progressive city containing distinct neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.
 CD1-1 City Identity. We take actions that are consistent with the City being a leading urban center in Southern California while recognizing the diverse character of our existing viable neighborhoods.
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 CD1-2 Growth Areas. We require development in growth areas to be distinctive and unique places within which there are cohesive design themes.  CD1-3 Neighborhood Improvement. We require viable existing residential and non-residential neighborhoods to be preserved, protected, and enhanced in accordance with our land use policies.
 Goal CD2: A high level of design quality resulting in public spaces, streetscapes, and developments that are attractive, safe, functional and distinct.  CD2-1 Quality Architecture. We encourage all development projects to convey visual interest and character through:
• Building volume, massing, and height to provide appropriate scale and proportion;
• A true architectural style which is carried out in plan, section and elevation through all aspects of the building and site design and appropriate for its setting; and
• Exterior building materials that are visually interesting, high quality, durable, and appropriate for the architectural style.
 CD2-7 Sustainability. We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials and construction techniques.  CD2-8 Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, maintenance of visibility and accessibility, and use of lighting.
 CD2-9 Landscape Design. We encourage durable landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.  CD2-10 Surface Parking Areas. We require parking areas visible to or used by the public to be landscaped in an aesthetically pleasing, safe and environmentally sensitive manner. Examples include shade trees, pervious surfaces, urban run-off capture and infiltration, and pedestrian paths to guide users through the parking field.  CD2-11 Entry Statements. We encourage the inclusion of amenities, signage and landscaping at the entry to neighborhoods, commercial centers, mixed use 2244
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areas, industrial developments, and public places that reinforce them as uniquely identifiable places.
 CD2-12 Site and Building Signage. We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structures.  CD2-13 Entitlement Process. We work collaboratively with all stakeholders to ensure a high degree of certainty in the efficient review and timely processing of all development plans and permits.
 Goal CD3: Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing and safe during all hours.
 CD3-1 Design. We require that pedestrian, vehicular, bicycle and equestrian circulation on both public and private property be coordinated and designed to maximize safety, comfort and aesthetics.
 CD3-2 Connectivity Between Streets, Sidewalks, Walkways and Plazas. We require landscaping and paving be used to optimize visual connectivity between streets, sidewalks, walkways and plazas for pedestrians.
 CD3-3 Building Entrances. We require all building entrances to be accessible and visible from adjacent streets, sidewalks or public open spaces.  CD3-5 Paving. We require sidewalks and road surfaces to be of a type and quality that contributes to the appearance and utility of streets and public spaces.  CD3-6 Landscaping. We utilize landscaping to enhance the aesthetics, functionality and sustainability of streetscapes, outdoor spaces and buildings.  Goal CD5: A sustained level of maintenance and improvement of properties, buildings and infrastructure that protects the property values and encourages additional public and private investments.
 CD5-1 Maintenance of Buildings and Property. We require all public and privately owned buildings and property (including trails and easements) to be properly and consistently maintained.
 CD5-2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.
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HOUSING ELEMENT COMPLIANCE: The Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the Project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

Senate Bill 330 (“SB 330”) — The Housing Accountability Act (Government Code Section 65589.5 et seq.) was passed by the California Legislature, signed by the Governor, and became effective on January 1, 2020. The bill is the result of the Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.” SB 330 amends Government Code Section 65589.5, adds Government Code Sections 65940, 65943 and 65950, and repeals and readopts Government Code Sections 65906.5, 65913.10 and 65941.1. To summarize, no city may disapprove a residential housing development project for low- to moderate-income households (as defined therein) unless it makes a finding that the housing development project “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households…” such as where the housing development project is proposed on land “which does not have adequate water or wastewater facilities to serve the project.” (Government Code Section 65589.5(d)(2), (4)).

In addition, the legislation adds Chapter 12 to Division 1 of Title 7 of the Government Code (Section 66300 et seq.) that applies to “affected cities,” which are identified as cities in urbanized areas as determined by the most recent census. In accordance with SB 330, the Department of Community Development and Housing (“HCD”) has prepared a list of affected cities and has determined that Ontario is an “affected city.” Therefore, pursuant to Government Code Section 66300(b)(1)(A) and (b):
(b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed under the land use designation and zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018…” except when approved by HCD or when the following exception is set out in Government Code Section 66300(i)(1) applies:
(i) (1) This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the 2246
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city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.

As discussed in Section 2 of this staff report, the General Plan Amendment is proposed to change the site’s land use designations from Low-Medium Density Residential and Business Park to approximately 35.2 acres of Business Park (0.6 FAR) and 184.2 acres of Industrial (0.55 FAR) land uses. The GPA would, therefore, eliminate the low-medium density land use designation, thereby theoretically eliminating 1,352 units (as determined by the City’s density determinations to be 8.5 dwelling units per acre). In compliance with SB 330, the EIR evaluated the elimination of 1,352 units and determined that based on SB 330 Exceptions for lack of water and sewer to serve a residential project and the no net loss of residential capacity, the Project is consistent with HCD exception findings. The proposed Project site does not have sufficient water or wastewater facilities to serve a residential project. As explained in Section 3.4.1.2, of the Draft EIR, at present there is no water or sewer infrastructure that could serve residential units because the land has been used for agricultural purposes with water provided by on-site wells and sewer provided by septic systems. The Project Applicant is working on projects both approved and under review that span the length of Eucalyptus Avenue to the north, Merrill Avenue to the south, Euclid Avenue to the east, and Grove Avenue to the west (Ontario Ranch Business Park Specific Plan – Approved; Ontario Ranch Business Park Specific Plan Amendment – Under review; and, South Ontario Logistics Center – Subject Project), with a combined estimated cost of $144,331,000 (see Table 1, Project Cost Estimate by Project Area). The total estimated cost includes individual streets, lengths of pipe, storm drain, sewer, water, streetlights, curbing, paving, signals, power/fiber, and more. This cost would be financially infeasible for the 1,352 units presently allowed under the current residential General Plan designation and therefore the cost of such improvements would make residential development on the site financially infeasible (see Government Code Section 66589.5(d)(2) cited above).

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scheduled to go before the City Council for their consideration in February 2022, the City is also adopting an Affordable Housing Overlay zone and applying this zone to all parcels in the sites inventory that are south of Riverside Drive or are zoned MU-2 along Holt Boulevard. Relevant to the Project, the Affordable Housing Overlay zone will establish a minimum density of 20 dwelling units per acre for all development (regardless of Policy Plan designation or underlying zoning district), and increase the maximum density from 25 to 30 units per acre for parcels that are designated in the Policy Plan for Medium Density Residential (“MDR”) when an affordable housing project is proposed with at least 25 percent of proposed units are restricted for lower income households. The creation of the Affordable Housing Overlay zone and increased maximum density of 5 dwelling units per acre will increase residential capacity on 473.7 acres of such parcels currently designated MDR, by 2,368 dwelling units. On December 20, 2021, the Planning Commission reviewed and recommended to the February 15, 2022, City Council hearing for approval a General Plan Amendment (File No. PGPA21-004) for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002). The Project EIR addresses the potential impacts associated with relocating residential density from the Project site to the SB330 Replacement Sites located north of the Project site, along Grove Avenue, pursuant to SB330. With the City adoption of the 6th Cycle Housing Element and associated Affordable Housing Overlay zone, no net loss of residential capacity will occur as a result of the Project.

AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) COMPLIANCE: The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan. (1) Ontario International Airport — On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan (“ALUCP”), establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. The proposed Project is located within the Airport Influence Area of Ontario International Airport and was evaluated and found to be consistent with the policies and criteria of the ALUCP. Any special conditions of approval associated with uses in close proximity to the airport are included in the conditions of approval provided with the attached resolutions.
(2) Chino Airport — Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario. Portions of the City of Ontario are impacted by aircraft operations at Chino Airport. The adopted ALUCP for Chino Airport was approved in 1991 and does not reflect 2248
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the most recently adopted 2005 Airport Master Plan. Also, the existing Chino Airport Land Use Compatibility Plan does not reflect the 2011 Caltrans Airport Land Use Planning Handbook. Public Utilities Code Section 21670.1(c) requires local jurisdictions under the “alternative process” to “rely upon” the California Airport Land Use Planning Handbook (Handbook) published by the California Department of Transportation (Caltrans), Division of Aeronautics in October 2011, for preparing Compatibility Plans and to utilize the Handbook’s height, land use, noise, safety, and density criteria. Although the City of Ontario does not have the formal responsibility under the “alternative process” to prepare a compatibility plan for Chino Airport, the City of Ontario has completed an Airport Land Use Compatibility Assessment that analyzes Chino Airport’s impacts on Ontario, consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The City of Ontario is currently working towards completing an Airport Land Use Compatibility Plan for portions of the City that are impacted by aircraft operations at Chino Airport. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the City of Ontario’s Chino Airport Land Use Compatibility Assessment. Future development within Project Site shall be subject to Open Land and people per acre occupancy intensity calculations that are described below.

The Project site is located within Safety Zones 1, 3, and 6 (Handbook Generic Safety Zones) and new development will be required to provide Open Land (an open area that is 300 feet long by 75 feet wide) consistent with the Handbook’s percentage criteria for each Safety Zone and people per acre limits. Safety Zone 1 is part of the Runway Protection Zone and cannot be developed with any structures or buildings. Safety Zone 3 is required to provide a minimum of 15 percent of Open Land, and occupancy must be limited to 100 people per acre on average, and a maximum of 300 people in any one acre. Safety Zone 6 is required to provide a minimum of 10 percent of Open Land, and occupancy is limited to 300 people per acre on average, and a maximum of 1,200 people in any one acre.

ENVIRONMENTAL REVIEW: The Specific Plan is located in the City of Ontario in what was formerly the approximate 8,200-acre City of Ontario Sphere of Influence (SOI) area. On January 7, 1998, the City of Ontario adopted the New Model Colony (“NMC”) General Plan Amendment, setting forth a comprehensive strategy for the future development of the SOI. The NMC is generally bordered by Riverside Drive to the north, Milliken Avenue to the east, Euclid Avenue to the west and Merrill Avenue to the south. (1) The Ontario Plan Environmental Impact Report — On January 27, 2010, the City Council adopted The Ontario Plan (“TOP”) and certified the accompanying Environmental Impact Report (“EIR”) (State Clearinghouse No. 2008101140). TOP includes the General Plan for the entire City, including the NMC (now referred to as “Ontario Ranch”). TOP EIR identified many areas that might have a potentially significant impact on the environment. These areas included: 1) Aesthetics; 2) Biological Resources; 3) Geology and Soils; 4) Hazards and Hazardous Materials; 5) Hydrology and Water Quality; 2249
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6) Land Use and Planning; 7) Mineral Resources; 8) Population and Housing; 9) Public Services; 10) Recreation; and 11) Utilities and Service Systems. Through the EIR process, these potential impacts were analyzed, revisions were incorporated into the plan, and/or mitigation measures were identified that reduced the potential environmental impacts to a level that was less than significant.

TOP also identified several potential impacts that, even with revisions and/or mitigation measures, could not be reduced to a level of less than significant. These areas included:
(a) Agriculture Resources.

Impact 5.2-1. Buildout of TOP would convert 3,269.3 acres of California Resource Agency designated Prime Farmland, Unique Farmland, and Farmland of Statewide Importance to residential, commercial, mixed-use, and industrial land uses.

Consequently, Impact 5.2-1 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.2-2. There are a number of Williamson Act contracts within the City that have yet to expire. Buildout of TOP would most likely require the cancellation or nonrenewal of these contracts. The current use of these contracts would slow the rate of conversion from agricultural to nonagricultural land but it would not impede the conversion. Since there are some Williamson Act contracts still active in the Ontario Ranch, implementation of the proposed land use plan for The Ontario Plan would conflict with these contracts and cause a significant impact. Consequently, Impact 5.2-2 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.2-3. Development of the City in accordance with TOP would increase the amount of nonagricultural land uses. When nonagricultural land uses are placed near agricultural uses, the odors, noises, and other hazards related to agriculture conflict with the activities and the quality of life of the people living and working in the surrounding areas. Consequently, conversion of agricultural uses in the city may cause farms and agricultural land uses outside the City to be converted to nonagricultural uses because of the nuisances related to agriculture. Impact 5.2-3 would remain significant and unavoidable. Therefore, a Statement of Overriding Considerations would be required.
(b) Air Quality.

Impact 5.3-1. The Project would not be consistent with the Air Quality Management Plan (“AQMP”) because air pollutant emissions associated with buildout of the City of Ontario would cumulatively contribute to the nonattainment designations in the South Coast Air Basin (“SoCAB”). Furthermore, buildout of the Proposed Land Use Plan would exceed current estimates of population, employment, and vehicle miles traveled for Ontario and, therefore, these emissions are not included in the current regional 2250
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emissions inventory for the SoCAB. As both criteria must be met in order for a project to be considered consistent with the AQMP, the Project would be considered inconsistent with the AQMP. Consequently, Impact 5.3-1 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.3-2. Construction activities associated with buildout of TOP would generate short-term emissions that exceed the South Coast Air Quality Management District’s (“SCAQMD”) regional significance thresholds; cumulatively contribute to the SoCAB’s nonattainment designations for O3, PM10, and PM2.5; and potentially elevate concentrations of air pollutants at sensitive receptors. Consequently, Impact 5.3-2 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.3-3. Buildout of TOP would generate long-term emissions that would exceed SCAQMD’S regional significance thresholds and cumulatively contribute to the SoCAB nonattainment designations for O3, PM10, and PM2.5. Consequently, Impact 5.3-3 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.3-5. Approval of residential and other sensitive land uses within 500 feet of I-10, I-15, or SR-60 would result in exposure of persons to substantial concentrations of diesel particulate matter. Consequently, Impact 5.3-5 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.3-6. Conversion of agricultural land to nonagricultural uses would temporarily expose residents to objectionable odors. Consequently, Impact 5.3-6 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.
(c) Cultural Resources
Impact 5.5-1. Although protective regulations are in place and preservation policies are included in TOP, implementation of the Proposed Land Use Plan, especially within growth focus areas, has the potential to impact Tier III historic resources.

Mitigation Measure 5-1 would require a historical evaluation for properties within historic resources in the Focus Areas under the City’s ordinance. However, the ordinance does not provide a high level of protection for Tier III resources. As a result, historical resources categorized under the Ordinance as Tier III could potentially be impacts with implementation of the Proposed Land Use Plan. Consequently, Impact 5.5-1 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.
(d) Global Climate Change.
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Impact 5.6-1. Buildout of the City of Ontario would generate greenhouse gas emissions that would significantly contribute to global climate change impacts in California. GHG emissions generated in the City would significantly contribute to climate change impacts in California as a result of the growth in population and employment in the City and scale of development activity associated with buildout of the Proposed Land Use Plan. Consequently, Impact 5.6-1 would remain significant and unavoidable and a Statement of Overriding Considerations would be required. (e) Noise.

Impact 5.12-1. Buildout of the Proposed Land Use Plan would result in an increase in traffic on local roadways in the City of Ontario, which would substantially increase noise levels. Consequently, Impact 5.12-1 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.12-2. Noise-sensitive uses could be exposed to elevated noise levels from transportation sources. Any siting of new sensitive land uses within a noise environment that exceeds the normally acceptable land use compatibility criterion would result in a potentially significant impact and would require a separate noise study through the development review process to determine the level of impacts and required mitigation. Consequently, Impact 5.12-2 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.12-3. Construction activities associated with buildout of the individual land uses associated with the Proposed Land Use Plan would expose sensitive uses to strong levels of groundborne vibration. Consequently, Impact 5.12-3 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.12-5. Construction activities associated with buildout of the individual land uses associated with the Proposed Land Use Plan would substantially elevate noise levels in the vicinity of sensitive land uses. Consequently, Impact 5.12-5 would remain significant and unavoidable and a Statement of Overriding Considerations would be required.

Impact 5.12-6. Noise-sensitive land uses within the 65 dBA CNEL contour of the Los Angeles/Ontario International Airport would be exposed to substantial levels of airport-related noise. Consequently, Impact 5.12-6 would remain significant and unavoidable and a Statement of Overriding Considerations would be required. (f) Transportation and Traffic.

Impact 5.15-1. Buildout of the Proposed Land Use Plan would result in additional traffic volume that would significantly cumulatively contribute to main-line freeway segment impacts. The City’s development impact fees cannot be used for 2252
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improvements to roadway facilities under Caltrans jurisdiction. Consequently, impacts to freeway segments within the City under Impact 5.16-1 would be significant and unavoidable and a Statement of Overriding Considerations would be required.

While these impacts will be significant and unavoidable, the City determined that the benefits of the Ontario Ranch development outweigh the potential unavoidable, adverse impacts of the plan. As a result, the City adopted a Statement of Overriding Considerations for those impacts that could not be fully mitigated to a level of “less than significant.”
(2) South Ontario Logistics Center Specific Plan Environmental Impact Report — Even though an EIR was prepared for TOP, the analyses focused on the program or “big picture” impacts associated with development. With the submittal of the South Ontario Logistics Center Specific Plan, staff is charged with evaluating the potential impacts of development at the Project level. Staff did not complete an Initial Study for the Project, as it was clear that an EIR should be prepared for the South Ontario Logistics Center Specific Plan. Through the Notice of Preparation and scoping meeting discussion, the South Ontario Logistics Center EIR (State Clearinghouse No. 2021010318) was prepared for the Specific Plan document, addressing the following issues:
 Agricultural Resources
 Air Quality
 Biological Resources
 Cultural Resources
 Geology and Soils
 Greenhouse Gas Emissions
 Hazards and Hazardous Materials
 Hydrology and Water Quality
 Land Use and Planning
 Noise
 Population/Housing
 Public Services
 Transportation
 Tribal Cultural Resources
 Utilities and Service Systems
The South Ontario Logistics Center Specific Plan EIR evaluates each of these various areas and identifies mitigation measures and/or revisions to the plan to lessen the level of significance. With the implementation of the various mitigation measures, many of the potential adverse impacts can be reduced to a level of less than significant. Of the 15 areas considered by the EIR, all but five of the impact areas were mitigated to a level of less than significant. The five remaining impact areas, even with the mitigation measures, could not be reduced to less than significant, resulting in some impacts remaining potentially significant and unavoidable. These areas include:
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(a) Agriculture and Forestry Resources.

Impact 4.1-1. The proposed Project would convert Farmland to nonagricultural use. No feasible mitigation measures have been identified that would mitigate agricultural resources to below a level of significance. Impacts would remain significant and unavoidable.

Impact 4.1-2. The proposed Project contains several parcels under Williamson Act contracts. No feasible mitigation measures have been identified that would mitigate agricultural resources to below a level of significance. Impacts would remain significant and unavoidable.

Impact 4.1-5. The proposed Project would convert Farmland to nonagricultural use. No feasible mitigation measures have been identified that would mitigate agricultural resources to below a level of significance. Impacts would remain significant and unavoidable.
(b) Air Quality.

Impact 4.2-1. The proposed Project would be inconsistent with the applicable air quality plan. Implementation of Mitigation Measure (MM) AQ-1 through AQ-5 would contribute to minimizing criteria air pollutant emissions from operation of the proposed Project by the greatest amount feasible. However, as shown in Table 4.2-9 and Table 4.2-11, even with incorporation of mitigation, Project related operation-phase activities would still result in air pollutant emissions exceeding the SCAQMD’s emission thresholds. Thus, the proposed Project would continue to be inconsistent with the AQMP.

Therefore, the Project impact would remain significant and unavoidable.

Impact 4.2-2. The proposed Project would be inconsistent with the applicable air quality plan. Implementation of Standard Conditions (SC) AQ-1 and MM AQ-1 through AQ-5 would contribute to minimizing criteria air pollutant emissions from operation of the proposed Project by the greatest amount feasible. However, as shown in Table 4.2-9, Table 4.2-11, and Table 4.2-12, even with incorporation of standard conditions and mitigation, Project related operation-phase activities would still remain significant and would potentially contribute to the O3, NO2, PM10, and PM2.5 nonattainment designations of the SoCAB. Therefore, the Project impact would remain significant and unavoidable.
(c) Cultural Resources.

Impact 4.4-1. The proposed Project would demolish significant historical resources discovered on site, to facilitate Project development. Implementation of MM CUL-1 through MM CUL-5 would lessen Project related operation-phase activities; however, impacts would still remain unavoidable and significant. 2254
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(d) Greenhouse Gases.

Impact 4.6-1. Buildout of the proposed Project would generate approximately 71,088 MTCO2e per year from mobile and other sources that would exceed the significance threshold and would have a significant impact on the environment. Table 4.6-7 shows the Project’s emissions inventory with incorporation of mitigation. Specifically, incorporation of MM AQ-2 through AQ-5, would require the use of electrical off-road equipment, require electrical hookups at loading bays for cold storage, require the implementation of a Transportation Demand Management (TDM) program to reduce single-occupant vehicle trips and encourage public transit, and prohibits idling when engines are not in use. Since the majority (71 percent) of emissions are from mobile sources and neither the Project Applicant nor the City have regulatory authority to control tailpipe emissions, no feasible mitigation measures exist that would reduce the Project’s impacts with respect to mobile operational emissions to less than significant levels. Furthermore, the Project’s long-term operational GHG emissions would exceed City’s threshold of 3,000 MTCO2e per year despite the implementation of MM AQ-2 through MM AQ-5, as well as MM GHG-1, which requires the Project to achieve a minimum of 100 points on the CAP Screening Threshold Checklist. Therefore, this Project impact will remain significant and unavoidable.

Impact 4.76-2. Implementation of the proposed Project would conflict with the City’s Community Climate Action Plan (“CAP”). Implementation of Mitigation Measure GHG-1 would require future individual projects accommodated under the proposed Project to be designed to achieve at least 100 points on the City’s GHG Screening Threshold Table. This measure would ensure that future individual projects are consistent with the City’s Community CAP and would reduce Impact 4.6-2 to less than significant. However, there is the potential for the Project to generate GHG emissions that would result in significant impacts on the environment. Pending adoption of the City CAP update; a determination that the City CAP as updated is consistent with applicable State and regional GHG emissions reduction plans; and a determination that the proposed Project is consistent with the CAP as updated, the potential for Project GHG emissions to result in a significant impact on the environment is conservatively considered to be a significant and unavoidable impact.
(e) Transportation and Traffic.

Impact 4.13-2. The proposed Project was found to exceed the City’s adopted Vehicle Miles Traveled (“VMT”) threshold by 6.77 percent. Reductions in commute VMT through feasible TDM measures such as those described previously would be provided by the Project and would be implemented as part of future Certificates of Occupancy for future tenants as noted in MM TRANS-1. Inclusion of such VMT reduction measures in areas that are characteristically suburban in context are noted to be limited to a maximum VMT reduction of 10 percent. However, as future Project design features and building tenants are not yet known, reductions in VMT related to the above TDM 2255
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measures cannot be accurately estimated or guaranteed. The VMT analysis determined that the Project’s impact on VMT would remain significant and unavoidable.

While mitigation of all potential impacts to a level of less than significant is desirable, the fact that four areas will remain significant and unavoidable is not unexpected. The identification of these areas as significant and unavoidable validates the work previously completed for TOP. Staff continues to believe that the benefits of the proposed development outweigh the potential impacts associated with it. Therefore, staff recommends the Planning Commission recommend that the City Council 1) certify the South Ontario Logistics Center Specific Plan EIR (State Clearinghouse No. 2021010318) and that a Statement of Overriding Considerations be adopted for the Project, 2) approve the South Ontario Logistics Center Specific Plan document, and 3) approve the associated General Plan Amendment.

PUBLIC COMMENTS RECEIVED: Public comments were received regarding the Draft EIR as part of the 45-day public review period, which extended from November 15, 2021, to January 3, 2022, and include the following topics of discussion: air quality impact analysis and mitigation measures; backup generators and equipment permitting processes; airport land use compatibility; traffic impact and traffic safety analyses; biological assessments, resources, habitats, and mitigation measures; clarification of referenced files and figures; inclusion of adjacent projects; infrastructure improvements; project piecemealing; specific plan document; SB 330 and replacement site analysis; lack of floor plans, grading plans, elevations, and earthwork quantities; environmental justice; census tract community makeup for the Project site and the SB 330 replacement site; hazards and hazardous materials; economic/fiscal impact analyses; employment analysis, including provisions for highly-skilled workers; project alternatives; energy analysis; public health; greenhouse gases and mitigation measures; project description; analysis, quantification, and mitigation of potentially significant impacts; and ponded water and potential jurisdictional waters. Responses to comments are being prepared by the Project Applicant and consultants and will be provided with the Final EIR to be reviewed and considered by the City Council.

