Ontario City Council
March 15, 2022

Table 8-1 at the end of the chapter lists the programs, key planning objectives, funding sources, implementing agency, time frame for implementation, and quantified program objectives, where feasible. 1593
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Goal 1: Neighborhoods and Housing
Ontario’s neighborhoods determine our quality of life and reflect the value we place in our community. Neighborhoods differ in lot sizes, housing types, history, purpose, and environment. Whether rural residential, suburban, historic, or urban, Ontario’s neighborhoods should provide a nurturing environment for all residents to enjoy their lives.

Residential neighborhoods should provide quality housing, ample parks and recreational opportunities, tree-lined streets and sidewalks for walking, safety and security, and public facilities and services.

As an established community, Ontario is committed to improving its older neighborhoods. This goal may be achieved through redevelopment, housing rehabilitation, code enforcement, and neighborhood improvement projects. Ontario will facilitate the development of new neighborhoods consistent with their unique purpose, such as the Ontario Ranch, the Ontario Airport Metro Center, and other areas. Taken together, Ontario is committed to creating and strengthening neighborhoods to promote a high quality of life for residents.

Goal H1: Stable neighborhoods of quality housing, ample community services and public facilities, well-maintained infrastructure, and public safety that foster a positive sense of identity.

Policies
H1-1 Housing Rehabilitation. We support the rehabilitation, maintenance, and improvement of single-family, multiplefamily, and mobile homes through code compliance, removal of blight where necessary, and provision of
rehabilitation assistance where feasible.

H1-2 Neighborhood Conditions. We direct efforts to improve the long-term sustainability of neighborhoods through
comprehensive planning, provision of neighborhood
amenities, rehabilitation and maintenance of housing, and community building efforts.

H1-3 Community Amenities. We shall provide adequate public services, infrastructure, open space, parking and traffic management, pedestrian, bicycle, and equestrian routes, and public safety for neighborhoods consistent with City master plans and neighborhood plans.
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H1-4 Historical Preservation. We support the preservation and enhancement of residential structures, properties, street designs, lot configurations, and other reminders of
Ontario’s past that are considered to be local historical or cultural resources.

H1-5 Neighborhood Identity. We strengthen neighborhood
identity through creating parks and recreational outlets, sponsoring neighborhood events, and encouraging
resident participation in the planning and improvement of their neighborhoods.

Goal 2: Housing Supply and Diversity
Bolstered by its International Airport, burgeoning employment sector, the Ontario Ranch, and unparalleled transportation access, Ontario aspires to be the urban center of the Inland Empire. Housing diversity is critical to achieving this goal. Ontario is committed to ensuring the provision of the widest range of housing choices for the varied lifestyles of its residents and future workforce. This includes single-family and multiple-family housing, mixed- and multi-use housing, senior housing, live-work units, and other types of housing opportunities.

Housing production is to be encouraged in a responsible manner that furthers citywide and neighborhood goals. New housing will be creatively designed, sustainable, and accessible. Residential and mixeduse growth is strategically directed to the Downtown, corridors, Ontario Airport Metro Center area, Ontario Ranch, and other areas. By encouraging an adequate supply and diversity of housing, Ontario will accommodate its changing housing needs, support economic prosperity, foster an inclusive community, and become the urban center of the Inland Empire.

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.

Policies
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.
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H2-2 Historic Downtown. We foster a vibrant historic
downtown by facilitating a wide range of housing types
and affordability levels for households of all ages, housing preferences, and income levels.

H2-3 Ontario Airport Metro Center. We foster a vibrant, urban, intense, and highly amenitized community in the Ontario Airport Metro Center area through a mix of residential, entertainment, retail, and office-oriented uses.

H2-4 Ontario Ranch. We support a premier lifestyle community in the Ontario Ranch, distinguished by diverse housing, highest design quality, and cohesive and highly amenitized neighborhoods.

H2-5 Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices, and other best practices.

H2-6 Infill Development. We support the revitalization of neighborhoods through the construction of higher-density residential developments on underutilized residential and commercial sites.

Goal 3: Governmental Regulations
The City is committed to facilitating and encouraging the production, maintenance, and improvement of housing in a responsible manner; however, various factors may limit the City’s ability to address its housing needs, such as governmental regulations or environmental considerations. Market factors may also affect the feasibility of building housing or the affordability of housing in the community. Moreover, housing goals may at times conflict with the need to promote other important City goals, including open space or the provision of jobs for the region.