CONDITIONS OF APPROVAL: See attached department reports. 2256
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TECHNICAL APPENDIX:

Surrounding Zoning and Land Use:

Existing Land Use General Plan
Designation Zoning Designation Specific Plan Land Use
Site Agricultural, Dairy, and
Vacant
Low-Medium Density
Residential (5.1-11
dwelling units per acre)
and Business Park (0.6
FAR)
SP (AG Overlay) N/A
North Agricultural, Dairy, and
Vacant
Medium Density
Residential (11.1-25
du/ac)
SP (AG Overlay) N/A
South Chino Airport N/A N/A N/A
East Agricultural, Dairy, and
Vacant
Business Park (0.6 FAR)
and Industrial (0.55 FAR)
Merrill Commerce
Center
Business Park and
Industrial
West Agricultural, Dairy, and
Vacant
Low-Medium Density
Residential (5.1-11
dwelling units per acre)
and Business Park (0.6
FAR)
SP (AG Overlay) N/A
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Exhibit A—Amended Policy Plan Exhibit LU-03, Future Buildout 2258
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2259
RESOLUTION NO. PC22-004

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL

CERTIFY THE PROJECT ENVIRONMENTAL IMPACT REPORT (STATE
CLEARINGHOUSE NO. 2021010318) AND ADOPT FINDINGS OF

OVERRIDING CONSIDERATIONS AND A MITIGATION MONITORING
AND REPORTING PROGRAM FOR FILE NO. PGPA19-004, A GENERAL PLAN AMENDMENT, AND FILE NO. PSP19-001, THE SOUTH ONTARIO

LOGISTICS CENTER SPECIFIC PLAN, LOCATED WITHIN ONTARIO

RANCH AND GENERALLY BORDERED BY EUCALYPTUS AVENUE TO

THE NORTH, GROVE AVENUE TO THE EAST, MERRILL AVENUE TO

THE SOUTH, AND CAMPUS AVENUE TO THE WEST, AND MAKING
FINDINGS IN SUPPORT THEREOF – APNS: 1054-071-01, 1054-071-02, 1054-081-03, 1054-091-01, 1054-091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054-241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054-051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, AND 1054-301-02.

WHEREAS, the Project Environmental Impact Report (“EIR”), Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program for File No.

PGPA19-004, a General Plan Amendment, and File No. PSP19-001, the South Ontario Logistics Center Specific Plan, have been prepared in accord with the California Environmental Quality Act (“CEQA”), the State CEQA Guidelines, and the City of Ontario Guidelines for implementation of CEQA; and
WHEREAS, the EIR has been prepared to address the environmental effects of a Specific Plan (South Ontario Logistics Center) to establish land use designations, development standards, and design guidelines for approximately 219.4 acres of land within Ontario Ranch, generally located north of Merrill Avenue, south of Eucalyptus Avenue, east of Campus Avenue, and west of Grove Avenue; and WHEREAS, the EIR consists of the Draft EIR and the comments and responses to comments made on the Draft EIR; and
WHEREAS, the EIR for File Nos. PGPA19-004 and PSP19-001 was circulated for a 45-day public review period and a notice of its availability was published in a local newspaper and posted in the Office of the Clerk of the Board of Supervisors of San Bernardino County; and
WHEREAS, copies of the EIR were distributed to the Planning Commission, City departments, and federal, state, regional, local, and other agencies and individuals; and 2260
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South Ontario Logistics Center Specific Plan EIR
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WHEREAS, to address the requirements of SB330, the certification of the EIR is contingent upon City Council approval of General Plan Amendment, File No. PGPA21- 004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002); and
WHEREAS, on January 25, 2022, the Planning Commission of the City of Ontario conducted a duly noticed public hearing on the EIR at which time all persons wishing to testify were heard and the EIR was fully studied; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED by the Planning Commission of the City of Ontario, as follows:

SECTION 1: Environmental Determination and Findings. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the Environmental Impact Report (EIR) and supporting documentation. Based upon the facts and information contained in the EIR (SCH# 2021010318) and supporting documentation, the Planning Commission recommends that the City Council make the following findings:
(1) The EIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and
(2) The EIR was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
(3) The EIR reflects the independent judgment of the City Council; and SECTION 2: Planning Commission Action. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing and upon the specific findings set forth in Section 1 above, the Planning Commission recommends that the City Council make the following findings:
(1) The Project EIR analyzed the environmental impacts-associated with the implementation of the South Ontario Logistics Center Specific Plan, and finds that, if the Specific Plan is adopted and development occurs as proposed by this plan, and with implementation of proposed mitigation measures, the following impacts will still be significant and unavoidable:
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(a) Air Quality – Impacts related to a net increase in criteria pollutants would remain significant and unavoidable with the implementation of recommended mitigation measures; and
(b) Agricultural Resources – Project-specific impacts and cumulative impacts would remain significant and unavoidable; and
(c) Transportation – Impacts related to intersections are projected to be cumulatively significant and unavoidable; and
(d) Greenhouse Gas Emissions – Project-specific impacts and cumulative impacts would remain significant and unavoidable.
(e) Cultural Resources – Impacts related to demolition of historical resources discovered on site would remain significant and unavoidable.

SECTION 3: Recommendation. Based upon the findings and conclusions set forth in Sections 1 and 2 above, the Planning Commission hereby recommends that the City Council certify the Project EIR, adopt a Statement of Overriding Considerations, and that the associated Mitigation Monitoring Program also be approved by the City Council.

SECTION 4: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 5: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East “B” Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 6: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
- - - - - - - - - - - - - -
2262
2263
2264
RESOLUTION NO. PC22-005

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE FILE NO. PGPA19-004, AN AMENDMENT TO THE LAND USE

ELEMENT OF THE POLICY PLAN (GENERAL PLAN), REVISING
EXHIBIT LU-01 (OFFICIAL LAND USE PLAN) AND EXHIBIT LU-03 (FUTURE BUILDOUT), AFFECTING PROPERTY BORDERED BY

EUCALYPTUS AVENUE TO THE NORTH, MERRILL AVENUE TO THE

SOUTH, CAMPUS AVENUE TO THE WEST, AND GROVE AVENUE TO
THE EAST, FROM APPROXIMATELY 157.1 ACRES OF LOW-MEDIUM
DENSITY RESIDENTIAL (5.1-11 DWELLING UNITS PER ACRE) AND APPROXIMATELY 62.4 ACRES OF BUSINESS PARK (0.6 FAR) TO
APPROXIMATELY 184.2 ACRES OF INDUSTRIAL (0.55 FAR) AND
APPROXIMATELY 35.2 ACRES OF BUSINESS PARK (0.6 FAR), AND MAKING FINDINGS IN SUPPORT THEREOF—APNS: 1054-071-01,
1054-071-02, 1054-081-03, 1054-091-01, 1054-091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054-241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054-051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, AND 1054-301-02. (SEE ATTACHMENTS 1 AND 2) (PART OF THE GENERAL PLAN AMENDMENT CYCLE ONE FOR THE 2022
CALENDAR YEAR).

WHEREAS, Grove Land Venture, LLC has filed an Application for the approval of a General Plan Amendment, File No. PGPA19-004, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the City of Ontario adopted the Policy Plan (General Plan) as part of The Ontario Plan in January 2010. Since the adoption of The Ontario Plan, the City has evaluated Exhibits LU-01: Official Land Use Plan and LU-03: Future Buildout further and is proposing modifications; and
WHEREAS, the proposed changes to Exhibit LU-01 Official Land Use Plan include changes to land use designations of certain properties shown on Exhibit A to make the land use designations of these properties consistent with the proposed South Ontario Logistics Center Specific Plan as well as the surrounding land uses (Chino Airport to the south) and proposed and approved land use designations and specific plans along the same corridor (Business Park (0.6 FAR) adjacent to Eucalyptus Avenue and Industrial (0.55 FAR) adjacent to Merrill Avenue; Ontario Ranch Business Park Specific Plan to the west; Merrill Commerce Center and West Ontario Commerce Center to the east); and WHEREAS, Policy Plan Exhibit LU-03 (Future Buildout) specifies the expected buildout for the City of Ontario, incorporating the adopted land use designations. The 2265
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proposed changes to Exhibit LU-01 (Official Land Use Plan) will require that Exhibit LU03 (Future Buildout) is modified to be consistent with Exhibit LU-01 (Official Land Use Plan), as depicted on Exhibit B, attached; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (“ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics, which addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"); and WHEREAS, to address the requirements of SB330, the approval of General Plan Amendment, File PGPA 19-004, is contingent upon City Council approval of General Plan Amendment, File No. PGPA21-004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002); and WHEREAS, as the first action on the Project, on January 25, 2022, the Planning Commission recommended approval of a Resolution recommending City Council certify the South Ontario Logistics Center Specific Plan Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Plan and a Statement of Overriding Considerations; and WHEREAS, on January 25, 2022 the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED by the Planning Commission of the City of Ontario, as follows:
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SECTION 1: Environmental Determination and Findings. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the South Ontario Logistics Center Specific Plan Environmental Impact Report (“EIR”) (State Clearinghouse No. 2021010318), the Mitigation Monitoring and Reporting Program (“MMRP”), and a Statement of Overriding Considerations, prepared for the project, and supporting documentation. Based upon the facts and information contained in the EIR, MMRP, and Statement of Overriding Considerations and supporting documentation and administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
(1) The South Ontario Logistics Center Specific Plan EIR, MMRP, Statement of Overriding Considerations, and administrative record have been completed in compliance with CEQA, the State CEQA Guidelines and the City of Ontario Local CEQA Guidelines; and
(2) The South Ontario Logistics Center Specific Plan EIR, MMRP, and Statement of Overriding Considerations contain a complete and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment of the Planning Commission.

SECTION 2: Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State and rely upon the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the PLANNING COMMISSION, therefore, finds and 2267
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determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP; and (2) Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario.

Portions of the City of Ontario are impacted by aircraft operations at Chino Airport. The adopted ALUCP for Chino Airport was approved in 1991 and does not reflect the most recently adopted 2005 Airport Master Plan. Also, the existing Chino Airport Land Use Compatibility Plan does not reflect the 2011 Caltrans Airport Land Use Planning Handbook. Public Utilities Code Section 21670.1(c) requires local jurisdictions under the “alternative process” to “rely upon” the California Airport Land Use Planning Handbook (Handbook) published by the California Department of Transportation (Caltrans), Division of Aeronautics in October 2011, for preparing Compatibility Plans and to utilize the Handbook’s height, land use, noise, safety, and density criteria. Although the City of Ontario does not have the formal responsibility under the “alternative process” to prepare a compatibility plan for Chino Airport, the City of Ontario has completed an Airport Land Use Compatibility Assessment that analyzes Chino Airport’s impacts on Ontario, consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The City of Ontario is currently working towards completing an Airport Land Use Compatibility Plan for portions of the City that are impacted by aircraft operations at Chino Airport. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the City of Ontario’s Chino Airport Land Use Compatibility Assessment. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including Safety, Noise, Airspace Protection, Overflight. As a result, the PLANNING COMMISSION, therefore, finds and determines that the Project, will be consistent with the policies and criteria set forth within the California Airport Land Use Planning Handbook and the City of Ontario’s Chino Airport Land Use Compatibility Assessment.

SECTION 3: Concluding Facts and Reasons. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing, and upon the specific findings set forth in Sections 1 and 2 above, the Planning Commission hereby recommends that the City Council make the following findings:
(1) The proposed General Plan Amendment is consistent with the goals and policies of The Ontario Plan as follows:
(a) LU2-1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests. 2268
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Compliance: The proposed General Plan Amendment (GPA) closely coordinates with land use designations in the surrounding area and will not increase adverse impacts on adjacent properties. The Project site is located within the Chino Airport Influence Area and is impacted by Safety Zones 1, 3 and 6. The Safety Zone policies and criteria provide restrictions that limit the height and placement of buildings, lot coverage, concentration of people, the storage of hazardous materials, and excludes or limits sensitive land uses (residential, schools, day care centers, hospitals, etc.). The Project site is also impacted by existing aircraft traffic patterns from Runway 3-21, where aircraft fly directly over the Project site while making Touch-and-Go landings. State law requires that local jurisdictions “rely upon” the compatibility guidance provided by the California Airport Land Use Planning Handbook (published by the Caltrans, Division of Aeronautics) for establishing compatible land uses. The existing General Plan Low-Medium Density Residential land designation is considered an incompatible land use within the Safety Zones and prohibits residential land uses within Safety Zone 1, limits residential density to one dwelling unit per 2-acre lot in Safety Zone 3 and limits 300 people per acre within Safety Zone 6; therefore staff is in support of the proposed GPA. In addition, the State Division of Aeronautics prohibits the development of new incompatible land uses surrounding existing airports, and as such, the proposed project would create land use consistency with Chino Airport and satisfy the criteria set forth in the Handbook. (b) LU4-1 Commitment to Vision. We are committed to achieving our Vision but realize that it may take time and several interim steps to get there.

Compliance: The proposed land use designation change from Low-Medium Density Residential (5.1 to 11 dwelling units per acre) and Business Park (0.6 FAR), to Industrial (0.55 FAR) and Business Park (0.6 FAR) will provide consistency between the TOP Policy Plan Land Use Plan and the proposed South Ontario Logistics Center Specific Plan and will result in a logical land use pattern in and around the affected areas. The entire corridor of parcels located south of Eucalyptus Avenue, north of Merrill Avenue, east of Euclid Avenue, and west of the Cucamonga Creek Channel are envisioned by the City to be an industrial and business park corridor that serves as a buffer between the airport land use to the south (within the City of Chino), and the future commercial, residential, and mixeduse land uses to be located north of Eucalyptus Avenue. (c) LU5-7 ALUCP Consistency with Land Use Regulations. We comply with state law that requires general plans, specific plans, and all new development be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public use airport.

Compliance: The proposed project is located within Overflight Zones of ONT. A consistency determination was completed, and the proposed project is consistent with the policies and criteria of the ONT ALUCP. The Project site is also located within the Chino Airport Influence Area (AIA) and is impacted by Safety Zones 1, 3 and 6. The Safety 2269
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Zone policies and criteria provide restrictions that limit the height and placement of buildings, lot coverage, concentration of people, the storage of hazardous materials, and excludes or limits sensitive land uses (residential, schools, day care centers, hospitals, etc.). The Project site is also impacted by existing aircraft traffic patterns from Runway 3- 21, where aircraft fly directly over the Project site while making Touch-and-Go landings.

State law requires that local jurisdictions “rely upon” the compatibility guidance provided by the California Airport Land Use Planning Handbook (published by the Caltrans, Division of Aeronautics) for establishing compatible land uses. The existing General Plan Low-Medium Density Residential land designation is considered an incompatible land use within the Safety Zones and prohibits residential land uses within Safety Zone 1, limits residential density to one dwelling unit per 2-acre lot in Safety Zone 3 and limits 300 people per acre within Safety Zone 6. The proposed General Plan amendment from Business Park and Low-Medium Density Residential to Industrial and Business Park would create land use consistency with Chino Airport and satisfy the criteria set forth in the California Airport Land Use Planning Handbook.
(d) S4-6 Airport Noise Compatibility. We utilize information from Airport Land Use Compatibility Plans to prevent the construction of new noise sensitive land uses within airport noise impact zones.

Compliance: The Project site is located within the 55-60 dB CNEL noise contour for Chino Airport. Sensitive land uses (e.g., schools, residences) would be prohibited within the 55- 60 dB CNEL noise contour. Allowed uses include warehouse, light manufacturing, ancillary office/commercial, and professional office uses; therefore, no significant impacts are anticipated.
(2) The proposed General Plan Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City; (3) The Land Use Element is a mandatory element of a General Plan, which pursuant to Government Code Section 65358, is allowed up to four general plan amendments per calendar year. This General Plan Amendment is the first amendment to the Land Use Element during the 2022 calendar year, consistent with state law. (4) The project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

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Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.”
SB 330 amends Government Code Sections 65589.5, adds Government Code Sections 65940, 65943 and 65950, and repeals and readopts Sections 65906.5, 65913.10 and 65941.1. To summarize, no city may disapprove a residential housing development project for low- to moderate-income households (as defined therein) unless it makes a finding that the housing development project “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to lowand moderate-income households…” such as where the housing development project is proposed on land “which does not have adequate water or wastewater facilities to serve the project.” (Government Code Section 65589.5(d)(2), (4)).

In addition, the legislation adds Chapter 12 to Division 1 of Title 7 of the Government Code (Section 66300 et seq.) that applies to “affected cities,” which are identified as cities in urbanized areas as determined by the most recent census. In accordance with SB 330, the Department of Community Development and Housing (“HCD”) has prepared a list of affected cities and has determined that Ontario is an “affected city.” Therefore, pursuant to Government Code section 66300(b)(1)(A) and (b):
(b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed under the land use designation and zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018…” except when approved by HCD or when the following exception is set out in Government Code Section 66300(i)(1) applies:
(i) (1) This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.
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The General Plan Amendment (“GPA”) is proposed to change the Project site’s land use designations from Business Park (0.6 FAR) and Low-Medium Density Residential (5.1- 11 du/ac) to Business Park (0.6 FAR) and Industrial (0.55 FAR) land uses. The General Plan Amendment will allow development of up to 919,048 square feet of business park and 4,414,470 square feet of industrial, for a maximum development of 5,333,518 square feet. The GPA would, therefore, eliminate the low-medium density housing designation, thereby theoretically eliminating 1,352 units (as determined by the City’s density determinations to be 8.5 dwelling units per acre [du/ac.]). In compliance with SB330, the EIR evaluated the elimination of 1,352 units and determined that based on SB 330 Exceptions for lack of water and sewer to serve a residential project and the no net loss of residential capacity, the Project is consistent with HCD exception findings. The Project site does not have sufficient water or wastewater facilities to serve a residential project.

As explained in Section 3.4.1.2, of the Draft EIR, at present there is no water or sewer infrastructure that could serve residential units because the land has been used for agricultural purposes with water provided by on-site wells and sewer provided by septic systems. The Project Applicant is working on projects both approved and under review that span the length of Eucalyptus Avenue to the north, Merrill Avenue to the south, Euclid Avenue to the east, and Grove Avenue to the west (Ontario Ranch Business Park Specific Plan – Approved; Ontario Ranch Business Park Specific Plan Amendment – Under review; and, South Ontario Logistics Center – Subject Project), with a combined estimated cost of $144,331,000 (see Table 1, Project Cost Estimate by Project Area, below). The total estimated cost includes individual streets, lengths of pipe, storm drain, sewer, water, streetlights, curbing, paving, signals, power/fiber, and more. This cost would be financially infeasible for the 1,352 units presently allowed under the current residential General Plan designation and therefore the cost of such improvements would make residential development on the site financially infeasible (see Government Code Section 66589.5(d)(2) cited above).

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February 2022, the City is also adopting an Affordable Housing Overlay zone and applying this zone to all parcels in the sites inventory that are south of Riverside Drive or are zoned MU-2 along Holt Boulevard. Relevant to the Project, the Affordable Housing Overlay zone will establish a minimum density of 20 dwelling units per acre for all development (regardless of Policy Plan designation or underlying zoning district), and increase the maximum density from 25 to 30 units per acre for parcels that are designated in the Policy Plan for Medium Density Residential (“MDR”) when an affordable housing project is proposed with at least 25 percent of proposed units are restricted for lower income households. The creation of the Affordable Housing Overlay zone and increased maximum density of 5 dwelling units per acre will increase residential capacity on 473.7 acres of such parcels currently designated MDR, by 2,368 dwelling units. On December 20, 2021, the Planning Commission reviewed and recommended to the February 15, 2022, City Council hearing for approval a General Plan Amendment (File No. PGPA21- 004) for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002). The Project EIR addresses the potential impacts associated with relocating residential density from the Project site to the SB330 Replacement Sites located north of the Project site, along Grove Avenue, pursuant to SB330. With the City adoption of the 6th Cycle Housing Element and associated Affordable Housing Overlay zone, no net loss of residential capacity will occur as a result of the Project.
(5) During the amendment of the general plan, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with Government Code Section 65351.

SECTION 4: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 3, above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVE the proposed General Plan Amendment, as depicted in Attachment 1 (Policy Plan Land Use Plan (Exhibit LU-01) Revision) and Attachment 2 (Future Buildout (Exhibit LU-03) Revision) of this Resolution.

SECTION 5: Indemnification. The Applicant shall agree to defend, indemnify, and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.
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ATTACHMENT 1: Policy Plan Land Use Plan (Exhibit LU-01) Revision Existing Policy Plan Land Use Proposed Policy Plan Land Use Low-Medium Density Residential
Business Park
Business Park
Industrial
Assessor Parcel Number(s) Involved
Properties bound by Eucalyptus Avenue to the north, Merrill Avenue to the south, Campus Avenue to the west and Grove Avenue to the east
1054-071-01, 1054-071-02, 1054-081-03, 1054-091-01, 1054-091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054-241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054-051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, and 1054-301-02 2276
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ATTACHMENT 2: Future Buildout (Exhibit LU-03) Revision
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ATTACHMENT 2: Future Buildout (Exhibit LU-03) Revision Continued 2278
RESOLUTION NO. PC22-006

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, RECOMMENDING THE CITY COUNCIL APPROVE THE
SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN (FILE NO.

PSP19-001), TO ESTABLISH LAND USE DISTRICTS, DEVELOPMENT

STANDARDS, DESIGN GUIDELINES, AND INFRASTRUCTURE

IMPROVEMENTS FOR THE POTENTIAL DEVELOPMENT OF UP TO
5,333,518 SQUARE FEET OF GENERAL INDUSTRIAL AND BUSINESS PARK LAND USES ON 219.39 ACRES OF LAND GENERALLY

BORDERED BY EUCALYPTUS AVENUE ON THE NORTH, MERRILL

AVENUE ON THE SOUTH, GROVE AVENUE ON THE EAST, AND

CAMPUS AVENUE ON THE WEST, AND MAKING FINDINGS IN
SUPPORT THEREOF—APNS: 1054-071-01, 1054-071-02, 1054-081-03, 1054-091-01, 1054-091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054-241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054-051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, and 1054-301-02.

WHEREAS, Grove Land Venture, LLC (“Applicant”) has filed an Application for the approval of a Specific Plan, File No. PSP19-001, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to approximately 219.4 acres of land, bounded by Eucalyptus Avenue to the north, Merrill Avenue to the south, Grove Avenue on the east, and Campus Avenue on the west, within the Business Park (0.6 FAR) and LowMedium Density Residential (5.1-11 du/ac) land use designations, and is presently improved with agriculture/dairy and single-family residential uses; and WHEREAS, the property to the north of the project site is within the SP(AG) zoning district and is currently developed with agricultural uses and a dairy farm. The property to the east is within the Merrill Commerce Center Specific Plan and is currently developed with agricultural uses and a dairy farm. The property to the south of the project site is located within the City of Chino and is developed with the Chino Airport. The property to the west of the project site is located within the SP(AG) zoning district and is developed with agricultural and dairy uses; and
WHEREAS, the South Ontario Logistics Center Specific Plan establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, and architectural character, and ensuring that excellence in community design is achieved during project development. In addition, the Specific Plan will establish the procedures and requirements to approve new development within the project site to ensure The Ontario Plan (“TOP”) goals and policies are achieved; and
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WHEREAS, the South Ontario Logistics Center Specific Plan consists of approximately 219.4 acres of land, which includes the potential development of up to 5,333,518 square feet of business park and industrial development; and WHEREAS, a request for approval of a General Plan Amendment (File No.

PGPA19-004) to change the land use designations shown on the Land Use Plan Map (Exhibit LU-1) for 219.4 acres of land from Low-Medium Density Residential (5.1-11 du/ac) and Business Park (0.6 FAR) to Industrial (0.55 FAR) and Business Park (0.6 FAR), and modify the Future Buildout Table (Exhibit LU-03) to be consistent with the land use designation changes has also been submitted as part of the proposed South Ontario Logistics Center Specific Plan; and
WHEREAS, the land use intensity of the South Ontario Logistics Center Specific Plan anticipated in the five planning areas is consistent with TOP. The Specific Plan is proposing a maximum 0.6 Floor Area Ratio (FAR) within the Business Park land use designation (Planning Areas 1 and 3) located along the northern portion of the Specific Plan area. Planning Area 1 is 23.65 acres in size and can be potentially developed with 618,076 square feet of business park development. Planning Area 3 is 11.52 acres in size and can potentially be developed with 300,972 square feet of business park development. In addition, buildings within the Business Park land use area that front onto a public right-of-way shall not exceed a 125,000 square-foot building footprint. The Specific Plan is proposing a maximum 0.55 FAR within the Industrial land use designation (Planning Areas 2, 4, and 5) located along the southern portion of the Specific Plan.

Planning Area 2 is 106.71 acres in size and can potentially be developed with 2,556,442 square feet of industrial development. Planning Area 4 is 60.06 acres in size and can potentially be developed with 1,438,914 square feet of industrial development. Planning area 5 is 17.45 acres in size and can potentially be developed with 419,114 square feet of industrial development. The proposed FARs for each of the Planning Areas is consistent with the Policy Plan Land Use designations for Business Park and Industrial; and
WHEREAS, the South Ontario Logistics Center Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (General Plan). The policy (General Plan) analysis in the Appendix “Policy Plan (General Plan) Consistency,” of the Specific Plan describes the manner in which the South Ontario Logistics Center Specific Plan complies with the Policy Plan goals and policies applicable to the South Ontario Logistics Center Specific Plan; and WHEREAS, the South Ontario Logistics Center Specific Plan does not conflict with the Land Use Policies of the General Plan (Policy Plan component of TOP) and will provide for development, in a manner consistent with the General Plan. The policy (General Plan) analysis in the Appendix “Policy Plan (General Plan) Consistency,” of the Specific Plan describes the manner in which the South Ontario Logistics Center Specific 2280
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Plan complies with the Policy Plan goals and policies applicable to the South Ontario Logistics Center Specific Plan; and
WHEREAS, an Environmental Impact Report (“EIR”) (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration have been prepared in accord with the California Environmental Quality (CEQA), the State CEQA Guidelines and the City of Ontario Guidelines to address the environmental effects of the Specific Plan (South Ontario Logistics Center); and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make a recommendation on the subject Application; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (“ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics, which addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, to address the requirements of SB330, the approval of the South Ontario Logistics Center Specific Plan is contingent upon City Council approval of General Plan Amendment, File No. PGPA21-004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates 2281
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regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21- 002); and
WHEREAS, on January 25, 2022, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED by the Planning Commission of the City of Ontario, as follows:

SECTION 1: Environmental Determination and Findings. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration prepared for the project and supporting documentation. Based upon the facts and information contained in the EIR (SCH# 2021010318) and supporting documentation, the Planning Commission finds as follows:
(1) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration contains a complete and accurate reporting of the environmental impacts associated with the Project; and (2) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration was completed in compliance with CEQA and the Guidelines promulgated thereunder; and (3) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration reflects the independent judgment of the Planning Commission.

SECTION 2: Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance and Chino Airport Influence Area. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State and rely upon the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the ALUCP, establishing the Airport Influence Area for Ontario International 2282
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Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the PLANNING COMMISSION, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP; and (2) Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario.

SECTION 3: Concluding Facts and Reasons. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing, 2283
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and upon the specific findings set forth in Section 1 and 2, above, the Planning Commission hereby recommends that the City Council make the following findings:
(1) The approximately 219.4-acre South Ontario Logistics Center Specific Plan is suitable for business park and industrial development and is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed land uses in the proposed districts will also be in harmony in terms of access, size, and compatibility with existing land use in the surrounding area; and
(2) The proposed South Ontario Logistics Center Specific Plan is in conformance with the Land Use Policies and Goals of the Policy Plan and will provide standards and guidelines for the harmonious development within the districts, in a manner consistent with the Policy Plan. The Specific Plan is proposing business park and industrial type development for the approximately 219.4-acre site, which is what is proposed to be mandated by the land use plan of the Policy Plan, therefore, the proposed industrial uses will be in conformance with the policies and goals of the Policy Plan; and (3) During the South Ontario Logistics Center Specific Plan review, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3.), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with California Government Code Section 65351; and (4) The project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

Senate Bill 330 (“SB 330”) – Housing Accountability Act (Government Code Section 65589.5 et seq.) (SB 330) was passed by the California Legislature, signed by the Governor, and became effective on January 1, 2020. The bill is the result of the Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.”
SB 330 amends Government Code Section 65589.5, adds Government Code Sections 65940, 65943 and 65950, and repeals and readopts Sections 65906.5, 65913.10 and 65941.1. To summarize, no city may disapprove a residential housing development project for low- to moderate-income households (as defined therein) unless it makes a finding that the housing development project “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to lowand moderate-income households…” such as where the housing development project is 2284
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proposed on land “which does not have adequate water or wastewater facilities to serve the project.” (Government Code Section 65589.5(d)(2), (4)).

In addition, the legislation adds Chapter 12 to Division 1 of Title 7 of the Government Code (Section 66300 et seq.) that applies to “affected cities,” which are identified as cities in urbanized areas as determined by the most recent census. In accordance with SB 330, the Department of Community Development and Housing (“HCD”) has prepared a list of affected cities and has determined that Ontario is an “affected city.” Therefore, pursuant to Government Code section 66300(b)(1)(A) and (b):
(b) (1) Notwithstanding any other law except as provided in subdivision (i), with respect to land where housing is an allowable use, an affected city shall not enact a development policy, standard, or condition that would have any of the following effects:
(A) Changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing general plan land use designation, specific plan land use designation, or zoning district below what was allowed under the land use designation and zoning ordinances of the affected county or affected city, as applicable, as in effect on January 1, 2018…” except when approved by HCD or when the following exception is set out in Government Code Section 66300(i)(1) applies:
(i) (1) This section does not prohibit an affected county or an affected city from changing a land use designation or zoning ordinance to a less intensive use if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity.

As explained in Section 3.4.1.2, of the Draft EIR, at present there is no water or sewer 2285
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infrastructure that could serve residential units because the land has been used for agricultural purposes with water provided by on-site wells and sewer provided by septic systems. The Project Applicant is working on projects both approved and under review that span the length of Eucalyptus Avenue to the north, Merrill Avenue to the south, Euclid Avenue to the east, and Grove Avenue to the west (Ontario Ranch Business Park Specific Plan – Approved; Ontario Ranch Business Park Specific Plan Amendment – Under review; and, South Ontario Logistics Center – Subject Project), with a combined estimated cost of $144,331,000 (see Table 1, Project Cost Estimate by Project Area, below). The total estimated cost includes individual streets, lengths of pipe, storm drain, sewer, water, streetlights, curbing, paving, signals, power/fiber, and more. This cost would be financially infeasible for the 1,352 units presently allowed under the current residential General Plan designation and therefore the cost of such improvements would make residential development on the site financially infeasible (see Government Code Section 66589.5(d)(2) cited above).

In order to demonstrate “no net loss of residential capacity,” the Project will be required to demonstrate increased residential zoning capacity on a “SB330 Replacement Site” by 1,352 units to off-set the Project site loss of zoning capacity (Low Medium Density, 5.1 to 11 du/ac). In tandem with the City’s adoption of the 6th Cycle Housing Element in February 2022, the City is also adopting an Affordable Housing Overlay zone and applying this zone to all parcels in the sites inventory that are south of Riverside Drive or are zoned MU-2 along Holt Boulevard. Relevant to the Project, the Affordable Housing Overlay zone will establish a minimum density of 20 dwelling units per acre for all development (regardless of Policy Plan designation or underlying zoning district), and increase the maximum density from 25 to 30 units per acre for parcels that are designated in the Policy Plan for Medium Density Residential (“MDR”) when an affordable housing project is proposed with at least 25 percent of proposed units are restricted for lower income households. The creation of the Affordable Housing Overlay zone and increased maximum density of 5 dwelling units per acre will increase residential capacity on 473.7 acres of such parcels currently designated MDR, by 2,368 dwelling units. On December 20, 2021, the Planning Commission reviewed and recommended to the February 15, 2022, City Council hearing for approval a General Plan Amendment (File No. PGPA21- 004) for the Housing Element update to the Policy Plan (General Plan) component of The Table 1: Project Cost Estimate by Project Area
Project Name Cost Estimate
Ontario Ranch Business Park Phase 1 (Specific Plan -
Approved) $72,151,000
South Ontario Logistics Center (Specific Plan – Subject Project, Under Review) $59,780,000
Ontario Ranch Business Park Phase 2 (Specific Plan
Amendment, Under Review) $12,400,000
Total $144,331,000
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Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002). The Project EIR addresses the potential impacts associated with relocating residential density from the Project site to the SB330 Replacement Sites located north of the Project site, along Grove Avenue, pursuant to SB330. With the City adoption of the 6th Cycle Housing Element and associated Affordable Housing Overlay zone, no net loss of residential capacity will occur as a result of the Project.

SECTION 4: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 3, above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVE the herein described Application, subject to each and every condition set forth in the Department reports attached hereto as “Attachment B,” and incorporated herein by this reference.

SECTION 5: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 6: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East “B” Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 7: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
- - - - - - - - - - - - - -
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ATTACHMENT A:

File No. PSP19-001
South Ontario Logistics Center Specific Plan
(Document to follow this page)
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SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN
ADMINISTRATIVE DRAFT #2
Oct 2021
2291

SOUTH ONTARIO LOGISTICS CENTER

SPECIFIC PLAN
City of Ontario
Specific Plan
Developer
Real Estate Development Associates, LLC
4450 MacArthur Blvd., Suite 100
Newport Beach, CA 92660
(949) 216-7300
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South Ontario Logistics Center Specific Plan
Table of Contents

1.0 INTRODUCTION............................................................................................ 1-1

1.1 Purpose and Intent of the Specific Plan ................................................1-1

1.2 Project Description................................................................................1-2

1.3 Specific Plan Requirements...................................................................1-7

1.4 Authority and Scope of the Specific Plan ..............................................1-7

1.5 Other Governing Documents ................................................................1-8

1.6 California Environmental Quality Act Compliance ................................1-9

1.7 Organization of the Specific Plan...........................................................1-9

2.0 EXISTING CONDITIONS ................................................................................. 2-1

2.1 Existing and Surrounding Land Uses .....................................................2-1

2.2 Airport Influence Areas .........................................................................2-1

2.3 Williamson Act Contracts......................................................................2-5

2.4 Existing Ontario Plan and Zoning Land Use Designations .....................2-5

2.5 Existing Circulation ................................................................................2-7

2.6 Existing Environmental Conditions........................................................2-8

2.7 Existing Ground Water Wells ................................................................2-9

3.0 DEVELOPMENT PLAN.................................................................................... 3-1

3.1 Land Use Plan ........................................................................................3-1

3.2 Street Plan.............................................................................................3-5

3.3 Potable Water Plan .............................................................................3-16

3.4 Recycled Water Plan............................................................................3-21

3.5 Sewer Plan...........................................................................................3-24

3.6 Conceptual Grading Plan.....................................................................3-27

3.7 Dry Utilities Plans ................................................................................3-27 2294
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3.8 Storm Drainage Plan............................................................................3-30

3.9 Public Services.....................................................................................3-33

3.10 Phasing Plan ........................................................................................3-34

4.0 LAND USE AND DEVELOPMENT STANDARDS ................................................ 4-1

4.1 General Provisions.................................................................................4-1

4.2 Allowable Uses......................................................................................4-1

4.3 Conceptual Site Plan..............................................................................4-5

4.4 Development Standards........................................................................4-8

5.0 DESIGN GUIDELINES ..................................................................................... 5-1

5.1 Site Design.............................................................................................5-1

5.2 Architectural Design..............................................................................5-3

5.3 Landscape Design..................................................................................5-5

5.4 Walls and Fences.................................................................................5-12

5.5 Buffering and Screening ......................................................................5-13

5.6 Lighting................................................................................................5-15

5.7 Signage ................................................................................................5-16

5.8 Sustainable Design Strategies .............................................................5-18

6.0 IMPLEMENTATION ....................................................................................... 6-1

6.1 Applicability...........................................................................................6-1

6.2 Severability............................................................................................6-1

6.3 Interpretation........................................................................................6-1

6.4 Consistency with Other Plans and Regulations.....................................6-1

6.5 Specific Plan Revisions...........................................................................6-2

6.6 Subdivisions Maps.................................................................................6-3

6.7 Development and Land Use Review Procedures...................................6-4

6.8 Development Agreement......................................................................6-4 2295
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6.9 Specific Plan Phasing .............................................................................6-5

6.10 Financing of Public Improvements........................................................6-6

6.11 Maintenance Plan..................................................................................6-6

6.12 Additional Entitlement Requirements...................................................6-8

7.0 APPENDIX: GENERAL PLAN CONSISTENCY..................................................... 7-1

7.1 Land Use Element..................................................................................7-1

7.2 Community Design Element..................................................................7-3

7.3 Mobility Element...................................................................................7-8

7.4 Environmental Resources Element .....................................................7-10

7.5 Safety Element ....................................................................................7-13

7.6 Community Economic Element...........................................................7-16

LIST OF TABLES
Table 1.0: Land Use Summary ............................................................................1-3 Table 3.1: Maximum Specific Plan Build-Out .....................................................3-2 Table 4.1: Allowable Uses...................................................................................4-2 Table 4.2: Conceptual Site Plan..........................................................................4-6 Table 4.3: Development Standards....................................................................4-8 Table 4.4: Off-Street Parking and Loading Design Standards.............................4-9 Table 4.5: Required number of Parking and Loading Spaces...........................4-10 Table 5.1: Plant Palette ....................................................................................5-10 Table 6.1: Maintenance Responsibilities............................................................6-7

LIST OF FIGURES
Figure 1.1: Regional Map....................................................................................1-4 Figure 1.2: Vicinity Map......................................................................................1-5 Figure 1.3: Specific Plan Boundary .....................................................................1-6 Figure 2.1: Existing Surrounding Land Uses........................................................2-3 2296
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Figure 2.2: Airport Influence Areas ....................................................................2-4 Figure 2.3: Existing TOP Land Use and Zoning....................................................2-6 Figure 2.4: Existing Ground Water Wells……………………………………………………….2-11 Figure 3.1a: TOP Land Use Plan..........................................................................3-3 Figure 3.1b: Proposed Specific Plan Land Use Plan............................................3-4 Figure 3.2: Street Plan ........................................................................................3-6 Figure 3.3: City of Ontario Roadway Classification Plan.....................................3-7 Figure 3.4: Street Sections..................................................................................3-8 Figure 3.4a: Street Sections................................................................................3-9 Figure 3.5: Truck Routes...................................................................................3-14 Figure 3.6: Bicycle and Pedestrian Plan............................................................3-15 Figure 3.7a: Potable Water Plan.......................................................................3-18 Figure 3.7b: Potable Water Plan ......................................................................3-19 Figure 3.8: City of Ontario Ultimate Water System..........................................3-20 Figure 3.9: Recycled Water Plan.......................................................................3-22 Figure 3.10: City of Ontario Future Recycled Water System............................3-23 Figure 3.11: Sewer Plan....................................................................................3-25 Figure 3.12: City of Ontario Ultimate Sewer System........................................3-26 Figure 3.13: Fiber Optic Plan ............................................................................3-29 Figure 3.14: Storm Drain Plan ..........................................................................3-31 Figure 3.15: City of Ontario Planned Drainage Facilities..................................3-32 Figure 3.16: Conceptual Phasing Plan ..............................................................3-35 Figure 4.1: Conceptual Site Plan.........................................................................4-7 Figure 5.1: Grove Avenue Conceptual Streetscape............................................5-6 Figure 5.2: Eucalyptus Ave Conceptual Streetscape ..........................................5-7 Figure 5.3: Merrill Avenue Conceptual Streetscape...........................................5-8 Figure 5.4: Bon View Avenue Conceptual Streetscapes.....................................5-8 Figure 5.5: Campus Avenue Conceptual Streetscapes.......................................5-9 Figure 5.6: Conceptual Vehicular Entry ............................................................5-10 2297
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LIST OF STUDIES
Water Technical Study
Sewer Technical Study
Potable Water Technical Study
Recycled Water Technical Study
Sewer Subarea Master Plan (SSAMP)
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1.0 INTRODUCTION
The South Ontario Logistics Center Specific Plan (this “Specific Plan”) is one of the initial industrial specific plans implementing the vision outlined by the City of Ontario for the Ontario Ranch area (formerly New Model Colony). The Ontario Ranch area covers 8,200 acres of the former 14,000-acre San Bernardino Agricultural Preserve, which was historically used for dairy or cattle farming by descendants of Dutch, French Basque, Portuguese, and Mexican families.

The Agricultural Preserve was divided in 1999, with portions incorporated into the three adjacent cities of Chino, Chino Hills, and Ontario. The City of Ontario named its portion the New Model Colony after the original Model Colony of Ontario established by the Chaffey Brothers, William and George Jr., in 1882. The original Model Colony was founded on innovative land development principles that included the distribution of water rights with land purchases (Mutual Water Company), a grand boulevard (Euclid Avenue), and an agricultural college (Chaffey College, established 1885).

Within Ontario Ranch, the City of Ontario promotes innovative land development principles to continue the legacy of the Model Colony. The land use plan for Ontario Ranch provides for housing, commercial and industrial areas, parks, a lake, a golf course, and trail and bike links. Specific plans are required to guide development in Ontario Ranch to ensure the City objectives are achieved.

On January 26, 2010, the City of Ontario adopted The Ontario Plan, which serves as its new business plan and includes a long-term vision and principle-based policy plan, essentially functioning as the General Plan for the city, including Ontario Ranch.

1.1 Purpose and Intent of the Specific Plan
The South Ontario Logistics Center Specific Plan provides zoning regulations for development of the project site by establishing permitted land use, development standards, infrastructure requirements, and implementation requirements for development. A comprehensive set of design guidelines and development regulations are included to guide and regulate site planning, architectural character, and landscape within the community, ensuring that excellence in community design is achieved during project development. The Specific Plan establishes the procedures and requirements to approve new development within the project site.

The purpose of the Specific Plan is to:

1. Provide a planning framework that responds to the physical and market driven aspects of future development opportunities;

2. Specify adequate and coordinated infrastructure, utilities, and public services for this area of the Ontario Ranch;

3. Promote compatible uses and interfaces with adjacent properties; 2299
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Introduction

4. Ensure the appropriate location and intensity of uses through new development parameters; and

5. Conform with State laws and local ordinances and policies for the preparation of the Specific Plan.

The objectives of the Specific Plan are to:

1. Create a professional, well-maintained, and attractive environment for the development of a multi-purpose business park, light industrial and warehousing/logistics complex.

2. Provide the entitlements and framework for the development of at least 5.3 million square feet of business park and light industrial uses.

3. Provide employment opportunities for community residents.

4. Facilitate the construction of utilities, roads, and other major infrastructure that are sufficiently sized to adequately serve the Specific Plan area.

5. Expand Ontario’s industrial uses in proximity to local airports and regional transportation networks.

6. Create an economic engine to drive future growth in Ontario Ranch, spur infrastructure improvements in the area and implement the Specific Plan vision.

1.2 Project Description
This Specific Plan is the regulatory document for the South Ontario Logistics Center, accommodating up to 5,333,518 square feet of business park and general industrial uses on approximately 219 gross acres of land. The Specific Plan addresses consistency with The Ontario Plan; provides a development plan identifying land uses, circulation, infrastructure, streetscape, and landscape plans; establishes allowable uses and development standards for reviewing individual projects; presents design guidelines to create a visually attractive environment; summarizes the development review process; and specifies provisions for administration and implementation of the Specific Plan.

The South Ontario Logistics Center is envisioned to contain business park and industrial buildings supported by public roads and utility infrastructure systems, private driveways, parking lots, truck courts, lighting, landscaping, signage, and other functional and decorative features. The business park uses in smaller buildings are positioned along Eucalyptus Avenue while industrial uses in larger warehouse-style buildings comprise the balance of the site. As designed, building users are expected to be a mixture of local, national, and international businesses that bring job opportunities and economic growth to Ontario.

A summary of the land uses is as follows:
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Table 1.0 Land Use Summary
Land Use Designation Acreage Maximum Building Square
Footage
Business Park Planning Areas 35.17 AC

919,048 SF
Industrial – General Planning Areas 184.22 AC 4,414,470 SF Total 219.39 AC 5,333,518 SF
Location and Specific Plan Boundary
The Specific Plan area is located in the southwestern portion of the city of Ontario within the community called Ontario Ranch (Figure 1.1, Regional Map). The site is approximately 0.80 miles east of State Route 83 (CA-83); 2.97 miles south of State Route 60 (CA-60); 4.5 miles west of Interstate 15 (I-15); and 7.5 miles north of State Route 91 (CA-91) (Figure 1.2, Vicinity Map). The Specific Plan area encompasses 23 parcels bounded by Eucalyptus Avenue on the north, Grove Avenue on the east, Merrill Avenue on the south, Campus Avenue on the west, and consists of the following Assessor Parcel Numbers (APNs): 1054-071-01, -02; 1054-081-03; 1054-091-01, -02; 1054-101-01, -02; 1054-231-01, -02; 1054-241-01, -02; 1054-321-01, -02; 1054-311-01, -02; 1054-051-01, -02; 1054-061-01, -02; 1054-251-01, -02, 1054-301-01, -02. (Figure

1.3, Specific Plan Boundary).
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Employment Generation
At build-out, the South Ontario Logistics Center is anticipated to create hundreds of jobs in warehousing, logistics, light manufacturing, and administration. Actual job creation depends on the type of land uses ultimately developed, as a wide range of office, business park, and industrial uses are permitted. For example, e-commerce uses such as internet merchant fulfillment would yield more jobs than a distribution warehouse since many e-commerce companies employ labor-intensive picking and packing operations. Employment opportunities will range from entry level to highly skilled labor, adding to Ontario’s competitive advantage in the region. South Ontario Logistics Center will also provide expanded opportunities for start-up businesses.

Infrastructure Framework
In cooperation with adjacent property owners and developers, the Specific Plan will help establish the necessary framework to enable the continued growth and development of Ontario Ranch. The Specific Plan identifies master planned domestic water, recycled water, sewer, storm drain and fiber optic infrastructure.

Community Compatibility
The Specific Plan land use plan designates the northern frontage along Eucalyptus Avenue as Business Park, which provides for smaller scale buildings with less intense uses. The Industrial designation is applied to the remainder of the Specific Plan area, which is adjacent to the Chino Airport across Merrill Avenue.

1.3 Specific Plan Requirements
The range of topics addressed in a specific plan is left to the discretion of the decision-making body.

However, all specific plans must, at a minimum, address the following:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.

4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the above identified items.

1.4 Authority and Scope of the Specific Plan
The Ontario Plan requires approval of a Specific Plan for development within Ontario Ranch to guide development of the project site, ensure unified districts and neighborhoods, and implement the City’s goals and policies. The City of Ontario has zoned the project site SP (Specific Plan) Zoning District with an AG (Agriculture) Overlay District. This Specific Plan provides zoning regulations to govern development of 2305
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the site and shall take precedence over the City of Ontario Development Code. However, in instances where the Specific Plan is silent, the Development Code shall prevail.

The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457) grants the City the authority to adopt a specific plan by ordinance (a regulatory plan) or resolution (a policy driven plan). This Specific Plan is a regulatory document, providing land use and design guidance adopted by ordinance.

As a regulatory plan, this document serves as zoning law for the land within the Specific Plan area.

Development plans, site plans, and tentative tract and parcel maps must be consistent with this Specific Plan and The Ontario Plan. The topics covered in this Specific Plan include land use, infrastructure, development standards, design guidelines, and implementation measures. The minimum requirements of a specific plan are established by California Government Code Sections 65450 through 65457 and City of Ontario Code Sections 9-1.2100 to 9-1.2125.

No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan (California Government Code Section 65455). The California Government Code also requires compatibility with local, regional and other planning measures. For example, the Specific Plan must be consistent with any applicable comprehensive airport land use plan (ALUP) (California Government Code Section 65302.3). After adoption, any identification of inconsistency must be followed by amendment of either the existing plans and regulations or the specific plan itself. Failure to correct inconsistencies can result in the inability to enforce specific plan regulations and policies.

1.5 Other Governing Documents
In addition to this Specific Plan, which includes a Land Use Plan, Infrastructure Plan, Development Regulations, Design Guidelines, and an Implementation Plan tailored to the South Ontario Logistics Center, the following documents also contain applicable information:
• The Ontario Policy Plan (which serves as the City’s State mandated General Plan) that includes City-wide policies pertaining to land use, housing, mobility, safety, environmental resources, parks & recreation, community economics, community design, and social resources. • The City of Ontario Development Code, which governs over topics on which this Specific Plan’s development regulations are silent. (Where the requirements of this Specific Plan differ from the requirements of the Ontario Development Code, this Specific Plan takes precedence.) • The South Ontario Logistics Center Development Agreement, which specifies methods for the financing, acquisition, and construction of infrastructure systems and provides assurance that development of the property may proceed subject to Ontario’s rules and regulations in effect at the time of this Specific Plan’s approval.
• The Airport Land Use Compatibility Plans for Ontario International Airport (ONT) and Chino Airport. The City of Ontario is currently preparing an Airport Land Use Compatibility Plan for Chino Airport which relies on the California Airport Land Use Planning Handbook published by Caltrans Division of Aeronautics, that 2306
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is expected to be adopted in 2021. The Chino Airport Land Use Compatibility Plan will establish policies and criteria for the four types of compatibility impacts which include safety, noise, airspace protection, and overflight. Projects within the Specific Plan boundary shall be required to be consistent with the policies and criteria of the Airport Land Use Compatibility Plans for Ontario International Airport and Chino Airport.
• The Mitigation Monitoring and Reporting Program (MMRP) that is part of the South Ontario Logistics Center’s Environmental Impact Report (EIR) prepared in compliance with the California Environmental Quality Act. The MMRP stipulates measures that are required to be implemented to mitigate the environmental effects of the commerce center’s construction and operation.