Whereas City land use policy and municipal codes provide a regulatory framework for addressing housing, existing regulations cannot address every situation. To facilitate the type of development desired and to realize the greatest community benefits, the City’s regulatory framework must be flexible and incentive based. The development review process must be time sensitive, predictable, and thorough. The review process must support long-term community benefits, rather than just short-term gain. Finally, the regulatory framework must contain a broad range of incentives to stimulate desired development and private investment and realize the community features that improve quality of life. 1596
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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.

Policies
H3-1 Incentives. We maintain incentive programs that can be offered to projects that provide benefits to the community such as exceptional design quality, economic advantages, environmental sustainability, or other benefits that would otherwise be unrealized.

H3-2 Flexible Standards. We allow flexibility in the application of residential and mixed-use development standards to
gain benefits such as exceptional design quality, economic advantages, sustainability, or other benefits that would otherwise be unrealized.

H3-3 Development Review. We maintain a residential
development review process that provides certainty and
transparency for project stakeholders and the public, yet allows for the appropriate review to facilitate quality housing development.

H3-4 Financial Incentives. We consider financial incentives to facilitate and encourage the production, rehabilitation, or improvement of housing, or the provision of services where such activity furthers housing and community-wide goals.

Goal 4: Housing Assistance
Ontario recognizes the importance of an adequate supply of affordable housing and its importance to the quality of life of residents. Residential developments in the Ontario Ranch and Ontario Airport Metro Center area will provide quality housing opportunities to attract and retain Ontario’s workforce and support citywide economic development goals.

Lower- and moderate-income residents will require homeownership and rental assistance to secure and maintain housing.

Housing prices and rents in Ontario and across the region continue to lead to lower homeownership rates, longer commutes, increased traffic congestion, higher cost burdens, and overcrowding in neighborhoods.

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the workforce to secure and maintain housing that is affordable and appropriate to their needs.

Goal H4: Increased opportunities for low- and moderate-income households and families to afford and maintain quality
ownership and rental housing opportunities, including
move-up opportunities. Inclusive communities, racial
equity, fair housing choice, and access to opportunity.

Policies
H4-1 Preservation of Affordable Apartments. We strive to facilitate the preservation of the affordability of publicly assisted apartments for lower-income households through financial assistance, technical assistance, rehabilitation, and collaborative partnerships.

H4-2 Homeownership Opportunities. We increase and expand homeownership rates for lower- and moderate-income
households by offering financial assistance, low-interest loans, and educational resources, and by working in
collaboration with partnerships.

H4-3 Rental Assistance. We support the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the state and federal government.

H4-4 Mixed-Income Housing. We encourage the integration of affordable housing in the Ontario Ranch, Ontario Airport Metro Center area, and existing neighborhoods.

H4-5 Collaborative Partnerships. We support collaborative partnerships of nonprofit organizations, affordable
housing developers, major employers, and for-profit
developers to produce affordable housing.

H4-6 Fair Housing. We further fair housing by prohibiting discrimination in the housing market, lifting barriers that restrict access to housing, and providing education,
support, and enforcement services to address
discriminatory practices.
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Goal 5: Special Needs
The City is home to a large number of people with special housing needs.

These special needs may be related to occupation, income, family characteristics, disability, veteran status, or other characteristics. Special needs groups include, but are not limited to, seniors, large families with children, people with disabilities, single-parent families, college students, veterans, and people who are homeless. Though each group is markedly different, they share the challenge of finding suitable and affordable housing.

Ontario aspires to be the premier city the Inland Empire. As such, the city’s population will become increasingly diverse, with people of many cultures, backgrounds, family types, ages, and experiences. The housing needs of Ontario’s residents will be equally diverse. Recognizing the contributions of this diversity to the community, Ontario has the opportunity to demonstrate leadership in addressing the housing and support needs of all residents. Ontario is thus committed to creating a community that allows people to live in the city for their entire life, regardless of their special needs.

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.

Policies
H5-1 Senior Housing. We support the development of accessible and affordable senior housing and provide financial
assistance for seniors to maintain and improve their homes.

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.

H5-3 Disabled People. We increase the supply of permanent, affordable, and accessible housing for people with
disabilities, and provide assistance to allow them to
maintain and improve their homes.

H5-4 Homeless People. We partner with nonprofit partners to provide emergency shelters, transitional housing,
permanent supportive housing, and supportive services for people who are homeless.
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H5-5 Supportive Services. We financially support organizations, as feasible, that provide support services that meet the needs of those with special needs and further the greatest level of independence.

H5-6 Partnerships. We collaborate with nonprofit organizations, private developers, employers, government agencies, and other interested parties to develop affordable housing and provide support services.
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9. HOUSING PROGRAMS
Neighborhoods and Housing

1. Code Enforcement
Code compliance is an important tool to ensure that the value, character, and quality of neighborhoods, property, and housing are well maintained. Listed below are the programs implemented by the Code Enforcement program specifically designed to improve the quality of Ontario neighborhoods and eliminate health and safety related to building conditions:
· General Code Enforcement: The City uses an interdepartmental approach for inspecting properties for compliance with state and local regulations regarding the condition and maintenance of residential buildings and properties. If deficiencies are found, the property owner is notified of the code deficiency and compliance measures required, and the property owner is granted a period of time to correct the matter. To facilitate timely compliance, City staff direct the property owners to City–administered
rehabilitation loans and/or other nonprofit housing loan programs, where available.
· Community Improvement Team: This team has been specifically designed to proactively implement an intensive code compliance program to address serious code violations within focus areas. As part of this team approach, various City departments work together to bring a myriad of resources to the focus area to arrest neighborhood decline and improve the living conditions within the area.
· Systematic Health and Safety Inspection Program: The program is designed to ensure the quality of the rental stock and reduce substandard building conditions. Through this program, all rental housing units over seven years old are inspected on a four-year schedule unless it is necessary to inspect more frequently due to substandard conditions.
· Abandoned and Distressed Property Program and Foreclosure Opportunities Response Team (FORT) Program: These programs were established to protect Ontario neighborhoods from
becoming blighted through the lack of adequate maintenance and security of abandoned and distressed properties.
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The City will focus efforts throughout the city, with a particular emphasis on areas to the north and northwest of the Ontario International Airport.

Implementation
· Objectives: Continue code enforcement using a progressive approach of voluntary compliance, citations, and court action if needed. Continue to apply for funding.
· Responsible Agencies: Housing and Neighborhood Preservation Departments, Police, Fire, Economic Development, Building, and Planning Departments.
· Funding: Community Development Block Grant (CDBG), HOME, and CalHOME funds.
· Timing: Ongoing; inspect properties annually.

2. Historic Preservation
Known as the Original Model Colony, Ontario is rich in local history. The City operates a comprehensive historic preservation program. It is a certified local government, a designation that signifies that the City’s program meets state and federal historic preservation standards. The City has eight historic districts and is surveying nine additional areas for the potential of historic district designation. It encourages historic preservation efforts through Mills Act contracts, surveys of potentially historic structures, and an adaptive reuse program (for the Emporia District and Downtown).

Implementation
· Objectives: Continue to implement program.
· Responsible Agencies: Planning Department
· Funding: General Fund, state and federal grants
· Timing: Ongoing

3. Housing Rehabilitation Loan and Grants
When funding is available, the City offers housing rehabilitation loans and grants to qualified homeowners to pay for accessibility improvements, emergency repairs, home renovations, and other services that improve the homes and lives of Ontario residents, including seniors and persons with disabilities. The City launched the Conservation Home Improvement Program (CHIP) loan in 2020 with Community
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Department of Housing and Urban Development (HUD). CHIP offers rehabilitation loans to qualifying owner-occupied households to make energy and/or water conservation improvements to the exterior of properties. As of 2021, the City approved two CHIP loans that have progressed to construction and are reviewing two additional applications. The City will continue to implement CHIP as funding is available and seek other sources of funding to support rehabilitation loans and grant programs.

Implementation
· Objectives: Support 30 rehabilitated units through CHIP and/or future rehabilitation programs.
· Responsible Agencies: Housing Department
· Funding: CDBG, HOME, CalHOME
· Timing: Ongoing

4. CARES
The City of Ontario has previously implemented the comprehensive CARES Neighborhood Revitalization Program within selected focus neighborhoods. The components of this comprehensive, multi-agency program have included code enforcement, arterial street improvement, relief program, exterior improvement program, and sidewalk or safe routes to school program. The program sought to stabilize neighborhoods through a comprehensive approach to building community. The program is currently on hold because of limited availability of funds. The City will seek funding opportunities to continue the program and restructure it as needed, depending on the requirements of the funding program. If funding can be secured to continue the CARES program, the City will focus efforts throughout the city, with a particular emphasis on areas to the north and northwest of the Ontario International Airport.