1.6 California Environmental Quality Act Compliance
The Specific Plan is a discretionary project and is subject to the requirements of the California Environmental Quality Act (CEQA). Pursuant to State and local CEQA guidelines, an Environmental Impact Report (EIR) addressing the impacts associated with the development of a project must be considered and certified by the City prior to approval of a Specific Plan.

To address potential environmental impacts, it is anticipated that an EIR will be prepared. The EIR will analyze the potential environmental impacts of the adoption and implementation of the Specific Plan and any concurrently processed permits. The EIR for the Specific Plan will be helpful in dealing with concurrently processed implementing projects (such as development within the Specific Plan and/or related infrastructure provision) and subsequent activities within the Specific Plan area. With a detailed analysis of the Specific Plan and associated development, many subsequent activities, such as grading permits or other development permits, could be found to be within the scope of the project described in the EIR, and no further environmental documents would be required.

1.7 Organization of this Specific Plan
The Specific Plan is organized by chapter as follows:

1. Introduction. This chapter states the purpose and intent of the Specific Plan, introduces the proposed project, summarizes specific plan requirements, and explains the scope and authority of the Specific Plan and its compliance with CEQA.

2. Existing Conditions. This chapter explains the baseline conditions for the project site including current and surrounding land uses, airport influence, circulation, utilities, and environmental conditions.

3. Development Plan. This chapter establishes the overall development concept for the Specific Plan including the land use plan, infrastructure plans for water, sewer, drainage, and circulation, and the provision of public services such as fire, police, and solid waste disposal. 2307
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4. Land Use and Development Regulations. This chapter establishes the land use designations and regulations for the Specific Plan. Upon adoption of this Specific Plan, the land use and development standards within this chapter serve as the legal zoning for the Specific Plan area.

5. Design Guidelines. This chapter provides direction for site planning, architecture, and landscape design in the Specific Plan area.

6. Administration and Implementation. This chapter provides requirements for development review and administration of the Specific Plan including amendment procedures and implementation priorities.

7. The Ontario Plan Consistency. This chapter describes the Specific Plan’s conformance with The Ontario Plan.
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Existing Conditions

2.0 EXISTING CONDITIONS
The following sections document the conditions prior to the adoption of this Specific Plan, including land uses, airport influence areas, Williamson Act contracts, land use designations, circulation, and environmental conditions.

2.1 Existing and Surrounding Land Uses
The Specific Plan area is occupied by agricultural uses, including a dairy farm, row crops, and vacant land.

Approximately six residences that house the dairy owner and workers are also located within the Specific Plan area. Dairy farming and agriculture have been the primary uses of the property since the 1930s or earlier.

Figure 2.1 shows the existing uses in the vicinity, which include:
• North across Eucalyptus Avenue: dairy farm and agricultural row crops • South across Merrill Avenue: Chino Airport (City of Chino) • East across Grove Avenue: dairy farm and agricultural row crops • West across Campus Avenue: dairy farm and agricultural row crops The Ontario Plan designates the surrounding areas in Ontario Ranch for business park, commercial, and residential uses.

2.2 Airport Influence Areas
Ontario International Airport Influence Area
The Ontario International Airport Land Use Compatibility Plan (ONT ALUCP) was adopted by the Ontario City Council on April 19, 2011. The intent of a compatibility plan is to avoid conflicts between airport operations and surrounding land uses. The Specific Plan area is not within the safety, noise impact, or airspace protection zones of the ONT ALUCP; however, it is within the Airport Influence Area, as is the entire City of Ontario. While a Real Estate Transaction Disclosure policy is not required for nonresidential land, developers or tenants may purchase a Natural Hazard Disclosure report that would indicate that the property is in an Airport Influence Area.

Chino Airport Overlay Zone
The Specific Plan area is within Safety Zone 1, 3 and 6 of the Chino Airport Overlay (Generic Safety Zones for General Aviation Airports from the Caltrans Division of Aeronautics – California Airport Land Use Planning Handbook) as shown in Figure 2.2 Airport Influence Areas.

The following open land and occupancy limit requirements shall apply in Chino Airport Safety Zones, as established by the Chino Airport Compatibility Plan.

Zone 1: No buildings shall be located in Safety Zone 1.

Zone 3: At least 15% of the zone shall remain as open land* and occupancy shall be limited to 100 people per acre on average and a maximum of 300 people in any one acre. 2309
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Zone 6: At least 10% of the zone shall remain as open land* or an open area every ¼ mile to ½ mile is required; occupancy shall be limited to 300 people per acre on average and a maximum of 1,200 people in any one acre.
* Open land is defined as areas at least 300 feet long by 75 feet wide (about 0.5 acre) that are relatively level and free of tall vertical objects such as structures, overhead lines/wires, and large trees and poles greater than 4 inches in diameter and taller than 4 feet above the ground. Parking lots can be considered as acceptable open lands. In the Specific Plan area, surrounding roads (Eucalyptus, Campus and Merrill Avenues), drive aisles, and truck parking lots can be considered as acceptable open lands in urbanized settings.
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2.3 Williamson Act Contracts
The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments that are much lower than normal because they are based upon farming and open space uses as opposed to full market value. The motivation for the Williamson Act is to promote voluntary land conservation, particularly farmland conservation. At the time this Specific Plan was prepared (2021), there is an active Williamson Act Contract (Contract #72-392) on APN 1054-051-01, 02 and 1054- 061-01, 02. However, a notice of non-renewal was recorded, starting the process to terminate this Contract. As one of the discretionary actions associated with the South Ontario Logistics Specific Plan, these existing Williamson Act Contracts will be cancelled. Cancellation would comply with provisions and requirements identified at Government Code (GC) §51280 et seq. The City would be required to make the required statutory findings (GC §51282(a)). The landowner would be required to pay the requisite cancellation fee.

2.4 Existing Ontario Plan and Zoning Land Use Designations The Ontario Plan existing land use designations and existing zoning map designations for the Specific Plan area (prior to adoption of the South Ontario Logistics Center Specific Plan) are shown in Figure 2.3.

The Ontario Plan existing land use designations are:
• Business Park (0.6 Floor Area Ratio (FAR))
Assessor Parcel Number (APN): 1054-231-02; 1054-321-01, -02; 1054-311-02; 1054-331-01; 1054- 301-01, -02.
• Low-Medium Density Residential (5.1 – 11 dwelling units per acre) APN: 1054-071-01, -02; 1054-081-03; 1054-091-01, -02, 1054-101-01, -02; 1054-231-01; 1054- 241-01, -02, 1054-252-01, -02, 1054-061-01, -02, 1054-051-01,-02. • Chino Airport Overlay
APN: 1054-101-02; 1054-231-01, -02; 1054-311-02, 1054-321-01, -02 and portions of 1054-091- 02; 1054-101-01; 1054-241-02; 1054-311-01
The project includes an application for a General Plan Amendment to change the land use designations to Industrial and Business Park, as discussed in Chapter 3, Development Plan.

The existing zoning designation is SP (Specific Plan) Zoning District with an AG (Agriculture) Overlay District. The AG Overlay indicates that the land can continue to be used for agricultural uses, but the SP District designation requires approval of a specific plan by the City for urban development of the project site.
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2.5 Existing Circulation
The Specific Plan area is located approximately three miles south of State Route 60 via State Route 83 (Euclid Avenue), which is located west of the Specific Plan area, as shown in Figure 1.1 and Figure 1.2 .

Vehicular circulation in the Specific Plan area is provided by Eucalyptus Avenue on the north, Merrill Avenue on the south, Grove Avenue on the east, and Campus Avenue on the west.

Grove, Eucalyptus, Campus and Merrill Avenues do not provide fully dedicated rights-of-way as specified in The Ontario Plan and lack major street and parkway improvements.

Bon View Avenue is a fully dedicated street but lacks street and parkway improvements.

The site currently takes access from multiple drive entrances off Grove Avenue and Eucalyptus Avenue. There are no site access points from Merrill and Bon View Avenues due to dirt berms along these property lines.

There is an existing unused dedicated paper street (Cucamonga Avenue) that runs north/south through the center of the site that will be vacated.

There are no traffic signals located at the street intersections bordering the site.

No sidewalks exist adjacent to the site.
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2.6 Existing Environmental Conditions
Topography
The topography of the site is moderately flat, sloping from the northeast to the southwest with approximately a 17-foot drop in elevation.

Geology, Soils, and Seismicity
A geotechnical feasibility study included boring to depths of 20 to 30± feet and trenching to depths of 5 to 10± feet. Manure was present at the ground surface at two of the trenches with thicknesses of 4½ to 5± inches. Highly organic topsoil materials were encountered at some of the boring and trench locations, which consisted of silty fine sands and contained manure and/or other fibrous organic material. A 6±-inchthick surficial layer of aggregate base was observed at the ground surface at one of the borings.

Artificial fill soils were encountered beneath the AB layer and at the ground surface at one of the boring locations, extending to depths of 2½ to 3± feet. The fill soils consisted of medium dense fine sand with trace silt, fine gravel, and AC fragments. Native alluvial soils were encountered at the ground surface or beneath the fill, topsoil, and manure at all of the boring and trench locations. The near-surface alluvium generally consisted of loose to medium dense fine sands and silty fine sands to fine sandy silts, extending to depths of 4½ to 8½± feet below ground surface. Beneath these soils, the borings encountered stiff to very stiff clayey silts, silty clays, and sandy clays with occasional layers of medium dense silty sands, sandy silts, and clayey sands, extending to at least the maximum depth explored of 30± feet below existing site grades. Free water was not encountered during the drilling of any of the borings.

The subject site is located in an area that is subject to strong ground motions due to earthquakes. Research of available maps indicates that the Specific Plan area is not located within an Alquist-Priolo Earthquake Fault Zone. Furthermore, no evidence of faulting was identified during the geotechnical investigation.

Therefore, the possibility of significant fault rupture on the site is considered low.

The potential for other geologic hazards such as seismically induced settlement, lateral spreading, tsunamis, inundation, seiches, flooding, and subsidence affecting the site is considered low. Research of the San Bernardino County Land Use Services website indicates that the subject site is not located within a zone of liquefaction susceptibility. Based on the mapping performed by San Bernardino County and the conditions encountered at the boring locations, liquefaction is not considered to be a design concern for development within the Specific Plan area.

Hydrology
Storm runoff from the site generally drains from north to south. Onsite detention areas are located in the central and southerly portions of the site.
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The site surface drains southerly to a dirt swale located adjacent to Merrill Avenue, then westerly to a set of four corrugated steel pipes, then southerly to an earthen channel adjacent to Euclid Avenue.

Areas north of the project site drain southerly towards Eucalyptus Avenue and then westerly towards Euclid Avenue. Eucalyptus Avenue is not fully improved, so it is possible that offsite flows from the north enter the project site.

According to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps, the project site is not located within a flood hazard zone.

Biological Resources
The Specific Plan area generally represents low biological resource value due to highly disturbed site conditions and historic dairy/agricultural use, resulting in low biological diversity. The entire site has been disturbed by agricultural use and no native habitat was present.

There is limited vegetation on the majority of the site; the vegetation that exists is generally non-native grasses and weeds. Project site contains approximately 94 acres of agriculture fields. These fields are currently fallow. The agriculture fields are disturbed and dominated by non-native species of grasses and plants. Species observed include Avenasp., Bromussp., Russian thistle (Salsola tragus) and alfalfa (Medicago sativa).

The site contains approximately 107.45 acres of disturbed agriculture infrastructure. These areas contain no native habitat and are currently used for containing livestock. These areas are mostly developed with agricultural use structures or residential buildings. Vegetation within these areas consists of non-native ornamental plant species.

The project site contains approximately 19.0 acres of areas stock/retention ponds and channels. These ponds and channels are man-made and fed by wells. The ponds are dry and dominated by upland species such as bromus and Russan thistle, but the stock pond drainage channels contain grasses such as Burmda (Cynodon dactylon) and curly dock (Rumex crispus).

2.7 Existing Ground Water Wells
In compliance with the Chino Basin Water Master’s Well Procedure for Developers, a well use/destruction plan and schedule for all existing private/agricultural wells shall be submitted to the City of Ontario for approval prior to the issuance of permits for any construction activity. If a private well is actively used for water supply, the Developer shall submit a plan to abandon such well and connect users to the City’s 2317
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water system (residential to the domestic water system and agricultural to the recycled water system) when available. Wells shall be destroyed/abandoned per the California Water Resource Guidelines and require permitting from County Health Department. The locations of existing wells are shown in Figure

2.4, “Existing Ground Water Wells”. A copy of such permit and Form DWR 188 Well Completion Form shall be provided to the Development Engineering Department and the Utilities Engineering Department prior to issuance of grading and/or building permits. If the Developer proposes temporary use of an existing agricultural well for purposes other than agriculture, such as grading, dust control, etc., the developer shall make a formal request to the City of Ontario for such use prior to issuance of permits for any construction activity. Upon approval, the Developer shall enter into an agreement with the City of Ontario and pay any applicable fees as set forth by the agreement. 2318
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3.0 DEVELOPMENT PLAN
This chapter provides the framework to guide development of the South Ontario Logistics Center Specific Plan. The chapter presents the proposed planning areas, infrastructure plans, and public services to support the project.

3.1 Land Use Plan
The Specific Plan consists of five Planning Areas accommodating a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location within Safety Zone 1, 3 and 6 of the Chino Airport Influence Area.

Chino Airport Runway 21 Runway Protection Zone and CFR Part 77 height restriction of the Chino Airport.

The Land Use Plan implements the vision of The Ontario Plan by providing opportunities for employment in manufacturing, distribution, and research and development at intensities designed to meet the demand of current and future market conditions. A list of allowable uses by Planning Area is presented in Chapter 4 (Land Use and Development Standards).

Figure 3.1a (Land Use Plan) identifies the location of the land use designations for the proposed Project area. The Specific Plan zoning mirrors the TOP Land Use Districts and is identified along with the five Planning Areas in Figure 3.1b.

BP (Business Park) Zoning District: The BP zoning district accommodates industrial-serving commercial, low intensity office uses, and certain light industrial uses. Development within this district is typically multi-tenant in nature; however, single-tenant buildings are not precluded.

IG (Industrial - General) Zoning District: The IG zoning district accommodates storage and warehousing uses located in larger buildings on larger sites. Uses may include e-commerce, high cube warehouses, or distribution. A wide range of manufacturing and assembly uses are also permitted in this district.

Table 3.1 provides the maximum allowable gross building area for each Planning Area at its associated floor area ratio. Development standards (found in Chapter 4), such as setbacks, parking, landscaping, infrastructure, and site design, may reduce the maximum gross square footage. 2320
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Table 3.1 Maximum Specific Plan Build-Out
Planning Area Maximum Floor
Area Ratio1 Site Acreage Maximum Building Square Footage Planning Area 1:

Business Park 0.60 23.65 618,076 SF
Planning Area 3:

Business Park 0.60 11.52 300,972 SF
Planning Area 2:

Industrial - General 0.55 106.71 2,556,442 SF
Planning Area 4:

Industrial -General 0.55 60.06 1,438,914 SF
Planning Area 5:

Industrial – General 0.55 17.45 419,114 SF
TOTAL 219.39 5,333,518
Note:

1. Provided the General Plan Amendment application submitted in conjunction with this Specific Plan to designate PAs 1 and 3 as Business Park and PAs 2,4, and 5 as Industrial – General is approved. 2321
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3.2 Street Plan
The Street Plan (Figure 3.2) facilitates movement of vehicles, pedestrians and cyclists within the Specific Plan area, consistent with the City of Ontario’s Roadway Classification System, shown in Figure 3.3.

Figures 3.4 and 3.4a presents typical street cross sections for Grove, Eucalyptus, Merrill, Bon View, and Campus Avenues. Preliminary improvement responsibilities are indicated in the cross sections; however, final fair share responsibilities for street improvements shall be as determined in a Development Agreement with the City. Conceptual streetscape design is presented in Chapter 5 (Design Guidelines).

Road surface, sidewalk, and trail improvements within the Specific Plan area shall be approved by the City’s Engineering Department.
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3.2.1 Grove Avenue
Grove Avenue is located along the eastern boundary of the Specific Plan area and is designated as an Other Principal Arterial in The Ontario Plan’s Functional Roadway Classification Plan. Grove Avenue is designed with a 124-foot wide right-of-way, a 28-foot wide center median, and 28-foot wide pavement from median to curb face. The existing street right-of-way varies; therefore, a varied street dedication of 10 to 29 feet is required. An additional 20 feet dedication for the following neighborhood edge is required.

The Grove Avenue streetscape design illustrated in Chapter 5, Design Guidelines, specifies 20-foot wide parkways that include a five-foot wide sidewalk and 20-foot wide landscape buffer setbacks. The east side also includes an eight-foot wide decomposed granite multipurpose trail. Together, the parkways and landscape buffer setbacks create 40-foot wide neighborhood edges as specified in the Ontario Ranch Colony Streetscape Master Plan.

3.2.2 Eucalyptus Avenue
Eucalyptus Avenue is located along the northern boundary of the Specific Plan area, providing east/west access to the site. Eucalyptus Avenue is designated by the Functional Roadway Classification Plan as a four-lane Collector Street. The Specific Plan specifies an 108-foot wide right-of-way with 84 feet of pavement including curb/gutter. An additional 23ft dedication for the neighborhood edge is required.

The Eucalyptus Avenue streetscape design presented in Chapter 5, Design Guidelines, for the south side of the street adjacent to the project site specifies a 12-foot wide parkway including a seven-foot wide curb-adjacent landscaped area and a five-foot wide sidewalk. A five-foot wide Class II on-street bike lane at the edge of the street on the south side is proposed. The north side provides an eight-foot wide on-site multipurpose trail within a 23-foot wide landscape buffer setback. Together, the parkway and landscape buffer setback create a 35-foot wide neighborhood edge, as described in the Ontario Ranch Colony Streetscape Master Plan. A 21-foot dedication will be required for Eucalyptus Avenue.

3.2.3 Merrill Avenue
Merrill Avenue is designated as a four-lane Collector Street in the Functional Roadway Classification Plan and provides east-west access to the project’s southern boundary. The centerline of this street forms the boundary between the City of Ontario to the north and the City of Chino to the south. The Specific Plan specifies a 98-foot wide right-of-way and 74 feet of pavement including curb and gutter for Merrill Avenue. An additional 23ft dedication for the neighborhood edge is required on the north side.

The Merrill Avenue streetscape design presented in Chapter 5, Design Guidelines, for the north side of the street includes an eight-foot wide Class II on-street bike lane at the edge of the street, a seven-foot wide curb-adjacent landscaped area, a five-foot wide sidewalk and an eight-foot wide multipurpose trail is located within a 23-foot wide landscape buffer setback. Together, these improvements establish a 35- 2329
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foot wide neighborhood edge, as specified in the Ontario Ranch Streetscape Master Plan. A21-foot street dedication will be required for Merrill Avenue.

3.2.4 Bon View Avenue
Bon View Avenue is designated as a Local Industrial with a 66-foot wide right-of-way and 48 feet of pavement including curb and gutter. The Bon View Avenue right-of-way exists and no dedication is required.

The Bon View Avenue streetscape presented in Chapter 5, Design Guidelines, specifies 9-foot wide parkways including a five-foot wide sidewalk.

3.2.5 Campus Avenue
Campus Avenue is located along the western boundary of the Specific Plan area, providing west access to the site. Campus Avenue is designated as a Minor Arterial Street per the Functional Roadway Classification Plan. The Specific Plan specifies a 108-foot wide right-of-way and will require a 29-foot half-width dedication and a 12-foot parkway including the sidewalk. An additional 23 foot dedication for the neighborhood edge is required.

The Campus Avenue streetscape presented in Chapter 5, Design Guidelines, specifies a 12-foot parkway with a 5’ sidewalk and an 8’ multipurpose trail as part of the 35-foot Neighborhood Edge on the east side, while the western side includes a five-foot wide Class II on-street bike lane at the edge of the street.

3.2.6 Local Circulation
Final site planning and off-site design shall be subject to City approval. In addition to the typical street section described and depicted, additional right-of-way and geometric enhancements such as additional left turn and right turn lanes, including but not limited to those at intersections, may be required to adequately mitigate impacts identified in the Traffic Impact Analysis/Specific Plan EIR. Local roadway circulation shall accommodate trucks with a double trailer combination wheelbase of 67 feet (known as the WB-67 design vehicle).

Driveways shall conform to access requirements of the City of Ontario Traffic and Transportation Design Guidelines and be to the satisfaction of the City Engineer. Driveway locations, specifically those that are in proximity to master-planned or future traffic signals, shall be located so as not to interfere with queues as projected in the Traffic Impact Analysis for the Specific Plan. The use of surrounding roads, drive aisles and truck parking lots to address the open land requirement for the Chino Airport Overlay zone is discussed in Chapter 2 (Section 2.2: Airport Influence Areas). 2330
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Fair share responsibilities for street improvements will be addressed in a Development Agreement with the City.

3.2.7 Traffic Control Devices
Traffic signs regulating, warning, and/or guiding traffic on public roads shall conform to the California Manual on Uniform Traffic Control Devices (MUTCD), latest edition. Traffic-control signs, whether on public or private property, shall conform to the California MUTCD.

3.2.8 Truck Routes
The City of Ontario designates and maintains a network of truck routes that provide for the effective transport of goods while minimizing negative impacts on local circulation and noise-sensitive land uses (Figure 3.5). Merrill Avenue, which runs along the southern boundary of the Specific Plan area, is a designated truck route from Euclid Avenue to Archibald Avenue. PCC pavement shall be installed per City Standard 1207 at signalized intersections along truck routes.

3.2.9 Pedestrian Circulation
Sidewalks will be provided along both sides of the street to improve safety and the pedestrian experience, connect the various parts of the Specific Plan area, and expand access to nearby land uses. Sidewalks shall be five-feet wide, constructed of concrete, and installed in conjunction with adjacent roadway improvements.

3.2.10 Trails and Bike Paths
Trails and bicycle paths provide an additional mode of circulation in and around the Specific Plan area.

The Ontario Plan Mobility Element specifies a Class II bikeway on the north side of Merrill Avenue, south side of Eucalyptus and on the west side of Campus Avenue. A Class II bikeway is defined as a dedicated (striped) lane along the street, with no parking allowed in the bike lane. This bike lane provides linkages to the City’s bike path system (Figure 3.6).

Eight-foot wide multipurpose trails are provided on the east side of Grove Avenue, east side of Campus, the north side of Eucalyptus Avenue and the north side of Merrill Avenue (Figure 3.6).

The Specific Plan’s trail and bikeway improvements shall be installed in conjunction with street improvements. The City reserves the right to implement bike lanes on Eucalyptus at the discretion of the Traffic and Transportation Division.
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3.2.11 Transit
Transit options provide an alternative mode of transportation for motorists and a primary mode for the transit-dependent. The City is coordinating with regional transit agencies to implement Bus Rapid Transit (BRT) service to target destinations and along corridors, including Euclid Avenue west of the Specific Plan area.
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3.3 Potable Water Plan
Water service to the Specific Plan area will be provided by the City of Ontario. Potable water is provided by imported water from the Water Facilities Authority (WFA), Chino Basin Desalter Authority (CDA) and groundwater from the Chino Basin, extracted via the City’s wells. The WFA was formed in 1980 as a Joint Powers Authority by the Cities of Chino, Chino Hills, Ontario and Upland, and the Monte Vista Water District. It was formed to construct and operate water treatment facilities that provide a supplemental supply of potable water to its member agencies.

Currently there are no City potable water mains or City potable water infrastructure in the vicinity of the Specific Plan Area. Potable Water System Improvements for the Specific Plan area (Figure 3.7a & Figure

3.7b) require the planning, design, and construction of the 925 Pressure Zone (PZ) Phase 2 West Backbone, which includes: Extending the 24-inch potable water main in Eucalyptus Avenue from Carpenter Avenue to Grove Avenue; installing a 30-inch to 42-inch potable water main in Grove Avenue connecting from the 24-inch potable water main in Eucalyptus Avenue and extending to Chino Avenue; installing an 18-inch potable water main in Chino Avenue connecting from the 30-inch to 42-inch potable water main in Grove Avenue and extending to connect to the end point of an existing 18-inch potable water main on the west side of the Cucamonga Channel; installing a 42-inch potable water main in Grove Avenue that ended at Chino Avenue and extending to Philadelphia Street; installing a 42-inch potable water main in Philadelphia Street connecting from the 42-inch potable water main in Grove Avenue and extending to Cucamonga Avenue; installing a 42-inch potable water main in Cucamonga Avenue connecting from the 42-inch potable water main in Philadelphia Street and extending to Bon View Avenue Reservoir site and to the Reservoir. At the time this Specific Plan was prepared, the alignment of the 42-inch water line between Chino Avenue and the water reservoir site had not been finalized and is subject to change. This Specific Plan will be required to participate in the future Phase 2 Water System Improvements north of Chino Avenue, as detailed in the development agreement with the City.

In addition to the 925 Pressure Zone (PZ) Phase 2 West Backbone, the Specific Plan area requires the planning, design, and construction of a Secondary Industrial 16-inch Loop between the 925 Pressure Zone (PZ) Phase 2 West Backbone and the Specific Plan area which includes: installing a 16-inch potable water main in Eucalyptus Avenue connecting to the 30-inch to 42-inch 925 Pressure Zone (PZ) Phase 2 West Backbone main in Grove Avenue and extending to Campus Avenue; installing a 12-inch potable water main in Campus Avenue connecting from the 16-inch potable water main in Eucalyptus Avenue and extending to Merrill Avenue; installing a 16-inch potable water main in Merrill Avenue connecting from the 12-inch potable water main in Campus Avenue and extending to Walker Avenue; installing a 16-inch potable water main in Walker Ave from the 16-inch potable water main at Merrill Avenue and extending northernly to connect to the existing 24-inch potable water main at Eucalyptus Avenue.

The Specific Plan area also requires the planning, design, and construction of the Adjacent Potable Water System, which includes: installing a 12-inch potable water main in Bon View Avenue connecting to the 16inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue; and, installing a 12-inch potable water main in Grove Avenue connecting to the 2335
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16-inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue.

At minimum, the full Potable Water Infrastructure shown on Figure 3.7a and 3.7b shall be completed as Part of Phase 1 of the Specific Plan, which includes 925 Pressure Zone (PZ) Phase 2 West Backbone, the Secondary Loop, and the Adjacent Potable Water System
Water mains required to serve the project will need to be constructed prior to or concurrent with on-site water improvements. Within the project site, a network of 2-inch water lines for domestic water service and 8- to 10-inch water lines for fire service water will be installed. The on-site water system includes connections to the water main in Eucalyptus Avenue to serve PA-1 and to the main in Merrill Avenue to serve PA-2.

Until the ultimate pipeline network for Ontario Ranch has been completed, there may be instances where construction of improvements to serve a project may not meet the required fire flow demands. Therefore, projects within the Specific Plan area may be required to construct additional pipelines not indicated in the Master Plan or upsize master planned pipelines to meet Fire Department fire flow requirements and/or Water Master Plan criteria. The developer shall submit a hydraulic analysis to the City for review and approval to demonstrate adequate fire flow and adherence to Potable Water Master Plan criteria.

The overall water infrastructure plan to serve the City of Ontario is shown on Figure 3.8. The City’s ultimate domestic water system consists of five pressure zones. Most of Ontario Ranch (including the Specific Plan area) is located within the 925 Pressure Zone. The sizing and alignment of potable water lines shall follow the current approved City of Ontario water system plan. Transmission line locations are subject to change, based on City conducted and approved hydraulic analysis. Required potable water infrastructure is subject to change based upon findings of the approved hydraulic study and master plan updates. 2336
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3.4 Recycled Water Plan
The City of Ontario Ordinance 2689 requires all new development in Ontario Ranch to connect to and use recycled water for all approved uses, including but not limited to landscape irrigation. Prior to use of recycled water, approval from the City of Ontario and State Water Resources Control Board (SWRCB) is required. Interim connection to potable water is not allowed.

Currently there are no City recycled water mains or City recycled water infrastructure in the vicinity of the Specific Plan Area. Recycled Water is provided to the City of Ontario by the Inland Empire Utility Agency (IEUA) from its four wastewater reclamation plants. The entire Specific Plan area is within the City’s master planned 930 Pressure Zone. Recycled Water Infrastructure Improvements for the Specific Plan area (Figure 3.9) require the planning, design, and construction of 930 Pressure Zone (PZ) Recycled Water Master Plan mains, which includes: installing a 12-inch recycled water main in Eucalyptus Avenue connecting to the 8-inch recycled water main in Grove Avenue and extending to connect to the IEUA 30- inch recycled water main in Eucalyptus Avenue at Bon View Avenue; installing an 8-inch recycled water main in Bon-View Avenue to connect to the IEUA 30-inch recycled water main in Eucalyptus Avenue and extending to connect to the 8-inch recycled water main in Merrill Avenue; installing an 8-inch recycled water main in Merrill Avenue connecting to the 8-inch recycled water main in Sultana Avenue and extending to connect to the 8-inch recycled water main in Grove Avenue; installing an 8-inch recycled water main in Grove Avenue connecting to the 8-inch recycled water main in Merrill Avenue and extending to connect to the 12-inch recycled water main in Eucalyptus Avenue.

The layout and construction of planned developments within the Specific Plan area may require a project specific 8-inch recycled water main in Campus Avenue, connecting to the 8-inch recycled water main in Merrill Avenue, and extending to the 30-inch RW main in Eucalyptus Avenue. It may also require an 8- inch recycled water main in Merrill Avenue, connecting to the 8-inch recycled water main at Campus Avenue and Sultana Avenue.

The future recycled water system to serve the City of Ontario is shown on Figure 3.10. The sizing and alignment of existing and proposed recycled water lines are shown in the exhibit.

Sizing and alignment of the recycled water lines will be consistent with the City of Ontario Recycled Water System Master Plan and/or a City approved hydraulic analysis. 2340
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3.5 Sewer Plan
Regional wastewater treatment services are provided to the City of Ontario and its neighboring agencies by the Inland Empire Utilities Agency (IEUA). Several regional trunk sewers collect sewage generated in the city and transport it to IEUA’s Regional Plant No.1 and Regional Plant No.5 for treatment. The City of Ontario’s sewer service area is divided into eight sewersheds, primarily based on the outlet points where the City’s system ties into the IEUA downstream facility. Ontario Ranch is located in Sewer shed 8.

There are no sewer mains located within the broader vicinity of the Specific Plan area; therefore, the Specific Plan includes a network of new public sewer mains (Figure 3.11), consistent with the City of Ontario’s Ultimate Sewer System Plan (Figure 3.12). A 36-inch sewer main will connect to an existing IEUA interceptor trunk main sewer located in Kimball Avenue to the south, run north in Euclid Avenue to Merrill Avenue, then stays a 36-inch sewer main east to Grove Avenue. The IEUA interceptor trunk sewer main is 54-inches east of Euclid and 60-inches west of Euclid Avenue. An 18-inch sewer main would run from Merrill Avenue north within Bon View Avenue and Grove Avenue to Eucalyptus Avenue. A sewer main will run within Eucalyptus Avenue, from a point west of Grove Avenue to Bon View Avenue where it will connect to the 18-inch sewer main within Bon View Avenue. The size of the Eucalyptus Avenue sewer main will be determined during development plan preparation for PA1 and PA2.

The ultimate sizing and alignment of sewer infrastructure shall be consistent with the City of Ontario ultimate sewer system plan and/or a City conducted and approved hydraulic analysis.

A Sewer Sub-Area Master Plan (SSAMP) shall be prepared for each tract map and development within the Specific Plan.
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3.6 Conceptual Grading Plan
The topography of the site is moderately flat, sloping from the northeast to the southwest with approximately a 17-foot drop in elevation across the Specific Plan area.

The grading activities for the Specific Plan area will generally consist of clearing and grubbing, demolition of existing structures, and moving surface soils to construct building pads, driveways and streets.

Conceptual grading and earthwork analysis indicate the project can be balanced onsite. Earthwork will include approximately 425,912 cubic yards (CY) of cut and 425,912 CY of fill with 272,777 CY of overexcavation. Geotechnical and/or environmental conditions encountered during grading operations may impact final earthwork calculations. Grading plans for each development project within the Specific Plan area shall be reviewed and approved by the City of Ontario prior to the issuance of grading permits.

Grading plans and activities shall conform to the City’s grading ordinance and dust and erosion control requirements.

All landscaped areas within the Specific Plan area shall be graded as shallow swales and designed to accept runoff water from impervious surfaces. Water quality retention basins, trenches, etc., (the exact location of which will be determined at the time of Water Quality Management Plan (WQMP) approval for individual implementing projects) will have a maximum side slope of 3:1.

3.7 Dry Utilities Plan
Utility services provided to the site shall be installed underground in accordance with City of Ontario guidelines.

Communication System
According to the City of Ontario 2013 Fiber Optic Master Plan, the fiber optic infrastructure, including approximately 23 miles of backbone fiber south of Riverside Drive, is an investment in a long-term capital asset using newly constructed and existing conduit to provide high speed communication links to key locations throughout the city. Developments within Ontario Ranch are required to install and provide fiber conduit to all improved lots. Proposed on-site facilities will be placed underground within a duct and structure system that will be installed by the developer. Pursuant to the City’s Fiber Optic Master Plan, the fiber optic network will be owned and operated by the City and as such maintenance of the installed system will be the responsibility of the City and/or Special District fiber optic entity and not the developer.

The Specific Plan area will be connected to the City’s system as shown on Figure 3.13.

Natural Gas
Southern California Gas Company maintains 3” and 12” mains in Eucalyptus Avenue, a 12” main Grove Avenue and 2” mains located east and west of the site in Merrill Avenue. There mains are available to provide service to the project site. Gas mains will be installed to the individual development projects by the Gas Company, as necessary.
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Electrical
Southern California Edison will provide electricity to the Specific Plan area from existing facilities in the vicinity. New lines within the Specific Plan area shall be installed according to City of Ontario requirements.

Cable
Charter does not maintain any facilities with the vicinity of the proposed project site. A main extension would be required if services are desired.
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3.8 Storm Drainage Plan
The Specific Plan area storm drain improvements (Figure 3.14) are consistent with the facilities specified in Drainage Area XIV of the City of Ontario Planned Drainage Facilities (Figure 3.15).

Catch basins located throughout the site will collect runoff. On-site storm drain systems will convey runoff to the following facilities:
 120-inch storm drain in Grove Avenue leading south to existing facilities via modification of an existing channel.
 102-inch reinforced concrete pipe in Bon View Avenue.  60-inch reinforced concrete pipe in Merrill Avenue adjacent to the Specific Plan area, which will transition to a 120-inch reinforced concrete pipe running west to a reinforced concrete box at Euclid Avenue.
 54-inch storm drain in Campus Avenue which connects to the future storm drain in Merrill Avenue.
 10’ x 10’ storm drain in Euclid connecting to the Prado flood control basin.

Additional on-site drain improvements would include storm water detention/ retention/ water quality basins, which would capture, treat, and/or gradually release storm water into the downstream public storm drain systems. Onsite storm water treatment would incorporate underground chambers installed within each building’s parking area.

Development within this specific plan shall be responsible to construct the ultimate storm drain improvements if they are not installed at time of development.

Each storm drain in Campus Avenue, Bon View Avenue, Grove Ave and Merrill Avenue will be equipped with a hydrodynamic separator, or series of hydrodynamic separators to satisfy the statewide trash mandate. Each device will be approved by and listed on the Certified Full Capture System List of Trash Treatment Control Devices of the State Water Resources Control Board (SWRCB).

NPDES Compliance
The grading and drainage of the Specific Plan area will be designed to retain/infilter, harvest, and re-use or biotreat surface runoff to comply with the current requirements of the San Bernardino County NPDES Stormwater Program's Water Quality Management Plan (WQMP) for significant new development projects. The objective of the WQMP for this project is to minimize the detrimental effects of urbanization on the beneficial uses of receiving waters, including effects caused by increased pollutants and changes in hydrology. These effects may be minimized through the implementation of site designs that reduce runoff and pollutant transport by minimizing impervious surfaces and maximizing on-site infiltration, employing Source Control Best Management Practices (BMP’s), or using on-site structural Treatment Control BMP’s where the infeasibility of installing Low Impact Development BMP’s is demonstrated.

All Priority Land Use (PLU) areas within the Specific Plan Area shall comply with the statewide Trash Provisions adopted by State Water Resources Control Board (SWRCB) and trash requirements in the most current San Bernardino County Area-Wide MS4 Permit.
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New development within the Specific Plan area will utilize a variety of Low Impact Development site drainage designs to manage stormwater, including but not limited to retention/infiltration basins, trenches and swales, and above ground and/or below ground bio-treatment systems. Development projects within the Specific Plan area will comply with the latest Low Impact Development guidelines and incorporate features including but not limited to:
 Landscape designs that promote water retention and incorporation of water conservation elements such as use of native plants and drip irrigation systems;  Permeable surface designs in areas with low traffic;
 Parking lots that drain to landscaped areas to provide retention and infiltration, or bio-treatment where infiltration is infeasible;
 Limited soil compaction during grading operations within landscaped storm water infiltration areas of not more than 80 percent compaction.

Prior to the issuance of a grading or construction permit, a Storm Water Pollution Prevention Plan (SWPPP), Erosion & Sediment Control Plan sheets, and a WQMP shall be prepared and approved. The SWPPP and Erosion & Sediment Control Plan Sheets shall identify and detail all appropriate BMP’s to be implemented or installed during construction of the project, and the WQMP shall describe all postconstruction BMP’s designed to address water quality and quantity of runoff for the life of the project.

3.9 Public Services
This sub-section addresses public services within the Specific Plan area, including police, fire and solid waste disposal services.

3.9.1 Police
The City of Ontario will provide police services to the Specific Plan area. The closest police station is located approximately five miles north of the Specific Plan area at 2500 S. Archibald Avenue, just south of SR-60.

This station is also the City of Ontario Police Department headquarters.

3.9.2 Fire
The City of Ontario will provide fire protection services to the Specific Plan area. The Ontario Fire Department currently has eight stations, which are staffed with eight four-person paramedic engine companies and two four-person truck companies. The closest operational fire station, Station 2, is located at 544 W. Francis Street, approximately four miles north of the Specific Plan area. 2352
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3.9.3 Solid Waste Disposal
The City of Ontario will provide solid waste services to the Specific Plan area. The City offers a full array of commercial and industrial services designed to meet the business community’s needs. Solid waste facilities follow the “Solid Waste Department Refuse and Recycling Planning Manual.” The Manual establishes the City of Ontario’s requirements for refuse and recycling storage and access for service, as well as addresses the City’s recycling goals. The Mid-Valley Landfill is the nearest County of San Bernardino landfill located at 2390 N. Alder Avenue in the City of Rialto, approximately 20 miles northeast of the Specific Plan area.

3.10 Phasing Plan
Development phasing of the Specific Plan area will be determined by the landowner and/or developer based upon real estate market conditions. Phasing sequencing is subject to change over time to respond to various market and local factors and as such, individual phases may overlap or develop concurrently.

Phasing will occur as appropriate levels of infrastructure are provided. Infrastructure improvements, as required and approved by the City Engineer to support the development, shall be installed by the developer.

Figure 3.16, Conceptual Phasing Plan, describes two general phases of development for South Ontario Logistics Center.

Phase 1: Phase 1 consists of the construction of Buildings 1 through 8 as numbered in the Conceptual Site Plan and includesthe Development Plan (PAs 1 and 2). This phase may be developed in several sub-phases in response to market demands and according to the logical and orderly completion of infrastructure improvements.

Phase 2: Phase 2 consists of the balance of the Project site (PAs 3, 4, and 5) .

Specific Plan backbone infrastructure shall be installed by the project developer, in accordance with the applicable City-adopted infrastructure plan for the area, as well as the provisions of this Specific Plan and an approved Development Agreement. Final grading and infrastructure improvements will be completed in accordance with the approved Development Agreement and City Engineer approval. Fair share responsibilities for improvements shall be addressed in a Development Agreement with the City of Ontario.

All the Specific Plan required infrastructure can be found in Section 3.3 (Figure 3.7 and 3.7a) for Potable Water, Section 3.4 (Figure 3.9) for Recycled Water, Section 3.5 (Figure 3.11) for the Sewer Plan, Section

3.7 (Figure 3.13) for the Fiber Optic Plan, and Section 3.8 (Figure 3.14) for the Storm Drain Plan. Phasing will be determined per separate Development Agreement.
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4.0 LAND USE AND DEVELOPMENT STANDARDS
This chapter identifies allowable uses and development standards including building height, setbacks, lot coverage, parking, and landscape within the Specific Plan area. These regulations are intended to create a harmonious relationship among development within the Specific Plan area and with surrounding land uses as well as to protect the health, safety, and general welfare of the community.

4.1 General Provisions
Upon adoption of this Specific Plan, the allowable land uses and development standards within this document become the governing zoning for new construction, additions, or remodels within the Specific Plan area. However, in reviewing individual projects requiring discretionary approval, additional conditions may be applied by the approving body to accomplish the goals and objectives of this Specific Plan.

4.2 Allowable Uses
Table 4.1 (Allowable Uses) provides the land uses, activities, and facilities allowed within the Specific Plan’s BP (Business Park) and IG (Industrial - General) Zoning Districts discussed in Chapter 3. These uses include a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location within Safety Zone 6 of the Chino Airport. The letters/symbols used in Table 4.1 shall have the following meanings:
“P” - Permitted Land Uses
A Permitted Use (P) is permitted by right and may be established as the primary use of a building without the need for discretionary approval. Permitted Uses are subject to the development standards and guidelines applicable to the zoning district in which the use is located. “C” - Conditionally Permitted Land Uses
A Conditionally Permitted Use (C) is permitted upon issuance of a Conditional Use Permit (CUP) pursuant to Section 4.02.015 of the Ontario Development Code and City processing procedures. “A” - Administratively Permitted Land Uses
An Administratively Permitted Use (A) is permitted upon issuance of an Administrative Use Permit (AUP) pursuant to Section 4.03.015 of the Ontario Development Code and City processing procedures. “—" - Prohibited Land Uses
A land use indicated with a “—" symbol is prohibited within the zoning district.

Land Uses Not Listed
A land use not listed in Table 4.1 shall be considered a prohibited land use. For land uses similar to those listed in Table 4.1, but not expressly stated in this Specific Plan, the City of Ontario Planning Director or his/her designee shall have the authority to make a determination of the applicability of similar land uses. 2355
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Table 4.1: Allowable Uses
Land Use BP
District
IG
District

AGRICULTURAL USES
Commercial Crop Production and Farming1 C P
Community Gardens, Urban Farms, and Related Uses A A
Kennels and Catteries -- P

RESIDENTIAL USES
Caretaker’s Unit (not to exceed 1,000 square feet) A A

CONSTRUCTION
Contractors (e.g., building construction, site preparation, capital improvement projects)
• Completely within enclosed building P P
• With outdoor storage -- P

MANUFACTURING
Apparel Manufacturing P P
Artisan Crafts (made by hand) such as glassworks, jewelry, pottery P P Beverage Manufacturing -- C
Chemical Manufacturing (excludes pesticides and fertilizers) -- C Computer and Electronic Product Manufacturing P P
Electrical Equipment, Appliance and Component Manufacturing P P Fabricated Metal Product Manufacturing -- P
Ammunition and Arms Manufacturing C C
Food Manufacturing, General (but excluding animal slaughtering and processing and seafood product preparation and packaging) -- C Food Manufacturing, Limited (bread, tortillas, snack foods, roasted nuts and peanut butter, coffee, tea, flavoring syrup, seasoning and dressing, spice extract)
C C
Furniture and Related Product Manufacturing P P
Glass and Glass Product Manufacturing -- C
Leather and Allied Product Manufacturing (excluding leather and hide tanning and finishing) P P
Machinery Manufacturing -- P
Miscellaneous Manufacturing (medical equipment and supplies, jewelry, sporting goods, toys, office supplies, signs, etc.) P P Paper Manufacturing -- C
Pharmaceutical and Medicine Manufacturing (excludes biological product manufacturing) C C
Printing and Related Support Activities P P
Primary Metal Manufacturing -- C
Petroleum and Coal Products Manufacturing -- C
Plastics Product Manufacturing -- C
Rubber Product Manufacturing -- C
Textile Mills -- C
Textile Product Mills -- C
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Transportation Equipment Manufacturing -- P
Wood Product Manufacturing -- C

WHOLESALE TRADE
Merchant Wholesalers, Durable Goods - General (includes motor vehicles and parts, lumber and construction materials, metals and minerals other than petroleum, and machinery equipment and supplies)
-- P
Merchant Wholesalers, Durable Goods - Limited (includes furniture and home furnishings, professional and commercial equipment and supplies, hardware, plumbing, and heating equipment and supplies)
P P
Merchant Wholesalers, Nondurable Goods (excludes industrial gases, petroleum bulk stations and terminals, and fireworks and explosives merchant wholesalers)
-- P
Wholesale Electronic Markets, Agents and Brokers (excludes automobile auctions) P --

HEALTH CARE AND SOCIAL ASSISTANCE
Ambulatory Health Care Services P --
Child Day Care Services (Commercial Facilities) -- --
Child Day Care Services (Employer Provided Services) -- -- Medical Office P --
Vocational Rehabilitation Services C --

COMMERCIAL USES
Information
Broadcasting P P
Data Processing, Health, and Related Services P P
Publishing Industries P P
Motion Picture and Sound Recording Facilities (excludes movie theaters) P P
Recording and sound studios P --
Telecommunication Facilities P P
Eating and Drinking Places, and Food Services
Alcoholic beverage sales for consumption on the premises (includes all retailers on-sale licenses issued by the State of California Department of Alcoholic Beverage Control)
C --
Food Bank or Meal Delivery Services C C
Restaurant
• Without drive-thru P --
• With drive-thru C --
Motor Vehicle Mechanical and Electrical Repair and Maintenance Servicing Facilities (limited to retail-oriented services, such as emissions testing, battery replacement and other similar retail activities that involve the limited use of pneumatic tools or equipment that creates noise impacts)
P --
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General Repair Facilities (includes general motor vehicle mechanical and electrical repair and maintenance of air conditioning, brakes, cooling, electric, exhaust, fuel, suspension system, engine, transmission, and drive train)
• General Repair Facilities - Automobile, Light Truck and Van Repair and Maintenance C C
• General Repair Facilities- Large Truck, Bus and Similarly Large Motor Vehicle Repair and Maintenance -- C
Automotive Body, Paint, Interior and Glass Repair
• Automobile, Light Truck and Van Body, Paint, and Interior Repair and Customization C C
• Minor Customization Work (limited to the "bolt-on"
replacement or addition of parts only -- no body or paint work is allowed)
C C
• Large Truck and Bus Body, Paint, and Interior Repair and Maintenance -- C
Personal Services
Couriers and Messengers P P
Commercial and Industrial Machinery and Equipment Repair and Maintenance (except automotive and electronic) -- P
Electronic and Precision Equipment Repair and Maintenance P P Fitness and Recreational Sports Center
• Gross Floor Area less than 10,000 square feet P --
• Gross Floor Area 10,000 square feet or more C --
Industrial Laundry and Linen Supply C C
Personal and Household Goods Repair and Maintenance P P Pet Boarding and Kennels
• Day only (e.g., Doggie Daycare) C --
• Overnight Stays C --
Postal Services P P
Passenger Car Rental and Leasing C --
Truck, Utility Trailer, and Recreational Vehicle Rental and Leasing C P
Offices
Administrative and Support Services P --
Finance and Insurance Offices P --
Management of Companies and Enterprises P --
Office Ancillary to a Primary Industrial Use (less than 10% of GFA) P P Professional, Scientific, and Technical Services (e.g., accounting, tax preparation, architecture, bookkeeping, legal, engineering, consulting)
P --
Real Estate Offices P --
Retail
Alcoholic beverage sales for consumption off the premises (includes all retailers off-sale licenses issued by the State of California Department of Alcoholic Beverage Control)
C --
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4.3 Conceptual Site Plan
The conceptual site plan for the South Ontario Logistics Center Specific Plan is presented in Figure 4.1.

Under this conceptual plan, Planning Area 1 (Business Park Zoning District) is developed with five buildings totaling 464,820 square feet (SF) and Planning Area 2 (Industrial – General Zoning District) is developed with three buildings totaling 2,462,135 SF (Table 4.2). Cumulatively, the eight buildings depicted in the conceptual site plan provide 2,926,955 SF of development.

The conceptual site plan reflects current market trends, site conditions, and planned infrastructure.

However, the conceptual site plan may be modified provided it does not exceed the maximum building area presented in Table 3.1 and complies with this Specific Plan and applicable provisions of the City of Ontario Development Code.