Implementation
· Objectives: Seek funding to continue program implementation, as funding is available, and restructure as needed.
· Responsible Agencies: Housing and Neighborhood Preservation Departments Funding: CDBG, HOME, General Fund
· Timing: Ongoing
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5. Neighborhood Plans
Ontario’s neighborhoods define the sense of identity and community for residents, the quality of life experienced, and the image and role of Ontario. The City currently implements many programs to improve neighborhoods; however; the City has identified a need to foster a stronger sense of neighborhood identity in the community. While this goal is being achieved in CDBG-eligible areas (CARES program) and in historic areas, efforts need to be expanded to other neighborhoods.

During the planning period, the City will begin a public outreach effort to solicit input from neighborhood leaders and residents as to particular needs and goals. This process may result in the establishment of ongoing dialog with the City, neighborhood organizations, or the preparation of neighborhood improvement plans. In addition, the City will continue the Multimodal Transportation Center (MTC) Needs Assessment and Siting Criteria project. This assessment will assist in determining the optimum location for an MTC on or near the Ontario International Airport connecting future modes of transportation, including light-rail opportunities.

Implementation
· Objectives: Designate focus neighborhoods, outreach plan and process, and initiate survey efforts. Evaluate the potential of creating neighborhood improvement plans.
· Responsible Agencies: Planning, Housing, and Community Improvement Departments.
· Funding: General Fund
· Timing: Ongoing

6. Neighborhood Stabilization
In July 2019, the City adopted the Neighborhood Preservation Strategy Plan (NPSP) to develop community partnerships between the City, its residents, business owners, community organizations, and neighborhoods. The NPSP identified four initial target neighborhoods (Downtown, Nocta, Mission-Mountain, Fourth Grove) based on baseline demographic information related to economic, education, housing, languages, and families that will be the focus of the NPSP efforts. The NPSP has been designed to meet objectives over a three-year span within the four target neighborhoods. Components of the strategy include community engagement, neighborhood fairs, new resident marketing initiatives, establishment of the Neighborhood Action Team, evaluation of opportunities for affordable homeownership, and evaluation of community resources and infrastructure.
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Implementation
· Objectives: Implement the key components of the NPSP to strengthen the four target neighborhoods, improving
neighborhood conditions and resident quality of life: community engagement, neighborhood fairs, neighborhood action team, homeownership opportunities, community education materials, and economic development activities.
- The Housing and Community Improvement Departments will report on the progress of the NPSP at the end of each fiscal year for the life of the program.
- Community Engagement: The Housing and Community
Improvement Departments will collaborate with the
Neighborhood Action team to attend existing events in the target neighborhoods (e.g., Integrated Waste quarterly cleanup days, Ontario Night Out, Neighborhood Watch meetings, Crime-Free Multi-Housing meetings, Community Life and
Culture events [Culture Fest, Arts Festival, etc.], Downtown Strategic Plan workshops, Community Health Workers
monthly community engagement forums). The City will
develop an ongoing community engagement plan through
distributing an initial community survey in the first year that will inform focused engagement plan, programs, and projects within each of the target neighborhoods.
- Neighborhood Fairs: Conduct at least one neighborhood fair each year over the three-year term of the NPSP.
- Neighborhood Action Team: The Neighborhood Action Team will be composed of staff from Housing and Community
Improvement Departments, Ontario Police Department,
Community Life and Culture, Public Works, Ontario
Municipal Utilities Company, Information Technology,
Administrative Services, Ontario Fire Department, San
Bernardino County Department of Public Health, OntarioMontclair School District, and Chaffey Joint Union School District. The Neighborhood Action Team will meet monthly to evaluate upcoming planned community engagement
opportunities, discuss partnerships and updates, and
strategize solutions for the target neighborhoods. The
Neighborhood Action Team will also implement community
clean-up programs, including the Property Clean-Up Program (grant fund program with up to $3,000 per property for
exterior improvements), Neighbors Helping Neighbors
Program (partnership opportunity with local housing
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nonprofits and community volunteer groups), and
Community Clean-Up Days (a minimum of two clean-up days per program year).
- Homeownership Opportunities: Housing Department staff will evaluate homeownership model programs to promote
homeownership in each of the target neighborhoods.