Auction Houses C --
Automotive Parts and Accessories (including tires) P -- Convenience stores (without alcoholic beverage sales) P -- Gasoline Fueling Station with or without Convenience Store (without alcoholic beverage sales) C --
Internet Fulfillment/Warehousing/Distribution (E-Commerce) P P Industrial Retail Sales (retail sales of goods and/or products either manufactured, warehoused or wholesaled on-site)
• Maximum 15% of building floor area or 8,000 square feet, whichever is less A A
• Over 15% of building floor area or 8,000 square feet C C Non-Store Retailers (includes electronic shopping and mail-order houses, vending machine operators, and other direct selling establishments excluding fuel/petroleum dealers)
P P

WAREHOUSING
Warehousing and Storage (General and Other)
• Completely within enclosed building P P
• Outdoor Storage Accessory to an Allowed Use A A
• Outdoor Storage as the Primary Use -- C
Refrigerated Warehousing and Storage P P
OTHER
Religious Assembly C --
Parking Facilities P --
Vocational/Trade Schools C C
Notes:

1. Excluding Commercial Crop Production of Marijuana

2. P=Permitted, C= Conditionally Permitted, A=Administratively Permitted, “—"=Prohibited

3. Refer to the Specific Plan EIR and Ontario International Airport Land Use Compatibility Plan (ONT ALUCP) for additional development criteria and policies that may affect allowable land uses. 2359
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Table 4.2 Conceptual Site Plan
Planning Area
SP
Zoning District
Site Acreage Proposed Conceptual Building
Square Footage
1 BP 23 464,820 SF
2 IG 107.34 2,462,135 SF
TOTAL 130.34 2,926,955 SF
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4.4 Development Standards
Table 4.3 (Development Standards) provides a summary of the development standards applicable to the land uses, structures, and related improvements located within the Specific Plan area. Refer to the Ontario Development Code for any standard not addressed in Table 4.3.

Table 4.3 Development Standards
Development Standard Zoning District
BP IG
Minimum Lot Area 10,000 sq ft 20,000 sq ft
Minimum Lot Dimensions

1. Lot Width 100 ft 100 ft

2. Lot Depth 100 ft 100 ft
Maximum Floor Area Ratio 0.60 0.55
Maximum Building Footprint 1 125,000 sq ft N/A
Minimum Landscape Setback

1. Grove Avenue 20 ft 20 ft

2. Eucalyptus Avenue 23 ft N/A

3. Merrill Avenue N/A 23 ft

4. Bon View Avenue 10 ft 10 ft

5. Interior Side N/A N/A

6. Interior Rear N/A N/A
Minimum Building Setback 2

1. Grove Avenue 20 ft 20 ft

2. Eucalyptus Avenue 23 ft N/A

3. Merrill Avenue N/A 23 ft

4. Campus Ave 10ft 10ft

5. Bon View Avenue 10 ft 10 ft

6. Interior Side 10 ft 10 ft

7. Interior Rear 10 ft 10 ft
Minimum Parking Space and Drive Aisle Separations3,4,7

1. Parking Space or Drive Aisle to
Street Property Line
20 ft 10 ft

2. Parking Space or Drive Aisle to
Interior Property Line
5 ft 5 ft

3. Parking Space to Buildings,
Walls, and Fences
Areas adjacent to public entries and office areas: 10
ft
Areas adjacent to other building areas: 5 ft
Within screened loading and storage yard areas: 0 ft

4. Drive Aisles to Buildings,
Walls, and Fences 5ft 5ft

5. Drive Aisles within Screened
Loading and Storage Yard
Areas
0 ft 0 ft
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Table 4.3 Development Standards
Development Standard Zoning District
BP IG
Maximum Building Height 5,6 45 ft 55 ft
Minimum Landscape Coverage 15% 10%
Walls, Fences, and Hedges
Per Ontario Development Code Division 6.02 (Walls,
Fences, and Obstructions) and Section 5.5 (Buffering
and Screening) of the Design Guidelines in Chapter

5. Notes:

1. Maximum building footprint limit is applicable only to buildings that front onto a public rightof-way.

2. Setback areas shall be measured from the property line and shall be landscaped.

3. Within yard areas fully screened by a decorative wall, there shall be no minimum drive aisle or parking space setback required, unless adjacent to residentially zoned properties.

4. The minimum separation area between a building, wall, or fence and a parking space or drive aisle shall be fully landscaped. The separation area may include pedestrian walkways, as necessary; however, a minimum 5-foot wide planter area shall be maintained between a building wall and a pedestrian walkway. The minimum separation dimension shall not include any area devoted to vehicle overhang.

5. Architectural projections, mechanical equipment, and focal elements may be allowed to exceed the maximum height up to 25 percent above the prescribed height limit.

6. The maximum building height and floor area ratio may be restricted pursuant to the Ontario International Airport Land Use Compatibility Plan (ONT ALUCP) and The Chino Airport Land Use Compatibility Plan. Refer to the ALUCP for properties affected by airport safety zones for additional development criteria and policies that may affect allowable land uses.

7. The use of surrounding roads, drive aisles and truck parking lots to address the open land requirement for the Chino Airport Overlay zone is discussed in Chapter 2 (Section 2.2, Airport Influence Areas).

Table 4.4 (Off-Street Parking and Loading Design Standards) establishes the design standards for off-street parking in the Specific Plan area. Refer to the Ontario Development Code for any parking-related standard not addressed in Table 4.4.

Table 4.4: Off-Street Parking and Loading Design Standards Development Standard Requirement
Parking space dimensions

1. Standard parking 9 feet wide by 18 feet long

2. Tractor trailer parking 12 feet wide by 45 feet long

3. At grade loading space 12 feet wide by 18 feet long
Minimum aisle width for 90-degree parking 24 feet
Maximum gradient at parking space 5 percent measured in any direction Dock-high loading facilities
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Table 4.4: Off-Street Parking and Loading Design Standards Development Standard Requirement

1. Dock high door loading space
12 feet wide by 45 feet long with 14-foot
minimum vertical clearance measured from
finished surface of loading dock.

2. Truck maneuvering area Meet the minimum practical turning radius of a 53-foot semi-trailer/tractor combination.

Table 4.5 (Required Number of Parking and Loading Spaces) specifies the number of parking spaces that must be provided according to land use. For a use not specified in the table, refer to the Ontario Development Code, Table 6.03-1, Off-Street Parking Requirements.

Table 4.5: Required Number of Parking and Loading Spaces Land Use Number of Required Spaces
Multi-tenant business park Per 1,000 square feet of gross floor area:
• 3 spaces
• Required parking for “general office” when
exceeding 10% of gross floor area
• One tractor trailer parking space per 4 dock-high
loading doors
General office when exceeding 10
percent of building gross floor
area
4 spaces per 1,000 square feet of gross floor area of
office use
Industrial speculative building Per 1,000 square feet of gross floor area:
• Up to 50,000 square feet: 1.85 spaces
• 50,001 – 100,000 square feet: 1 space
• 100,001 square feet and over: 0.5 space
• One tractor trailer parking space per 4 dock-high
loading doors.
• Plus required parking for “general business offices”
and other associated uses, when those uses exceed 10
percent of the building gross floor area.

Manufacturing 1.85 spaces per 1,000 square feet of gross floor area • plus one tractor trailer parking space per 4 dock-high loading doors.
• Plus required parking for “general business offices”
and other associated uses, when those uses exceed
10 percent of the building floor area.

Restaurant (including outdoor
seating area up to 25 percent of
gross floor area)
• Under 2,000 square feet: 5 spaces per 1,000 square
feet of gross floor area
• More than 2,000 square feet: 10 spaces per 1,000
square feet of gross floor area
Warehousing and distribution
(including associated office use if
less than 10 percent of building
gross floor area)
• First 20,000 square feet: 1 space per 1,000 square feet of gross floor area
• Additional square feet: 0.5 space per 1,000 square feet of additional gross floor area
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Sufficient off-street loading and unloading spaces shall be provided on each development site, and adequate provisions and space shall be made for maneuvering freight vehicles and handling freight.

Loading activity, including turnaround and maneuvering, shall be made on site. Buildings, structures, and loading facilities shall be designed and placed on the site so that vehicles, whether rear loading or side loading, may be loaded or unloaded at any loading dock, door, or area without extending beyond the property line.
• Plus one tractor trailer parking space per 4 dock-high loading doors
• Plus required parking for “general office” and other
associated uses when exceeding 10 percent of the
building gross floor area
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5.0 DESIGN GUIDELINES
This chapter identifies conceptual themes for site planning, architecture, and landscape design within the Specific Plan area. The guidelines are intended to ensure a cohesive and attractive development that meets the following objectives:

1. Demonstrates high-quality development that complements and integrates into the community and adds value to the city.

2. Creates a functional and sustainable development that ensures South Ontario Logistics Center is regionally competitive and appropriate within the Ontario Ranch community.

3. Illustrates the distinctive characteristics of its two zoning districts: Business Park (BP) District (Planning Area 1 and 3) and Industrial - General (IG) District (Planning Area 2, 4 and 5).

5. Provides guidance to City staff and the Planning Commission in the review and evaluation of future development projects in the South Ontario Logistics Center Specific Plan area.

6. Incorporates construction and landscape design standards that promote energy and water conservation strategies.

7. Implements the goals and policies of The Ontario Plan and the intent of the Ontario Development Code.

5.1 Site Design
Site design within Planning Area 1 and 3 (BP District) and Planning Area 2, 4 and 5 (IG District) shall incorporate the following design features.

Key provisions include:

1. Provide a well-organized site plan that emphasizes pedestrian connectivity and attractive landscape areas for the public through the location and arrangement of buildings, circulation, and parking areas.

2. Orient buildings towards street frontages to create an inviting public perimeter.

3. Provide visible pedestrian access to buildings from the street, parking areas, and perimeter sidewalks through signage, prominent architectural features, and landscape design.

4. Employ enhanced paving, accent trees, and other landscape features that highlight major building entries.

5. Design drive aisles to minimize impact to pedestrians, provide adequate stacking space, and prevent queuing of vehicles onto public streets.
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6. Locate visitor and short-term parking areas at the front and sides of buildings near primary building entrances.

7. Create small parking clusters through the design and placement of landscape areas, drive entrances, and/or buildings to avoid large, visually dominant parking lots.

8. Locate loading and storage areas away from streets when feasible, ensure adequate space for vehicle backing and maneuvering on-site, and provide adequate parking for loading vehicles so normal traffic flow is not impeded.

9. Screen parking areas and loading docks facing the street using landscape buffers planted with screen trees and drought-tolerant vegetation.

10. Orient and screen elements such as trash enclosures, loading bay doors, and service docks to minimize their visibility.

11. Locate service entrances to avoid conflict with front entries.

12. Place electrical rooms and transformers away from front entries and street views. 2367
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5.2 Architectural Design
The building design, materials, colors, and textures establish its theme and character. Architecture shall be compatible and complementary with other buildings within the Specific Plan area; however, design diversity is encouraged to provide visual interest. Although development within Planning Area 1 and 3 (BP District) and Planning Area 2, 4 and 5 (IG District) differ in building height and scale, similar design concepts apply as follows.

Key provisions include:

1. Ensure scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area.

2. Avoid blank walls by providing articulation on building elevations visible from the public right-ofway through elements such as cornices, parapets, expression lines, and changes in materials and/or colors.

3. Provide the greatest level of articulation on the front facades that are visible from the public rights-of-way and the main entrances.

4. Design entry features as a significant aspect of a building’s overall composition through massing, detailing, architectural treatments, and/or special materials and colors.

5. Employ recessed or covered building entrances to provide shade and visual relief.

6. Design office buildings, business parks, and office areas of industrial or warehouse buildings with an emphasis on the use of windows, architectural details, and building articulation.

7. Integrate the design of industrial/warehouse office areas into the overall building composition so they create powerful architectural statements and not visually disjointed “add-ons”.

8. Employ a minimum of four different colors, materials, and/or textures on each building.

9. Avoid terminating a change in material or color at a building edge; instead, select a logical termination point in relation to the architectural features or massing.

10. Paint exposed downspouts, service doors, and mechanical screens the same color as the adjacent wall.

11. Elevations to the front of buildings across Eucalyptus Ave shall be additionally enhanced due to residential land use designation across the street.
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Planning Area 1 Architectural Design Examples
Planning Area 2 Architectural Design Examples
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5.3 Landscape Design
Conceptual landscape plans encourage durable landscape materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits. The following guidelines ensure that intersection sight lines and pedestrian safety are preserved. Landscaping plans within the Specific Plan area shall comply with the City of Ontario “Landscape Development Guidelines”, the “Standard Drawings” and “Traffic and Transportation Guidelines” for sight-distance.

Key provisions include:

1. Landscape and irrigate all areas of the site not covered by buildings, structures, paving, or impervious surfaces.

2. Design and grade projects to direct storm runoff from building roofs and paved areas into swaled landscape areas for retention/infiltration. Landscape areas may be used for storm water basins and swales at no greater than 50 percent of the available landscape area and may not obstruct the mature root zone of required tree locations.

3. Provide shade for expanses of paving, building walls, roofs, and windows with irrigated shade trees located in appropriate areas where space permits to reduce the impacts of heat gain.

4. Design parking lot landscaping to reduce associated heat buildup, improve aesthetics, and integrate with on-site landscape and adjacent streetscape.

5. Use landscaping to aid in the screening and buffering of mechanical equipment, trash collection areas, loading docks, and outside storage areas from public view.

6. Coordinate utilities with landscape plans by showing utilities on plans to ensure placement clear of required tree locations. Utilities such as backflow devices and transformers shall be screened using landscaping that provides at least 75 percent coverage. Backflow devices and transformers shall be located at least five feet from hardscape to ensure space for landscape screening.

7. Prepare landscape plans that meet the requirements of the Landscape Development Guidelines and provide for the efficient use of water. Plants shall be selected and planted based upon their adaptability to the climate and topographical conditions of the project site.

8. Select drought-tolerant plants such as colorful shrubs and groundcovers, ornamental grasses and succulents, evergreen and deciduous trees, and species native to Southern California or naturalized to the local arid climate.

9. Incorporate water conservation features in landscape and irrigation plans.

10. Place a landscape planter island every ten parking spaces within parking lots. Planter islands shall be at least five feet in width exclusive of curbs and the same length as the abutting parking space.

Planter islands shall include at least one tree, appropriate shrubs, and groundcover. Parking areas located behind screen walls shall not be subject to this provision.

11. Provide a minimum dimension of five feet exclusive of curbs for all landscape areas, except for vine pockets.
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12. Space living plant materials less than or equal to the mature plant diameter. Non-living ornamental landscape materials may comprise a maximum of five percent of the landscape area requirements and shall be permeable.

5.3.1 Streetscapes
Streetscape design creates an aesthetically pleasing view for pedestrians, cyclists, and motorists, screens parking and loading areas from the public right-of-way, and integrates the development into the surrounding community. The following streetscape designs are conceptual only; final grading, plantings, and tree locations shall be determined on a project-by-project basis.

5.3.1.1 Grove Avenue Streetscape
Grove Avenue features a 28-foot wide landscaped median, 7-foot wide parkways, 5’ wide sidewalk, within a 40’ neighborhood edge and a 20-foot wide landscape setbacks. An 8’ multipurpose trail is located on the east side. (Figure 5.1). Tree species along Grove Avenue include Platanus acerifolia ‘Bloodgood’ in the parkway, alternating Cercis occidentalis and Platanus acerfolia ‘Bloodgood’ groups behind the sidewalk and Pinus eldarica and Cercis occientalis in the median.

5.3.1.2 Eucalyptus Avenue Streetscape
The typical Eucalyptus Avenue section will feature a 12-foot wide parkway and 23-foot wide landscape setback to create a 35-foot Neighborhood Edge. The parkway will include a 7-foot wide curb-adjacent landscape strip generally planted with trees and groundcover and a five-foot wide sidewalk. An eight-foot FIGURE 5.1: GROVE AVENUE CONCEPTUAL STREETSCAPE
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wide multi-purpose trail is located on the north side. A five-foot wide on-street Class II bike lane is located on the south side. Tree species along Eucalyptus Avenue will include Pistache trees in the parkway and behind the sidewalk alternating with groups of Podocarpus gracilior trees. The Neighborhood Edge creates a buffer along the Specific Plan boundary as well as a visual statement (Figure 5.2).

5.3.1.3 Merrill Avenue Streetscape
The typical Merrill Avenue section on the north side of the street will feature an eight-foot wide on-street Class II bike lane, 12-foot wide parkway, eight-foot wide multi-purpose trail and 23-foot wide landscape setback. The parkway will include a seven-foot wide curb-adjacent landscape strip and a five-foot wide sidewalk. Tree species along Merrill Avenue will include Quercus agrifolia in the parkway and behind the sidewalk alternating with Cercis canadensis ‘Forest Pansy.’ The parkway and landscape setback will combine to form the 35-foot Neighborhood Edge buffer
FIGURE 5.2: EUCALYPTUS AVENUE CONCEPTUAL STREETSCAPE
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5.3.1.4 Bon View Avenue Streetscape
The Bon View Avenue section features 9-foot wide parkways with an 4-foot wide curb-adjacent landscape strip planted with trees and groundcover and a five-foot wide sidewalk (Figure 5.4). Tree species along Bon View Avenue include Chinese Pistache and Coast Live Oak.

FIGURE 5.3: MERRILL AVENUE CONCEPTUAL STREETSCAPE
FIGURE 5.4: BON VIEW AVENUE CONCEPTUAL STREETSCAPE
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5.3.1.5 Campus Avenue Streetscape
The Campus Avenue section features a 15-foot wide landscape setback to create a 35-foot Neighborhood Edge (Figure 5.5). The east side of Campus Avenue includes a 12-foot parkway with a 5’ sidewalk and an 8’ multipurpose trail as part of the 35-foot Neighborhood Edge, while the western side includes a fivefoot wide Class II on-street bike lane at the edge of the street. The Neighborhood Edges include a 7-foot wide curb-adjacent landscape strip that will be planted with trees and groundcover. Tree species along Campus Avenue include Drake Elm, Tulip Trees, and African Sumacs.

FIGURE 5.5: CAMPUS AVENUE CONCEPTUAL STREETSCAPE
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5.3.2 Project Entries
The Specific Plan area includes multiple shared vehicular driveways accessible from Grove, Eucalyptus, Merrill, Campus and Bon View Avenues. Figure 5.6 presents a typical conceptual entry design featuring enhanced paving; a landscaped setback with flowering accent trees, canopy trees, and drought-tolerant landscaping; a multipurpose trail; sidewalk; and landscaped parkway with street trees.

5.3.3 Plant Palette
The Plant Palette shown in Table 5.1 establishes a base palette for the Specific Plan area and includes a variety of groundcovers, shrubs, ornamental grasses, and evergreen and deciduous trees. The selection complements the design theme of the Specific Plan area and features water-efficient, drought-tolerant species native or adapted to the region. Similar plant materials may be substituted for the species listed in Table 5.1 if the alternative plants are appropriate to the climate and enhance the thematic setting.

Table 5.1: Plant Palette
Botanical Name Common Name Use
Chilopsis linearis Desert Willow Tree
Chitalpa tashkentensis Chitalpa Tree
Cinnamomum camphora Camphor Tree Tree
Cupressus sempervirens Italian Cypress Tree
Heteromeles arbutifolia Toyon Tree
Juniperus s. 'Skyrocket' Skyrocket Juniper Tree
Koelreuteria bipinnata Chinese Flame Tree Tree
Lagerstroemia i. 'Muskogee' Crape Myrtle Tree
FIGURE 5.6: CONCEPTUAL VEHICULAR ENTRY
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Table 5.1: Plant Palette
Botanical Name Common Name Use
Magnolia g. 'Samuel Sommer' Magnolia Tree
Magnolia g. 'Little Gem' Magnolia Tree
Olea europaea Olive Tree
Pinus canariensis Canary Island Pine Tree
Pinus eldarica Afghan Pine Tree
Pistacia chinensis Chinese Pistache Tree
Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore Tree
Quercus agrifolia Coast Live Oak Tree
Schinus molle California Pepper Tree
Tristania conferta Brisbane Box Tree
Washingtonia filifera California Fan Palm Tree
Phoenix dactylifera Date Palm Tree
Acca sellowiana Pineapple Guava Shrub
Buxus j. 'Green Beauty' Japanese Boxwood Hedge
Callistemon 'Little John' Dwarf Bottle Brush Shrub
Carissa macrocarpa 'Tuttle' Natal Plum Shrub
Cistus 'Sunset Pink' Sunset Pink Rockrose Shrub
Dianella 'Little Rev' Dwarf Dianella Shrub
Dianella tasmanica Dianella Shrub
Dodonaea viscosa 'Purpurea' Hopseed Bush Shrub
Eleagnus pungens Silverberry Shrub
Leucophyllum f. 'Green Cloud' Texas Ranger Shrub
Ligustrum j. texanum Texas Privet Shrub
Pittosporum tobira 'Variegata' Variegated Mock Orange Hedge Pittosporum t. 'Wheeleri' Wheeler's Dwarf Shrub
Rhaphiolepis i. 'Clara' Indian Hawthorn Hedge
Rhaphiolepis i. 'Springtime' Indian Hawthorn Hedge
Rhamnus californica Coffeeberry Shrub
Rhamnus c. 'Mound San Bruno' Dwarf Coffeeberry Shrub
Rosmarinus o. 'Tuscan Blue' Rosemary Shrub
Salvia c. 'Allen Chickering' Allen Chickering Sage Shrub Salvia greggii Autumn Sage Shrub
Salvia leucantha Mexican Sage Shrub
Westringia fruticosa Coast Rosemary Shrub
Xylosma congestum Shiny Xylosma Hedge
Agave 'Blue Flame' Blue Flame Agave Accent
Aloe maculata Soap Aloe Accent
Aloe petricola Stone Aloe Accent
Aloe polyphylla Spiral Aloe Accent
Aloe striata Coral Aloe Accent
Echeveria 'Ruffles' Ruffles Echeveria Accent
Hesperaloe parviflora Red Yucca Accent
Acacia redolens 'Low Boy' Dwarf Acacia Groundcover
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Table 5.1: Plant Palette
Botanical Name Common Name Use
Baccharis p. 'Pigeon Point' Dwarf Coyote Bush Groundcover Baccharis p. 'Centennial' Coyote Bush Groundcover
Carex pansa California Meadow Sedge Grass
Carex tumulicola Foothill Sedge Grass
Festuca mairei Altas Fescue Grass
Festuca o. 'Glauca' Blue Fescue Grass
Lonicera j. 'Halliana' Hall's Honeysuckle Groundcover
Muhlenbergia capillaris Pink Muhly Grass
Myoporum parvifolium Myoporum Groundcover
Rosa 'Flower Carpet' - Red Red Flower Carpet Rose Groundcover Rosmarinus o. 'Huntington Carpet' Prostrate Rosemary Groundcover Salvia 'Bee's Bliss' Bee's Bliss Sage Groundcover
Senecio mandraliscae Blue Fingers Groundcover
Sesleria autumnali Moor Grass Grass
Trachelopspermum jasminiode Star Jasmine Groundcover
Distictus buccinatoria Blood-Red Trumpet Vine Vine

5.4 Walls and Fences
Walls and fences are important design features intended to both complement building and landscape architecture and provide functional elements. Any proposed entry gates shall be reviewed by the City of Ontario Traffic and Transportation Division prior to installation, and shall be permitted only if approved.

Key provisions include:

1. Provide attractive, durable, and complementary wall and fencing materials consistent with the building design.

2. Offset and architecturally treat long expanses of wall surfaces every 100 feet with material changes, pilasters and posts, staggered walls, or landscape treatments to prevent visual monotony.

3. Soften the appearance of fencing with plants that reach the height of the wall or fence at maturity.

4. Construct sliding gates visible from a public street with tubular steel, vertical steel pickets, or highdensity perforated metal screening painted to match or complement adjacent walls. Interior gates not visible to public view may be galvanized steel or chain link.

5. Prohibit chain link fencing visible from public street rights of way. 2377
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5.5 Buffering and Screening
To alleviate the unsightly appearance of loading and service areas, buffering and screening design features shall be used to enhance the overall development. Entry gates shall be reviewed and approved by the City of Ontario Traffic and Transportation Division prior to installation.

5.5.1 Parking Lots

1. Buffer parking lots adjacent to and visible from public streets using a combination of architectural wing walls, buildings, decorative screen walls, evergreen hedges, and landscape buffers.

2. Use plants for screening that are a minimum of three feet tall at the time of installation.

Buffering and Screening Examples
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Design Guidelines

5.5.2 Loading and Service Areas (Truck Courts)

1. Screen loading docks and truck parking areas visible from Grove Avenue, Eucalyptus Avenue, Merrill Avenue and Bon View Avenue and Campus Avenue. Screening may include portions of buildings, landscaping, evergreen hedges, and/or decorative walls.

2. Incorporate gated/screened entrances to loading areas into the overall architectural design of the development.

3. Design walls and fencing to be a minimum of eight feet high and a maximum of 14 feet high, as measured from finished grade, to screen truck courts and hide views of the top of loading bays or trailers.

4. Utilize buildings, architectural wing walls, and/or landscaping to screen service areas.

5. Screen ground- and roof-mounted mechanical equipment from public view. Ground-mounted equipment shall be screened with decorative walls or landscaping. Building architecture shall be designed to screen roof-mounted equipment.

6. Ensure refuse containers are easily accessible by service vehicles yet screened from public view within the building’s façade or within a walled enclosure.