Homeownership models may include small-lot development, community land trusts, and opportunities for funding down payment assistance loans.
- Community Education Materials: Housing and Community
Improvement Department staff will develop a packet of
materials (available physically and online through the City’s website) to be distributed to new homeowners and renters within the target neighborhoods. In addition to resident information packages, develop a business user’s guide to inform local business owners of Ontario Municipal Code and Ontario Development Code requirements. The business user’s guide would be developed in coordination with the Economic Development Agency, the Community Development Agency,
and Ontario Municipal Utilities Company.
- Economic Development Activities: For the initial year of NPSP, the Housing and Economic Development Agency will
implement a small commercial façade program for qualifying businesses within the 100-600 blocks of North Euclid Avenue.

The commercial façade program will support four businesses. · Responsible Agencies: Housing and Community Improvement Departments, Economic Development Agency
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7. Community-Oriented Policing
The City of Ontario Police Department uses CDBG funds to implement a community-oriented policing program in designated low- and moderateincome neighborhoods. This partnership involves working with community leaders, businesses, and property owners to address neighborhood issues, including code enforcement, crime-free multifamily housing, safe and clean streets, and school interventions.

With respect to housing, the Police Department implements the CrimeFree Multifamily Housing Program to control and eliminate crime in apartment buildings. Under this program, the Police Department will provide training to apartment owners, conduct a property inspection to identify and eliminate potential crime hazards, and certify properties where the owner signs a written agreement and commitment to maintain the program.

Implementation
· Objectives: Continue implementation of Community-Oriented Policing (COPs) program; coordinate marketing efforts with the new Quadrennial Inspection Program.
· Responsible Agencies: Housing and Community Improvement Departments, and Ontario Police Department
· Funding: General Fund, CDBG
· Timing: Ongoing
Housing Supply and Diversity

8. Downtown Plan
Ontario’s Downtown covers 12 blocks along Euclid Boulevard. The City developed a Downtown District Plan that encompasses four downtown districts that create sub-zones within the Mixed-Use (MU-1) zoning district: Euclid Avenue Entertainment District (LUA-1), Arts District North and South (LUA-2S and LUA-2N), Holt Boulevard District (LUA3), and Civic Center District (LUA-4). The Downtown District Plan vision provides opportunities for high-density, market-rate and affordable housing in the Euclid Avenue Entertainment District and Holt Boulevard District, offering convenient access to downtown amenities, local commercial centers, public services, open space, and public transportation. The Downtown Plan area is included in a $35 million Transformative Climate Communities (TCC) Grant awarded to the City to increase prosperity and improve transportation and housing within a disadvantaged community. The TCC program includes affordable 1607
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housing, active transportation improvements, mobility hub, urban greening, carbon farm, solar photovoltaic, and transit improvements.

This grant is a collaborative effort with public and community-based organizations.

Implementation
· Objectives: Adopt the Downtown District Plan to facilitate new mixed-use and residential development; continue to acquire property and assemble sites to facilitate new housing.
· Responsible Agencies: Planning Department
· Funding: General Fund, Tax Increment, Transformative Climate Communities (TCC)
· Timing: Within one year of Housing Element adoption

9. Mountain and Euclid Corridors
Euclid Avenue and Mountain Avenue extend the entire length of Ontario.

In recent years, developers have expressed interest in building residential and commercial projects along these corridors. Mountain Avenue has had numerous senior and affordable housing projects built adjacent to or near the corridor, and developers have begun to show interest in Euclid Avenue. Both corridors have commercial property that is proposed for redesignation as residential. To facilitate corridor development, the City previously rezoned properties along Euclid Avenue and Mountain Avenue for medium- and high-density residential development, as shown on the Official Land Use Plan (LU-01). During the planning period, the City will develop a lot-consolidation ordinance to incentivize the assemblage of parcels. Incentives may include fee modifications, flexibility in design, expedited permit processing, or others. The City will continue to monitor the ongoing status of development in the Euclid Avenue and Mountain Avenue corridors.