7. Obtain a use permit for outdoor storage, which shall be limited to predefined areas. Storage areas shall be screened from public view by decorative walls or landscaping with a minimum height of eight feet and a maximum height of 14 feet. The height of outdoor storage shall not-exceed the height of screening.

Loading and Service Area Example
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Design Guidelines

5.6 Lighting
Site lighting provides illumination for operations, safety, security, and ambiance in parking lots, loading dock areas, pedestrian walkways, building entrances, signage, and architectural and landscape features.

Key provisions include:

1. Choose lighting fixtures that complement the building architecture and promote consistency throughout the Planning Areas.

2. Install ground- or low-mounted fixtures to provide safety and convenience along pedestrian walkways, entrances, activity areas, steps, ramps, and special features.

3. Allow building-mounted accent lighting for general illumination provided there is no light spill or distraction onto roadways or adjacent properties. Plain shoebox or unshielded wall packs are not permitted.

4. Direct exterior lighting fixtures downward to avoid unnecessary light spill and glare.

5. Limit pole-mounted, building-mounted, or tree-mounted lighting fixtures to no more than 30 feet high to minimize light spill and glare.

6. Shield and direct pole-mounted lights away from public streets.

7. Ensure exterior lighting is consistent with the Chino Airport Land Use Compatibility Plan.

8. Design parking lot lighting plans to avoid placing fixtures in required tree locations. 2380
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Design Guidelines

5.7 Signage
Approval of a comprehensive sign program shall be required for development within the Specific Plan area. A sign program facilitates integration of signs with the overall site and building design to create a unified visual statement and provide for flexible application of sign regulations in the design and display of multiple signs.

Key provisions include:

1. Install entry monument signage to identify the South Ontario Logistics Center. Entry monuments shall be designed in accordance with City of Ontario Traffic and Transportation Guidelines for monument placement.

2. Employ signage to identify a center and tenants within a center, direct vehicular traffic, and provide on-site way-finding for pedestrians.

3. Employ signage within industrial sites to give direction to loading and receiving, visitor parking, and other special uses.

4. Provide a unifying sign theme in developments with multiple users.

5. Coordinate signage with the building design, materials, colors, size, and placement.

6. Design signage with backlit or internally illuminated individual channel letters. Can-type box signs with translucent backlit panels are discouraged.

7. Avoid covering significant architectural elements with signage.

8. Position flush-mounted signs with respect to architectural features and align with signs on other buildings to maintain a pattern.

9. Place street address signs perpendicular to approaching vehicular traffic.

10. Ensure signage located within a landscape planter is not blocked or damaged by plant materials.

11. Conserve energy by utilizing an automatic illumination shut-off mechanism when businesses are closed.

12. Construct signs from high-quality materials and avoid exposed wiring, ballasts, conduits, fasteners, raceways, or similar hardware.
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Design Guidelines
Signage Examples
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Design Guidelines

5.8 Sustainable Design Strategies
South Ontario Logistics Center is committed to sustainable design strategies that integrate principles of environmental stewardship into the design and construction process. Appropriate strategies shall be determined for each project within the Specific Plan area.

5.8.1 Sustainable Construction & Technology Concepts

1. Design and construct energy-efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.

2. Employ passive design including skylights, building orientation, landscaping, and strategic colors to improve building energy performance.

3. Reduce the heat island effect by providing shade structures and trees that produce large canopies.

In addition, choose roof and paving materials that possess a high level of solar reflectivity.

4. Use recycled and other environmentally-friendly building materials wherever possible.

5. Incorporate skylights into at least two percent of warehouse/distribution building roof area to provide natural light and reduce electric lighting demand.

6. Use energy-efficient LED (or similar) products.

7. Provide interior or exterior bicycle storage consistent with the California Green Building Standards Code.

8. Use drought-tolerant landscaping with drip irrigation and include plantings such as trees, shrubs, groundcovers and/or vines. Optional amenities include benches, trellises, thematic fencing, and decorative walkways.

9. Employ high-performance dual-pane window glazing in office storefronts.

5.8.2 Water Quality

1. Design landscape areas with retention/infiltration swales and basins, or employ bio-treatment when infiltration is infeasible, as required by the San Bernardino County MS4 Permit and Water Quality Management Plan.

2. Select native and drought-tolerant plants to reduce water demand.

3. Integrate permeable pavement and perforated curbs throughout the project area as feasible to allow stormwater to enter planter areas, assist with filtration, and control runoff.

4. Use captured runoff to augment irrigation systems whenever possible.

5. Employ irrigation systems that respond to changing weather conditions, irrigate by hydro zone, and use micro-irrigation techniques.
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Design Guidelines

6. Use recycled water to irrigate landscape areas and for other appropriate uses. The use of recycled water for certain purposes is required by the City of Ontario Recycled Water Master Plan.

Sustainable Design Examples
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Implementation

6.0 IMPLEMENTATION
This chapter summarizes the development process for implementation of the South Ontario Logistics Center Specific Plan and provides for the orderly development of the Specific Plan area.

6.1 Applicability
The provisions, standards, and guidelines contained within this Specific Plan provide the regulations for land use and development within South Ontario Logistics Center. The Specific Plan supersedes the development standards and regulations of the Ontario Development Code unless stated otherwise in this document. Whenever the provisions and development standards of the Specific Plan conflict with those of the Ontario Development Code, the Specific Plan shall take precedence. Where the Specific Plan is silent, the Ontario Development Code shall apply.

Definition of Terms
The terms used within the Specific Plan shall mean the same as defined in the Ontario Development Code, unless otherwise noted.

6.2 Severability
The Specific Plan serves as the implementation tool for the City’s Policy Plan (General Plan). In the event that any provision of this Specific Plan or its application to any person or circumstance is held to be invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed separate, distinct and independent, and shall not affect the validity of the remaining provisions of this Specific Plan or applications thereof, which can be implemented without the invalid provision or application.

6.3 Interpretation
If an issue, condition, or situation occurs that is not sufficiently covered or provided for in this Specific Plan, those that are applicable for the most similar issue, condition, or situation shall be used. Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City of Ontario Planning Director in a manner consistent with the goals, policies, objectives, and intent established in the Specific Plan.

6.4 Consistency with Other Plans and Regulations
This sub-section discusses consistency of the Specific Plan with The Ontario Plan, Airport Land Use Compatibility Plans, the California Building Code, and CEQA. 2385
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Implementation

6.4.1 Consistency with The Ontario Plan
No land use, activity, or facility shall be permitted that is inconsistent with the objectives, policies, general land uses, and programs of The Ontario Plan, as amended.

The South Ontario Logistics Center entitlement applications include a General Plan Amendment to change the site’s land use designations from Low Medium Density Residential to Business Park and Industrial - General to be consistent with this Specific Plan.

6.4.2 Consistency with Airport Land Use Compatibility Plans Projects located within the Specific Plan area are subject to the restrictions and provisions of the Airport Land Use Compatibility Plans prepared for Ontario International Airport and Chino Airport.

6.4.3 Consistency with California Building Code
Projects located within the Specific Plan area must comply with the State of California Building Code as adopted and implemented by the City of Ontario.

6.4.4 Consistency with CEQA
The City of Ontario is defined as the lead agency under the California Environmental Quality Act (CEQA) based upon its authority to approve this Specific Plan. Concurrent with approval of this Specific Plan, the City Council will be required to certify the associated Environmental Impact Report (EIR), including a Mitigation Monitoring and Reporting Program to ensure that all approved EIR mitigation measures are implemented. The Planning Director shall be responsible for confirming that mitigation measures have been implemented through each project’s approved plans.

6.5 Specific Plan Revisions
It is recognized that modifications to the text or exhibits of this Specific Plan may be warranted in the future to accommodate unforeseen conditions or events. Revisions shall be processed in a manner prescribed by the City of Ontario Planning Department pursuant to the provisions in this section.

6.5.1 Minor Modifications to the Specific Plan
Minor modifications to the Specific Plan shall be processed administratively without the submission of a formal Specific Plan Amendment application and shall not require a public hearing or review by the Planning Commission. The Planning Director shall have the authority to review and make a determination of approval, approval with conditions, or denial of a request for minor modification to the Specific Plan.

The Planning Director may, at his/her discretion, refer any such request to the Planning Commission or City Council.
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Minor modifications are defined as:

1. Expansions or reductions to a Planning Area boundary or acreage, provided that the total acreage within each affected Planning Area is not modified by more than 20 percent.

2. An increase in maximum building area for single- and multi-tenant buildings of up to 20 percent, provided that the maximum square footage for the Planning Area established by this Specific Plan is not exceeded.

3. A modification of up to 20 percent of a project’s required minimum lot area, minimum lot dimensions, or setbacks if compatible with the surrounding land uses and consistent with the overall design character of the South Ontario Logistics Center.

4. Additions, deletions, or modifications to Table 4.1, Allowable Uses, which lists the permitted and conditionally permitted uses in the Specific Plan area, provided the Planning Director determines the changes to be consistent with the objectives and intent of the Specific Plan.

5. Minor modification of conceptual design criteria for architectural features and materials, landscape treatments, lighting, signage, and sustainable design strategies.

6. Revisions to roadway alignment when the change results in centerline shift of less than 250 feet.

7. Revisions to infrastructure facility sizing and precise location for dry utilities, water, sewer, and storm drainage improvements subject to approval of the City Engineer.

8. Changes to the Phasing Plan, provided infrastructure is available to serve the phase as determined by the City Engineer.

9. Revisions to exhibits in the Specific Plan that do not substantially change its intent or character.

10. Modifications of a similar nature to those listed above, which are deemed minor by the Planning Director and conform to the purpose and intent of this Specific Plan and The Ontario Plan.

6.5.2 Specific Plan Amendments
Proposed changes to this Specific Plan that do not meet the criteria for a Minor Modification shall be subject to a formal Specific Plan Amendment application process pursuant to Section 4.01.035 of the Ontario Development Code and California Government Code Section 65450, et seq.

If the proposed amendment requires supplemental environmental analysis pursuant to CEQA, the applicant shall adhere to the City’s adopted procedures and CEQA Guidelines.

6.6 Subdivision Maps
Development within the Specific Plan area may require the processing of tentative and final tract or parcel maps and/or lot line adjustments or mergers. Subdivision maps and lot changes shall be reviewed and approved pursuant to Section 4.02.085 of the Ontario Development Code and other applicable City codes 2387
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and regulations, California Government Code Section 66410 et seq. (Subdivision Map Act), as well as the provisions of this Specific Plan.

6.7 Development and Land Use Review Procedures
Review procedures for development and land use within the Specific Plan area shall be as provided in this Specific Plan and in accordance with the Ontario Development Code.

6.7.1 Development Plan Review
Development proposed within the Specific Plan area shall be subject to Development Plan review pursuant to Section 4.02.025 of the Ontario Development Code. The review is intended to ensure compliance with the provisions of this Specific Plan, protect the integrity and character of the physical composition of the City, and encourage high quality development.

6.7.2 Conditional Use Permit
A Conditional Use Permit shall be required for uses deemed “conditionally permitted” in Table 4.1 (Allowable Uses). Applications for a Conditional Use Permit shall be processed pursuant to Section

4.02.015 of the Ontario Development Code.

6.7.3 Administrative Use Permit
An Administrative Use Permit shall be required for uses deemed “administratively permitted” in Table 4.1 (Allowable Uses). Applications for an Administrative Use Permit shall be processed pursuant to Section

4.03.015 of the Ontario Development Code.

6.7.4 Appeals
Appeals of decisions of the Development Advisory Board, Zoning Administrator, Planning Director, or the Planning Commission regarding implementation of this Specific Plan may be made by the applicant or other aggrieved party pursuant to Division 2.04 of the Ontario Development Code.

6.8 Development Agreement
Approval of a statutory development agreement authorized pursuant to California Government Code Section 65864 et seq. shall be required by this Specific Plan. The Development Agreement shall include, but not be limited to, methods for financing, acquisition, and construction of necessary infrastructure.

The Development Agreement shall be fully executed prior to recordation of the first Final Map. 2388
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6.9 Specific Plan Phasing
Implementation of this Specific Plan is anticipated to occur in two phases, as discussed in Chapter 3.10, Phasing Plan:

Phase 1: Phase 1 consists of the construction of Buildings 1 through 8 as numbered in the Conceptual Site Plan. This phase may be developed in several sub-phases in response to market demands and according to the logical and orderly completion of infrastructure improvements.

Phase 2: Phase 2 consists of the development of PAs 3, 4, & 5.

These phases may be developed as sub-phases and may occur either sequentially or concurrently with one another.

3.7 (Figure 3.13) for the Fiber Optic Plan, and Section 3.8 (Figure 3.14) for the Storm Drain Plan. Phasing will be determined per separate Development Agreement.

6.9.1 Phasing Objectives
Development phasing shall meet the following objectives:

1. The orderly build-out of the project based upon market and economic conditions;

2. The provision of adequate parking, infrastructure, and public facilities concurrent with the development of each phase; and

3. The protection of the public health, safety, and welfare.

6.9.2 Findings for Modification of the Phasing Plan
The Planning Director shall have the authority to approve modification of the Phasing Plan, subject to the following findings:

1. The modification is consistent with the Policy Plan (General Plan);

2. The modification will not adversely affect the implementation of the Specific Plan;

3. The modification will not be detrimental to public health, safety, and general welfare; and

4. The modification will not delay the construction of infrastructure improvements necessary to serve the development.
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Implementation

6.10 Financing of Public Improvements
The financing of the construction, operation, and maintenance of public infrastructure improvements, facilities, and services within the Specific Plan area shall be provided through a combination of mechanisms. Final determination of the scope of improvements, maintenance responsibilities, and funding sources shall be specified in the approved Development Agreement, executed prior to recordation of the first Final Map.

Financing options may include, but are not limited to, the following:

1. Private capital investment by the project developer, the property owner(s), or a Property Owners Association.

2. Private capital investment by a consortium of property owners and/or developers of the project and/or surrounding area.

3. Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district, to provide funding for the construction of public facilities or the provision of public services. City Council approval shall be a prerequisite for use of special district financing mechanisms.

4. Development Impact Fee (DIF) credits to be applied for infrastructure completed by the project developer.

5. Enhanced Infrastructure Financing District to fund infrastructure development through tax increment financing pursuant to Senate Bill 628.

6. Community Revitalization and Investment Authorities (CRIA) to fund infrastructure development through tax increment financing pursuant to Assembly Bill 2.

6.11 Maintenance Plan
Final determination of maintenance responsibilities for the public and private improvements constructed in association with this Specific Plan shall be specified in the approved Development Agreement, which shall be executed prior to recordation of the first Final Map. However, it is anticipated that maintenance shall be generally shared by three entities as described below and outlined in Table 6.1, Maintenance Responsibilities.

6.11.1 City of Ontario, Community Facilities District & Other Special District The establishment of a community facilities district, landscape and lighting district, or other special district to fund the maintenance of public facilities shall be at the City’s discretion. It is anticipated that public maintenance shall include the following:

1. Right-of-way for public streets within the Specific Plan area (Grove Avenue, Eucalyptus Avenue, Merrill Avenue, Campus Ave and Bon View Avenue) shall be dedicated to the City of Ontario per 2390
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Implementation
the provisions of this Specific Plan (Chapter 3, Development Plan) and as approved by the City Engineer.

2. Landscape improvements and public streetlights within the public right-of-way shall be maintained through a landscape and lighting district or other special maintenance district established by the City.

3. The City shall maintain off-site infrastructure improvements, including water, sewer, and storm drainage facilities.

4. The City shall maintain NPDES facilities located within the curb-to-curb area of public streets.

Operation and maintenance requirements for NPDES stormwater runoff source control and treatment control Best Management Practices shall be identified in the approved Water Quality Management Plan for the project.

6.11.2 Property Owners Association
A Property Owners Association (POA) may be established for the maintenance of common areas, including such improvements as on-site landscape areas and parking and drive aisles within South Ontario Logistics Center. It is anticipated that improvements maintained by the POA would include the following:

1. Driveways;

2. On-site open spaces, landscape areas, common areas, parking lots, and walkways;

3. Landscaping within setback/landscape buffer areas along Campus Avenue;

4. NPDES facilities within landscape setbacks and on-site common areas;

5. Property identification signage and architectural elements located within the landscape buffer;

6. Fencing and walls, including graffiti removal; and

7. Water, sewer, recycled water facilities and storm drainage facilities located on-site and constructed by the developer are considered privately owned and to be maintained by the property owners or the Property Owner Associations. The Property Owners Association(s) shall maintain permanent on-site water quality basins, trenches, swales and biotreatment filters required by the San Bernardino County MS4 Permit and Water Quality Management Plan.

Table 6.1: Maintenance Responsibilities
Area of Responsibility
City or
Special
District
Property
Owners or
POA
Utility
Master Planned Roadways: Grove Avenue, Eucalyptus Avenue, Merrill Avenue, Campus Ave and Bon View Avenue
Curb-to-curb improvements 
Bon View- landscaping within the public right-of-way (parkways)  2391
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Implementation
Table 6.1: Maintenance Responsibilities
Area of Responsibility
City or
Special
District
Property
Owners or
POA
Utility
Behind the curb improvements - landscaping within the public right-of-way (parkways) and sidewalks and neighborhood edge  Other Improvements
Traffic Signals and Traffic Control Signs on public streets  Street lights in the public right-of-way 
Drive aisles 
On-site parking areas 
Common open space 
Landscaping within setback/landscape buffer areas 
Monument signage 
Walls and fences 
Stormwater drainage/water quality control facilities within the curb-to-curb area of public streets and Merrill and Bon View public storm drain proposed behind the curb

Stormwater drainage/water quality control facilities behind the curb 
Water, recycled water, and sewer infrastructure in the public right-of-way

Dry utilities: electricity, natural gas, communication systems  City of Ontario Fiber Optic Conduit (in Ontario Ranch Streets) 

6.12 Additional Entitlement Requirements
Currently, there are no existing City utilities, nor any improvement plans for City utilities in the vicinity of the Specific Plan area. Several miles of new infrastructure are required to provide City utility services to the Specific Plan area. In order to ensure orderly expansion of the City Utility Systems and other City infrastructure, the following additional entitlement requirements are imposed upon all subdivision maps and developments within the Specific Plan area.

6.12.1 Conceptual Design Report
Prior to approval of any entitlement applications (subdivision maps, Development Plan Reviews, etc.), a conceptual design report shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval of the extent of all public improvements required for the project. The study shall identify existing and future rights-of-ways (ROW) and infrastructure improvements and establish all vertical and horizontal alignments for each utility. The report shall include cross-sections, profiles, and any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW. The study shall account for all utility conflicts, right-of-way variations, existing obstructions, and the timing of utility installation. Utilities cannot be located along an alignment that conflicts with existing conditions (e.g. electrical poles, private property, etc.) unless the applicant accepts the responsibility of modifying the existing conditions (e.g. undergrounding, relocation, ROW acquisition, etc.).
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6.12.2 Preliminary Design Report
As a condition of entitlement (subdivision map, Development Plan Review, etc.) within the Specific Plan area and prior to submittal of Infrastructure Improvements Plans, a Preliminary Design Report (PDR) for all public infrastructure shall be submitted and approved by the Development Agency Engineering Department and the Utilities Engineering Department. The PDR shall include the following:

Conceptual Design Compliance: A discussion modifying or confirming the conceptual design established in the project’s Conceptual Design Report shall be included. The study shall confirm all rights-of-ways (ROW), infrastructure improvements, and vertical and horizontal alignments for each utility.

Street Cross Sections and Profiles: Street cross sections and profiles shall be provided for each public street, private street and Public Utility Easement (PUE) containing a public utility and at any points along the alignments where the ROW varies. The cross sections shall show the location and size of each utility and shall annotate the property/ROW lines, the type of finished surface material, the distance of each utility from centerline, the depth from finished surface to top of pipe, and the distance between utilities (outside wall to outside wall).

Constructability Review: The report shall include a discussion of the constructability issues along the proposed alignment and identify the recommended construction methods that may be utilized. The study shall perform field investigation (field survey and potholing) in order to identify potential utility conflicts, right-of-way variations, existing obstructions, and constructability issues created by the timing of utility installation.

Supporting Details: The PDR shall include any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW, including the placement of large appurtenances, clearance from existing obstructions, etc.
30% Design Drawings: The PDR findings shall be incorporated into a 30% design plan set and included in the PDR.

Western Trunk Sewershed Scope: In order to qualify for Development Impact Fees (DIF) and to assure that the Western Trunk Sewer (WTS) is designed to serve its entire Sewer Master Plan Tributary Area, the PDR shall include the WTS and all the Master Plan Trunk Sewers connecting to the WTS. The PDR shall include: the WTS from the Kimball Interceptor to the Whispering Lakes Pump Station at Riverside Drive and Carpenter Avenue; the Euclid Trunk Sewer from the WTS in Merrill Avenue to Chino Avenue; the Bon View Trunk Sewer from the WTS in Merrill Avenue to Chino Avenue; the Grove Trunk Sewer from the WTS in Merrill Avenue to Chino Avenue; and the Walker Trunk Sewer from the WTS in Schaeffer Avenue to Chino Avenue.

Horizontal and Vertical Alignment Studies: Horizontal and vertical alignment studies shall demonstrate the entire sewershed and subsewersheds can be sewered.

Sewer Sizing Hydraulic Calculations: Sewer sizing hydraulic calculations shall demonstrate the proposed trunk sewer designs can accommodate the Master Plan Flows to meet the Master Plan Design Criteria. 2393
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Implementation

6.12.3 Utilities Systems Map (USM)
Prior to approval of any entitlement application (subdivision maps, Development Plan Reviews, etc.), as part of the entitlement application a Conceptual Utilities Systems Map (USM) shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval. The USM is a summary plan sheet exhibit that shows all the public offsite infrastructure requirements and demands for the Development Project (and/or Subdivision), the onsite private infrastructure improvements, and the interaction between the public and private utilities systems.

As a Condition of Approval for the Development Project (and/or Subdivision), the Conceptual Utilities Systems Map shall be updated into a Final Utilities Systems Map to reflect the changes that occur between entitlement and Final Plan and Permit Approval. Reference the Ontario Municipal Utilities Company Utilities Engineering Department’s Utilities Systems Map (USM) Requirements for details.

6.12.4 Integrated Waste Management Report (IWMR) and Solid Waste Handling Plan (SWHP) Prior to approval of any entitlement application (subdivision maps, Development Plan Reviews, etc.), as part of the entitlement application a Conceptual Integrated Waste Management Report (IWMR) and a Conceptual Solid Waste Handling Plan (SWHP) shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval. The SWHP summary plan sheet exhibit that demonstrates the project site’s design conformance with the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Areas, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types.

The IWMR is a report that presents project specific information that is not able to be demonstrated within the Solid Waste Handling Plan, including discussions on: project solid waste operations; project compliance with all applicable laws, statues, policies, and requirements; and, conformance with all the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Areas, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types.

As a Condition of Approval for the Development Project (and/or Subdivision), the Conceptual SWHP and the a Conceptual IWMR shall be updated into a Final SWHP and Final IWMR to reflect the changes that occur between entitlement and Final Plan and Permit Approval. The SWHP and IWMR may be required to be updated from whenever there are new occupants, new uses or changes to existing uses, Tenant Improvements, Business Licenses, and Certificates of Occupancy. Reference the Ontario Municipal Utilities Company Utilities Engineering Department’s Integrated Waste Management Report (IWMR) and Solid Waste Handling Plan (SWHP) Requirements for details. 2394
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General Plan Consistency

7.0 GENERAL PLAN CONSISTENCY
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65440-65457) permits the adoption and administration of Specific Plans as an implementation tool for elements contained within a jurisdiction’s local General Plan. Approval of this Specific Plan is based on the finding that the regulations, guidelines, and programs contained within this Specific Plan are consistent with The Ontario Plan. The Ontario Plan establishes the direction and vision for the City of Ontario and provides a single comprehensive document to shape its future. The Ontario Plan provides for policies to accommodate change over its 30-year lifespan. The Ontario Plan consists of a six-part Component Framework: 1) Vision, 2) Governance Manual, 3) Policy Plan, 4) City Council Priorities, 5) Implementation, and 6) Tracking and Feedback. The following sections demonstrate the South Ontario Logistics Center Specific Plan implements the goals and policies of the City’s Policy Plan (General Plan).

7.1 Land Use Element
GOAL LU1: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.

Policy LU1-2 Sustainable Community Strategy
We integrate state, regional, and local Sustainable Community/Smart Growth principles into the development and entitlement process.

The Specific Plan encourages the efficient use of energy resources in design, product selection, and operational techniques. The Design Guidelines in Chapter 5 address lighting, bicycle parking, sustainable landscaping, and sustainable design strategies. Landscape provisions require the use of drought-resistant vegetation and shade trees to conserve water and reduce heat islands. The sustainable design strategies include design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption. Protecting water quality, reducing runoff, and reducing water demand for landscaping are promoted in the Development Plan in Chapter 3 through the recycled water plan and storm drainage facilities source control and treatment practices. 2395
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General Plan Consistency
Policy LU1-3 Adequate Capacity
We require adequate infrastructure and services for all development.