Implementation
· Objectives: Develop a lot consolidation ordinance to facilitate the assemblage of lots into larger parcels. Continue to monitor the ongoing status of development in the Euclid Avenue and
Mountain Avenue corridors.
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Within two years of Housing Element adoption
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10. Holt Boulevard
Holt Boulevard is one of the original corridors paralleling the railroad and extending through Ontario and neighboring communities. With the development and success of commercial uses fronting the freeways, the commercial viability of Holt Boulevard has gradually eroded, leaving a significant number of underutilized uses on small parcels. The Policy Plan has declared Holt Boulevard as a focus area for mixed uses, both perpendicular to Mountain Avenue, at the base of Downtown, and in the East Holt Boulevard Study Area. Sites along Holt Boulevard have been previously rezoned to accommodate higher densities. To stimulate investment in these areas, the City will adopt a lot consolidation ordinance and incentives to encourage the recycling of land to residential uses. The City will continue to monitor the ongoing status of development in the Holt Boulevard area. The Holt Boulevard area is included in a $35 million Transformative Climate Communities (TCC) grant awarded to the City to increase prosperity and improve transportation and housing within a disadvantaged community. The TCC program includes affordable housing, active transportation improvements, mobility hub, urban greening, carbon farm, solar photovoltaic, and transit improvements. This grant is a collaborative effort with public and community-based organizations and includes the development of the 101-unit Vista Verde Affordable Housing project.

Implementation
· Objectives: Develop a lot consolidation ordinance to facilitate the assemblage of lots into larger parcels. Continue to monitor the ongoing status of development in the Holt Boulevard area. · Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Within two years of Housing Element adoption, ongoing monitoring of development

11. Ontario Ranch
Ontario Ranch covers 8,200 acres of the former San Bernardino Agricultural Preserve. This area is intended to provide a range of housing opportunities for the City’s emerging regional and national employment centers. Buildout of this area is contingent on completion of infrastructure, approval of specific plans, and cancellation of Williamson Act contracts. The City has entered into an agreement with a consortium to fund $430 million in infrastructure serving the eastern Ontario Ranch.

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period. The Policy Plan has designated much of the area for medium- and high-density residential and mixed-use. Within western Ontario Ranch (largely undeveloped), the Policy Plan lays groundwork to promote a mixed-income community, with low-density, medium-density, highdensity, and mixed-use well integrated with one another. Ontario Ranch offers important opportunity to integrate housing affordable to all income levels, especially lower-income households. The City will continue to process specific plan applications and work with developers to address outstanding issues, in particular the financing of infrastructure in western Ontario Ranch. In addition, the City will meet with potential developers to explore opportunities to integrate affordable housing in new developments.

Implementation
· Objectives: Continue to review, approve, and implement plans to develop Ontario Ranch, and meet with potential developers to encourage the development of affordable housing.
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Ongoing

12. Green Building
Green building means creating structures and using materials that are environmentally responsible and resource efficient, considering a building’s entire life cycle. To reduce per-capita energy use, the City will promote conservation and renewable energy generation techniques in public facilities and private development. The City will require new construction to reduce energy demand by incorporating building and site design strategies. Conservation will be the priority strategy for renovation of existing facilities. The Policy Plan also includes land planning strategies that impact energy demand reduction, including narrowing street widths, installing broad-canopied trees for shade, and clustering compact development to reduce automobile use.

Implementation
· Objectives:
- Promote green building practices in the private sector and explore point-of-sale energy retrofits for residences.
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- Develop a citywide 20-year energy plan.
- Support pilot development project as a net-zero-energy community and formulate solar site orientation guidelines. · Responsible Agencies: Planning Department, Building
Department, Public Works
· Funding: General Fund
· Timing: Ongoing

13. 2021–2029 Regional Housing Need
To meet state law requirements (California Government Code Sections 65583(c)(1)(A) and 65583(c)(1)(B)) to address the 2021-2029 Regional Housing Needs Allocation (RHNA) and to ensure a sufficient selection of sites are available for higher-density development, the City shall amend the Policy Plan and the Development Code, as needed, to provide adequate sites for 8,333 lower-income units and 2,735 moderate-income units (11,068 total units). The City will increase maximum density to at least 30 dwelling units per acre (du/ac) on a minimum of 270-370 acres depending on the mix of densities employed. Sites for lower-income units must allow at least 30 du/ac and are subject to the requirements of California Government Code Section 65583.2(h), including allowing owner-occupied and rental multifamily housing “by right” without discretionary review if 20 percent or more of the units in a project proposed on the site are affordable to those with lower incomes. The sites rezoned to accommodate lower-income RHNA must be able to accommodate a minimum of 16 units per site. At least half (50 percent) of the sites rezoned to accommodate lower-income RHNA shall be designated/zoned for residential uses only, except that all of the very low- and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100-percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. The applications can be subject to design review as long as the project does not trigger the California Environmental Quality Act review process.