The Specific Plan establishes a Phasing Plan that is coordinated with affected infrastructure providers and ensures that uses on the project site are adequately served. The Specific Plan requires infrastructure development to occur in a timely manner. Potable and recycled water, sewer, fiber optic communications, and storm drain infrastructure improvements that ultimately serve the Specific Plan area are addressed in Chapter 3, Development Plan. Infrastructure and services will be consistent with City of Ontario infrastructure master plans and the approved development agreement.

GOAL LU2: Compatibility between a wide-range of uses.

Policy LU2-3 Hazardous Uses
We regulate the development of industrial and similar uses that use, store, produce or transport toxic substances, air emissions, other pollutants or hazardous materials.

Uses within the Specific Plan are required to comply with federal, state, and local regulations pertaining to the use, storage, disposal, and transport of hazardous materials, toxic substances, and other pollutants.

Policy LU2-6 Infrastructure Compatibility
We require infrastructure to be aesthetically pleasing and in context with the community character.

The Specific Plan design guidelines (Chapter 5) support high-quality development that complements the desired community character. Landscaped areas separate parking areas to keep parking lots from being the dominant visual element of the site. The Specific Plan also establishes landscape setback requirements (Chapter 4, Land Use and Development Standards) and conceptual streetscape design (Chapter 5, Design Guidelines) along all roadways within the Specific Plan area to create safe and attractive streets for pedestrians, cyclists, and motorists and ensure a cohesive pattern of development. 2396
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General Plan Consistency
Policy LU2-9 Methane Gas Sites
We require sensitive land uses and new uses on former dairy farms or other methane-producing sites to be designed to minimize health risks.

The Specific Plan incorporates into its Implementation Plan (Chapter 6) requirements for development to comply with the mitigation measures identified in the project environmental impact report, including those for soil remediation and proper venting to address the potential existence of methane gases within the Specific Plan area.

GOAL LU5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.

Policy LU5-7 ALUCP Consistency with Land Use Regulations We comply with state law that requires policy plan/general plans, specific plans, and all new development be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public use airport.

The Specific Plan area is within the Ontario International Airport Influence Area and the Chino Airport Influence Area. The Specific Plan discusses compliance with the ALUCP requirements for the Ontario Airport and the Chino Airport in Chapter 2, Section 2.2, Airport Influence Areas.

7.2 Community Design Element
GOAL CD1: A dynamic, progressive city containing distinct neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.

Policy CD1-2 Growth Areas
We require development in growth areas to be distinctive and unique places within which there are cohesive design themes.
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General Plan Consistency
The Specific Plan design guidelines (Chapter 5, Design Guidelines) and development standards (Chapter 4, Land Use and Development Standards) ensure high quality, cohesive, attractive, and appropriately-scaled development that complements and integrates into the Ontario Ranch community and adds value to the City.

GOAL CD2: A high level of design quality resulting in public spaces, streetscapes, and developments that are attractive, safe, functional, and distinct.

Policy CD2-1 Quality Architecture
We encourage all developments to convey visual interest and character through:
• Building volume, massing, and height to provide appropriate scale and proportion; • A true architectural style which is carried out in plan, section, and elevation through all aspects of the building and site design and appropriate for its setting; • Exterior building materials that are visually interesting, high quality, durable, and appropriate for the architectural style.

The Specific Plan design guidelines (Chapter 5) ensure that: 1) scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area; 2) articulation is provided through elements such as cornices, parapets, expression lines, and changes in materials and/or colors; 3) use of a variety of colors, materials, and/or textures on each building is appropriate to the architectural features or massing.

Policy CD2-5 Streetscapes
We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen connectivity, and enhance community identify through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting, and street furniture.

Chapter 3, Section 3.2, Street Plan, addresses connectivity, street improvements, pedestrian and bicycle plans, and transit. In Chapter 5, Section 5.3, Landscape Design, the Specific Plan identifies street improvements and streetscape including parkways, street trees, sidewalks, landscape buffers, and street lighting for Grove Avenue, Eucalyptus Avenue, Merrill Avenue, and Bon View Avenue within the Specific Plan area, which are consistent with the Circulation Element of The Ontario Plan. The Specific Plan streetscape design creates an aesthetically pleasing view for pedestrians, cyclists, and motorists, screens parking and loading areas from the public right-of-way, and visually integrates the development into the surrounding Ontario Ranch community.
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General Plan Consistency
Policy CD2-6 Connectivity
We promote development of local street patterns and pedestrian networks that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands”.

The Specific Plan creates an efficient street system by providing convenient connections with adjacent land uses in compliance with the vision of The Ontario Plan Circulation Element. The design of Specific Plan street sections (Chapter 3.2: Street Plan) and streetscape (Chapter 5.3, Landscape Design) provides road improvements including sidewalks, trails and bikeways to promote connectivity and supplement vehicular transportation.

Policy CD2-7 Sustainability
We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials and construction techniques.

The Specific Plan is committed to sustainable design strategies that integrate principles of environmental stewardship into the design, construction, and operation process. The Specific Plan incorporates sustainability principles into its design guidelines (Chapter 5.8, Sustainable Design Strategies), such as drought tolerant landscaping, skylights in warehouse/distribution buildings to provide natural light and reduce lighting demand, high performance dual pane glazing in office storefronts, and LED products for energy efficient site lighting. Design strategies include the design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption. The use of recycled water to irrigate landscape is required by the Specific Plan’s Recycled Water Plan (Chapter 3.4), consistent with the City of Ontario Recycled Water Master Plan.

Policy CD2-9 Landscape Design
We encourage durable landscaping materials and designs that enhance the aesthetics of structure, create and define public and private spaces, and provide shade and environmental benefits.

Consistent with the vision for Ontario Ranch as outlined in the Ontario Ranch Streetscape Master Plan, the Specific Plan (Chapter 5.3, Landscape Design) provides for landscaped setbacks and landscaped parkways adjacent to bike lanes and sidewalks, defining these public spaces. The landscaped setbacks and parkways include drought-tolerant plants featuring colorful shrubs and groundcovers, ornamental grasses and 2399
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General Plan Consistency
succulents, evergreen and deciduous trees, and species native to Southern California or naturalized to the arid climate to promote durable plant materials. The plant selection complements the design theme of the Specific Plan area. Parking lot landscaping reduces associated heat buildup, improves aesthetics, and integrates into onsite landscape design and adjacent streetscapes. Swaled landscape areas retain/infiltrate stormwater run-off to improve water quality and promote groundwater recharge. Shade trees thoughtfully located near expanses of paving, building walls, roofs, and windows reduce the impacts of heat gain.

Policy CD2-11 Entry Statements
We encourage the inclusion of amenities, signage, and landscaping at the entry to neighborhoods, commercial centers, mixed use areas, industrial developments, and public places that reinforce them as uniquely identifiable places.

The Specific Plan establishes design guidelines to ensure high-quality development and a sense of place.

As discussed in Chapter 5.3, Landscape Design, Grove, Eucalyptus, Merrill and Bon View Avenues feature landscaped setbacks that provide attractive entries into the site. Entry monument signage is predominantly placed to identify the South Ontario Logistics Center.

Policy CD2-12 Site and Building Signage
We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structure.

The Specific Plan (Chapter 5.7, Signage) requires approval of a comprehensive sign program to address parcel identification, building identification and directional signage within the Specific Plan area. A comprehensive sign program will integrate project signage with the overall design of the site and structuresto create a unified visualstatement. A comprehensive sign program provides flexible application of sign regulations to provide incentive and latitude in the design and display of multiple signs. Industrial uses on the site will also be appropriately signed to give direction to loading and receiving, visitor parking, and other special uses.

GOAL CD3: Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing, and safe during all hours.
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General Plan Consistency
Policy CD3-1 Design
We require that pedestrian, vehicular, bicycle, and equestrian circulation on both public and private property be coordinated and designed to maximize safety, comfort, and aesthetics.

The Specific Plan (Chapter 3.2, Street Plan) coordinatesstreet, sidewalk, trail, and bikeway designs to serve onsite land uses and extend access to the surrounding area in compliance with The Ontario Plan Mobility Element. The Specific Plan specifies street improvements for Grove Avenue, Eucalyptus Avenue, Merrill Avenue, and Bon View Avenue. The Specific Plan streetscape design (Chapter 5.3, Landscape Design) provides an aesthetically pleasing view for pedestrians, cyclists, and motorists, screens parking and loading areas from the public right-of-way, and integrates the development into the surrounding community.

Policy CD3-5 Paving
We require sidewalks and road surfaces to be of a type and quality that contributes to the appearance and utility of streets and public places.

The Specific Plan development standards (Chapter 4, Land Use and Development Standards) require that design and materials for sidewalks and road surfaces within the Specific Plan area be approved by the City’s Engineering Department. Specific Plan design guidelines (Chapter 5) encourage the use of enhanced paving to mark major building entries and paving materials that possess a high level of solar reflectivity to reduce the heat island effect.

GOAL CD5: A sustained level of maintenance and improvement of properties, buildings and infrastructure that protects the property values and encourages additional public and private investment.

Policy CD5-1 Maintenance of Buildings and Property
We require all public and privately owned buildings and property (including trails and easements) to be properly and consistency maintained.

The Specific Plan includes a Maintenance Responsibility Matrix in Chapter 6, Implementation, identifying the parties responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Privately owned buildings will be maintained as specified by the Property Owners Association (Chapter 6.11.2). 2401
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General Plan Consistency
Policy CD5-2 Maintenance of Infrastructure
We require the continued maintenance of infrastructure.

7.3 Mobility Element
GOAL M1: A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.

Policy M1-1 Roadway Design and Maintenance
We require our roadways to:
• Comply with federal, state, and local design and safety standards. • Meet the needs of multiple transportation modes and users. • Handle the capacity envisioned in the Functional Roadway Classification Plan. • Endeavour to maintain a peak hour Level of Service (LOS) E or better at all intersections. • Be compatible with the streetscape and surrounding land uses. • Be maintained in accordance with best practices and our Right-of-Way Management Plan
The Specific Plan complies with the Functional Roadway Classification Plan of the Mobility Element and, therefore, aims to comply with federal, state, and local design and safety standards; meet the needs of multiple transportation modes and users; and maintain a Level of Service of E or better at all intersections addressed in the project environmental impact report. The Specific Plan site design strives to minimize the effects of truck traffic on nearby uses.

Policy M1-2 Mitigation of Impacts
We require development to mitigate its traffic impact.
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General Plan Consistency
The Specific Plan requires in Chapter 1.6, California Environmental Quality Act Compliance, and in Chapter

6.4.4, Consistency with CEQA, that projects within the Specific Plan area comply with all mitigation measures, conditions, and project design features identified in the project environmental impact report.

Chapter 5.1, Site Design, provides guidelines to ensure buildings, structures, and loading facilities are designed so loading and unloading activities occur on-site without extending beyond the property line.

GOAL M2: A system of trails and corridors that facilitate and encourage bicycling and walking.

Policy M2-1 Bikeway Plan
We maintain our Multipurpose Trails & Bikeway Corridor Plan to create a comprehensive system of onand off-street bikeways that connect residential areas, businesses, schools, parks, and other key destination points.

The Specific Plan includes a Circulation Plan in Chapter 3 to provide connectivity to the trails and bikeway corridors identified in the Ontario Multipurpose Trails and Bikeway Corridor Plan, including installation of a Class II Bikeway along Merrill Avenue and multipurpose trails along Grove, Eucalyptus, and Merrill Avenues.

Policy M2-3 Pedestrian Walkways
We require walkways that promote safe and convenient travel between residential areas, businesses, schools, parks, recreation areas, and other key destination points.

The Specific Plan street sections and streetscape designs (Chapter 3.2, Street Plan and Chapter 5.3, Landscape Design) provide for construction of five-foot wide public pedestrian sidewalks for Grove Avenue, Eucalyptus Avenue, Merrill Avenue, and Bon View Avenue to connect with existing and planned pedestrian circulation systems. Pedestrian sidewalks are separated from vehicular travel lanes by a landscaped parkway. The Specific Plan area street improvements are consistent with the City’s Ontario Ranch Streetscape Master Plan.

GOAL M3: A public transit system that is a viable alternative to automobile travel and meets basic transportation needs of the transit dependent. 2403
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General Plan Consistency
Policy M3-2 Transit Facilities at New Development
We require new development to provide transit facilities, such as bus shelters, transit bays and turnouts, as necessary.

The Specific Plan discusses in Chapter 3.2.11, Transit, that the City is coordinating with regional transit agencies to implement Bus Rapid Transit (BRT) service to target destinations and along corridors.

GOAL M4: An efficient flow of goods through the City that maximizes economic benefits and minimizes negative impacts.

Policy M4-1 Truck Routes
We designate and maintain a network of City truck routes that provide for the effective transport of goods while minimizing negative impacts on local circulation and noise-sensitive land uses, as shown in the Truck Routes Plan.

The Specific Plan is designed to enable easy access to the truck route network and to encourage its industrial users to implement effective goods movement strategies. The Land Use and Circulation Plans for the Specific Plan area (Chapter 3, Development Plan) are designed to focus trucks on the designated Merrill Avenue truck route. The design guidelines in Chapter 5.1, Site Design, stipulate buildings, structures, and loading facilities be designed to ensure that loading and unloading activities and maneuvering of freight vehicles occurs on-site without extending beyond the property line.

7.4 Environmental Resources Element
GOAL ER1: A reliable and cost effective system that permits the City to manage its diverse water resources and needs.

Policy ER1-3 Conservation
We require conservation strategies that reduce water usage. 2404
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General Plan Consistency
The Specific Plan incorporates water conservation strategies into its development plan and design guidelines. The use of recycled water to irrigate landscape areas is required consistent with the City of Ontario Recycled Water Master Plan (Chapter 3, Development Plan). Landscape and irrigation plans are encouraged to use water conservation features such as drought-tolerant plant species native or adapted to the region and drip irrigation (Chapter 5, Design Guidelines). The Specific Plan encourages the design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.

Policy ER1-5 Groundwater Management
We protect groundwater quality by incorporating strategies that prevent pollution, require remediation where necessary, capture and treat urban run-off, and recharge the aquifer.

In Chapter 3.8, Storm Drainage Plans, the Specific Plan stipulates that prior to issuance of grading or construction permits, a Storm Water Pollution Prevention Plan (SWPPP) be prepared and approved by the City. The SWPPP will identify and detail appropriate Best Management Practices (BMPs) to prevent pollutant discharge into storm drain systems and natural drainages and aquifers. In addition to the preparation of a SWPPP, a WQMP will be prepared and approved that will enforce long-term BMPs to prevent pollutant discharges into storm drain systems for the life of the project. Chapter 5.8.2, Water Quality, requires the provision of on-site landscape swales to collect and treat stormwater run-off.

Policy ER1-6 Urban Run-off Quantity
We encourage the use of low impact development strategies to intercept run-off, slow the discharge rate, increase infiltration, and ultimately reduce discharge volumes to traditional storm drain systems.

The Specific Plan (Chapter 3.8, Storm Drainage Plan) incorporates low impact development strategies including landscape designs that promote water retention; permeable surface designs in parking lots and areas with low traffic; parking lots that drain to landscaped areas to provide treatment, retention, or infiltration; and limited soil compaction during grading.

Policy ER1-7 Urban Run-off Quality
We require the control and management of urban run-off, consistent with Regional Water Quality Control Board regulations.
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General Plan Consistency
In Chapter 3.8, Storm Drainage Plan, the Specific Plan specifies that prior to issuance of grading or construction permits, a Water Quality Management Plan (WQMP) is required to minimize stormwater runoff and provide on-site opportunities for groundwater recharge integrated into project design and amenities. The grading and drainage of the Specific Plan area will be designed to retain/infilter, harvest & re-use or biotreat surface runoff to comply with the current requirements of the San Bernardino County NPDES Stormwater Program's WQMP for significant new development projects.

Policy ER1-8 Wastewater Management
We require the management of wastewater discharge and collection consistent with waste discharge requirements adopted by the Regional Water Quality Control Board.

In Chapter 3.5, Sewer Plan, the Specific Plan provides for design of a wastewater system consistent with City and Regional Water Quality Control Board requirements. The Specific Plan includes a network of new public sewer mains consistent with the City of Ontario’s Ultimate Sewer System Plan.

GOAL ER3: Cost-effective and reliable energy system sustained through a combination of low impact building, site and neighborhood energy conservation and diverse sources of energy generation that collectively helps to minimize the region’s carbon footprint.

Policy ER3-1 Conservation Strategy
We require conservation as the first strategy to be employed to meet applicable energy-saving standards.

The Specific Plan incorporates energy-saving conservation strategies into its design guidelines (Chapter 5) by addressing lighting, bicycle parking, sustainable landscaping, and energy efficiency. Sustainable design strategies (Chapter 5.8) include design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.

Policy ER3-3 Building and Site Design
We require new construction to incorporate energy efficient building and site design strategies, which could include appropriate solar orientation, maximum use of natural daylight, passive solar and natural ventilation.
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General Plan Consistency
The Specific Plan’s Sustainable Design Strategies (Chapter 5.8) include the use of passive design to improve building energy performance through skylights, building orientation, landscaping, and use of select colors.

GOAL ER4: Improved indoor and outdoor air quality and reduced locally generated pollutant emissions.

Policy ER4-4 Indoor Air Quality
We comply with State Green Building Codes relative to indoor air quality.

The Specific Plan requires development projects in the Specific Plan area to comply with the State of California Building Code as adopted and implemented by the City. The Specific Plan’s Sustainable Design Strategies (Chapter 5.8) include the design and construction of energy efficient buildings to reduce air, water, and land pollution.

GOAL ER5: Protected high value habitat and farming and mineral resources extraction activities that are compatible with adjacent development.

Policy ER5-2 Entitlement and Permitting Process
We comply with state and federal regulations regarding protected species.

The Specific Plan acknowledges that development projects within the Specific Plan area shall comply with the mitigation measures of the project environmental impact report.

7.5 Safety Element

7.5.1 GOAL S1: Minimized risk of injury, loss of life, property damage and economic and social disruption caused by earthquake-induced and other geologic hazards.

Policy S1-1 Implementation of Regulations and Standards We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading. 2407
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General Plan Consistency
The Specific Plan requires development projects to comply with the State of California Building Code as adopted and implemented by the City.

Policy S1-2 Entitlement and Permitting Process
We follow state guidelines and the California Building Code to determine when development proposals must conduct geotechnical and geological investigations.

The Specific Plan acknowledges that projects within the Specific Plan area shall comply with state guidelines and the California Building Code. Research of available maps indicates that the Specific Plan site is not located within an Alquist-Priolo Earthquake Fault Zone. Furthermore, there was no visible evidence of faulting during geotechnical investigation.

GOAL S2: Minimized risk of injury, loss of life, property damage and economic and social disruption caused by flooding and inundation hazards.

Policy S2-1 Entitlement and Permitting Process
We follow State guidelines and building code to determine when development proposals require hydrological studies prepared by a State-certified engineer to assess the impact that the new development will have on the flooding potential of existing development down-gradient.

The Specific Plan acknowledges that projects within the Specific Plan area shall comply with applicable mitigation measures of the project environmental impact report, state guidelines, and the California Building Code regarding flooding and inundation hazards.

GOAL S3: Reduced risk of death, injury, property damage and economic loss due to fires, accidents and normal everyday occurrences through prompt and capable emergency response.

Policy S3-8 Fire Prevention through Environmental Design We require new development to incorporate fire prevention consideration in the design of streetscapes, sites, open spaces and buildings.
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General Plan Consistency
The Specific Plan acknowledges that projects within the Specific Plan area shall comply with the City’s development review process, which provides for review by the City’s Fire Department and potential redesign to incorporate fire prevention design elements within streetscapes, sites, open spaces, and buildings.

GOAL S4: An environment where noise does not adversely affect the public’s health, safety, and welfare.

Policy S4-1 Noise Mitigation
We utilize the City’s Noise Ordinance, building codes and subdivision and development codes to mitigate noise impacts.

The Specific Plan acknowledges that projects within the Specific Plan area shall comply with mitigation measures of the project environmental impact report, the City’s noise ordinance, subdivision and development codes, and the California Building Code to mitigate noise impacts.

GOAL S5: Reduced risk of injury, property damage and economic loss resulting from windstorms and wind-related hazards.

Policy S5-2 Dust Control Measures
We require the implementation of Best Management Practices for dust control at all excavation and grading projects.

The Specific Plan acknowledges that projects within the Specific Plan area shall comply with mitigation measures of the project environmental impact report, the construction management plan, and subdivision and development codes regarding dust control.

GOAL S6: Reduced potential for hazardous materials exposure and contamination.

Policy S6-9 Remediation of Methane
We require development to assess and mitigate the presence of methane, per regulatory standards and guidelines.
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General Plan Consistency
The Specific Plan acknowledges that projects within the Specific Plan area shall comply with mitigation measures of the project environmental impact report.

GOAL S7: Neighborhoods and commercial and industrial districts that are kept safe through a multi-faceted approach of prevention, suppression, community involvement, and a system of continuous monitoring.

Policy S7-4 Crime Prevention through Environmental Design (CPTED) We require new development to incorporate CPTED in the design of streetscapes, sites, open spaces and buildings.

The Specific Plan acknowledges that projects within the Specific Plan area shall comply with the City’s development review process, which provides for review by the City’s Police Department and potential redesign to incorporate crime prevention design elements in streetscapes, sites, open spaces, and buildings. Parcel lighting (Chapter 5.6, Lighting) addresses illumination of parking lots, loading dock areas, pedestrian walkways, building entrances, signage, and architectural and landscape features. A key provision includes the installation of ground or low mounted fixtures to provide for safety and convenience along pedestrian walkways, entrances, activity areas, steps, ramps, and special features. Chapter 5.1, Site Design, also encourages delineation of pedestrian access to on-site buildings from adjacent streets and parking areas by marking building entrances with signage, prominent architectural features, and/or landscaping features.

7.6 Community Economics Element
GOAL CE1: A complete community that provides for all incomes and stages of life.

Policy CE1-1 Jobs-Housing Balance
We pursue improvement to the Inland Empire’s balance between jobs and housing by promoting job growth that reduces the regional economy’s reliance on out-commuting.

The Specific Plan anticipates the creation of jobs in warehousing, logistics, light manufacturing, and administration within the Specific Plan area, which helps improve the region’s jobs-housing balance.

Actual job creation depends on the type of land uses ultimately developed on the site as a wide-range of commercial, office, and industrial uses are permitted in the Specific Plan. The Land Use Plan (Chapter 3.1) 2410
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General Plan Consistency
implements the vision of The Ontario Plan by providing opportunities for employment in manufacturing, distribution, research and development, service, and supporting retail at intensities designed to meet the demand of current and future market conditions.

Policy CE1-5 Business Attraction
We proactively attract new and expanding businesses to Ontario in order to increase the City’s share of growing sectors of the regional and global economy.

In Chapter 3.1, Land Use Plan, the Specific Plan provides for the construction of over 3.1 million square feet of business park and industrial development in compliance with City and regional planning goals and strategies that facilitate goods movement throughout the SCAG region.

GOAL CE2: A City of distinctive neighborhoods, districts, and corridors, where people choose to be.

Policy CE2-1 Development Projects
We require new development and redevelopment to create unique, high-quality places that add value to the community.

The Specific Plan contains design guidelines in Chapter 5 to guide future development consistent with the vision for Ontario Ranch. The guidelines ensure high quality, cohesive and attractive development that complements and integrates into the community and adds value to the City. The Specific Plan also establishes landscape setbacks along the roadways within the Specific Plan area to create safe and attractive streets for pedestrians, cyclists, and motorists.

Policy CE2-2 Development Review
We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
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General Plan Consistency
The Specific Plan establishes a land use plan (Chapter 3.1) and design guidelines (Chapter 5) addressing site design, building design, and landscape design that ensure high-quality, functional and sustainable development that is regionally competitive and appropriate for the Ontario Ranch community.

Policy CE2-5 Private Maintenance
We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.

Policy CE2-6 Public Maintenance
We require the establishment and operation of maintenance districts or other vehicles to fund the longterm operation and maintenance of the public realm whether on private land, in rights-of-way, or on publicly-owned property.

The Specific Plan includes a Maintenance Responsibility Matrix (Chapter 6.11) identifying the public, private, or utility providers responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Right-of-way for public streets and infrastructure improvements within the Specific Plan area shall be dedicated to the City of Ontario for maintenance purposes. Landscape improvements and public streetlights within the public right-of-way shall be maintained through a landscape and lighting district or other special maintenance district established by the City. Dry utilities such as electricity, natural gas, and communication systems will be maintained by the appropriate utility company.
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Ontario City CouncilMarch 1, 2022

Ontario City Council
March 1, 2022