An Affordable Housing Overlay zone will be created and applied to all parcels in the sites inventory that are zoned MU-2 along Holt Boulevard and parcels in the area south of Riverside Drive. The Overlay establishes a minimum density of 20 dwelling units per acre for all development and provides for special standards for affordable housing projects where at least 25% of proposed units are restricted for lower income households, including:
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· No specific plan shall be required unless the parcels are already affected by an adopted specific plan
· The project can apply the development standards for the zone that implements the current or proposed Policy Plan designation · For parcels with a Policy Plan designation of MDR, the maximum density shall increase from 25 to 30 units per acre (before application of state density bonus provisions)
· For mixed-use projects, at least 75 percent of the project area must be dedicated to residential uses, and densities shall be consistent with the applicable Policy Plan designation.

The following specific plans will be updated to require properties within these Specific Plan areas that are also included in the sites inventory include a minimum density of 20 du/ac and allow at least 30 du/ac:
· The Ontario Mills Specific Plan
· The Armstrong Ranch Specific Plan
The City will also update the policy plan designations and associated tables as necessary to reflect the intent of the overlay zone, and the changes to the specific plans.

Implementation
· Objectives: Accommodate Ontario’s share of the 2021-2029 RHNA.
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Specific sites will be rezoned prior to February 12, 2025

14. Land Monitoring Program to Meet the RHNA
The City is in the process of updating the Development Code for consistency with the Land Use designations of its Policy Plan. This program will implement a land monitoring program to ensure that the city has enough land to meet its RHNA throughout the planning period.

California Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element inventory can accommodate its share of the RHNA by income level throughout the planning period. If a jurisdiction approves a housing project at a lower density or with fewer units by income category than identified in the Housing Element, it must 1612
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quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduceddensity project. The City will evaluate residential development proposals for consistency with goals and policies of the Policy Plan and the 2021- 2029 Housing Element sites inventory and make written findings that the density reduction is consistent with the Policy Plan and that the remaining sites identified in the Housing Element are adequate to accommodate the RHNA by income level. If a proposed reduction of residential density will result in the residential sites inventory failing to accommodate the RHNA by income level, the City will identify and make available additional adequate sites to accommodate its share of housing need by income level within 180 days of approving the reduced-density project.

Implementation
· Objectives: Ensure there is a sufficient supply of multifamily zoned land to meet the housing needs identified in the RHNA. · Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Throughout the 2021-2029 planning period.

15. Residential By-Right for Developments with 20-Percent Affordable To comply with Assembly Bill (AB) 1397, sites with Assessor’s Parcel Numbers (APNs) listed in Table 9-1-in the land inventory in this 6th cycle Housing Element shall be allowed to be developed for residential use byright, in accordance with Government Code Section 65583.2(c). This byright (without discretionary review) requirement is only for housing developments in which at least 20 percent of the units are affordable to lower-income households. The application of the requirement should not be used to further constrain the development of housing. As such, housing developments that do not contain the requisite 20 percent would still be allowed to be developed according to the underlying (base) zoning.
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Table 9-1
Assessor’s Parcel Numbers
104857602 104857601 101050176 101054306 101055234 101055233 101055232 101052217 101052206 101054301 101054327 101054304 101054305 101055216 101054302 101054313 101054314 101055237 104860414 104860415 101049116 101049102 101049103 101050207 Implementation
· Objectives: Comply with California Government Code Section 65583.2(c)
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Continuously during the planning period.

Governmental Constraints

16. Incentives
The City of Ontario offers several different types of incentives to facilitate housing production, including:
· Financial Incentives: The City makes available financial incentives that meet certain criteria. For instance, impact fee reductions are allowed for projects built in the Downtown. The City is financially assisting a variety of nonprofit organizations to provide senior housing, housing for homeless people, and other services. Density bonuses allowed for qualified projects work as a financial incentive by increasing the revenue stream of projects.

The City also has established its Community Housing
Development Organization (CHDO) program to leverage the nonprofit sector resources with available HOME CHDO funding.

The intent of the CHDO funding is to work with nonprofit CHDOs to help preserve, enhance, and improve existing neighborhoods through acquisition, rehabilitation, and/or new housing construction activities. Finally, the City continues to grant lowcost leases (e.g., $1 per-year leases) to qualified organizations to provide senior housing and homeless housing. These types of financial incentives will be provided to allow the City to meet its community development and housing objectives.
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· Regulatory Incentives: The regulatory incentive program is intended to realize improved value, a rich palette of amenities, landmarks, and identifiable places. While the underlying land use designations still apply, the City may offer various incentives through a discretionary permit. Special incentives may be granted for mixed-use developments; residential infill projects near transit facilities; the replacement of underperforming commercial uses with new residential uses; the improvement and/or
intensification of existing, mid-block residential uses; or lot consolidation and development of desired projects. The menu of incentives may include density transfers, modifications in development standards, increased residential density, and other incentives to be negotiated on a case-by-case basis.

Implementation
· Objectives: Offer financial and regulatory incentives for residential projects that meet City housing and affordable housing goals.
· Responsible Agencies: Housing Department
· Funding: General Fund
· Timing: Ongoing and at least annual outreach to developers of affordable housing, including nonprofit.

17. Land Acquisition
Land acquisition for residential development is perhaps one of the greatest challenges to creating affordable housing. Over the past five years, the City of Ontario has seen increasing land prices. To facilitate the development of affordable housing, the City has actively purchased land and made it available at a low cost (typically a $1 per-year lease) to affordable housing developers and nonprofit agencies to create affordable senior housing, emergency shelters, affordable attached ownership projects, and other affordable housing projects. As situations merit and projects are proposed that meet the City’s housing goals and the public interest, the City will continue to acquire residential land that can be leased or sold at below-market rates for the production of affordable housing.

Implementation
· Objectives: Continue to approve financial incentives for residential projects that meet City housing and affordable housing goals.
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· Responsible Agencies: Ontario Housing Authority
· Funding: General Fund, and other funding as available · Timing: Ongoing

18. Planned Unit Development
Within an established suburban fabric, there are considerable challenges to creating affordable housing. As development standards and lot standards change over time, it is not uncommon to have irregularly shaped and nonconforming parcels that are simply not conducive to redevelopment. The City has adopted a Planned Unit Development (PUD) Ordinance that permits a variety of housing types in every residential zone. The City may conditionally permit attached and detached single-family residences, town homes, patio homes, zero lot line, and any other type of housing product permitted by the regulations of the underlying zone. The PUD is a tool that has been successfully used for Town Square to encourage and facilitate innovative design, variety, and flexibility in the types of housing products, including the provision of affordable housing, that would otherwise not be allowed or possible through standards in the underlying zoning districts.

Implementation
· Objectives: Continue to use the PUD Ordinance to create tailored development standards to facilitate new housing.
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Ongoing

19. Mixed-Use and High-Density Residential Zone and Standards The Policy Plan directs significant housing growth to mixed-use areas.

These areas include the Downtown, Euclid Avenue, the Interstate (I-) 10 Corridor, Ontario Ranch, and Holt Boulevard. These mixed-use areas each have a distinct mix of land uses and density ranges (see Policy Plan Land Use Exhibit LU-11, Land Use Designation Summary Table). The City will continue its efforts in processing Development Code changes to align with the updated Policy Plan following the Ontario Plan update, which is in progress as of 2021. This includes reviewing the Euclid Francis Mixed-Use Area land use designation that has an assumed build-out of 156 units based on 50 percent of the area developed at 30 du/ac, which exceeds the allowed density range for the corresponding zoning district, Mixed Use-11 (allows a maximum of 25 units per acre). Additionally, as 1616
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a part of The Ontario Plan, the City will develop Objective Design and Development Standards for multifamily residential and mixed-use developments to replace subjective standards/policies as required by California Government Code Section 65589 (see Program 21, Senate Bill 2 Implementation).

Implementation
· Objectives: Process necessary changes to the Development Code to ensure consistency with land use designations for mixed-use and multifamily residential in the updated Policy Plan, including adopting Objective Design and Development Standards with The Ontario Plan.
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Complete by December 31, 2023

20. Development Code Amendments
To comply with state law, address identified constraints to residential development and remove barriers to housing for special-needs groups, including, but not limited to, low-, very low-, and extremely low-income households, the City will amend its Development Code, as described herein:
· Density Bonuses. Within two years of Housing Element
adoption, pursuant to California Government Code Section 65915 et seq., amend the Development Code to update the density bonus ordinance to address recent updates to state law. If additional changes to state law occur during the planning period, the density bonus ordinance will be updated to comply with those changes. · Accessory Dwelling Units (ADUs). The City adopted updates to the ADU ordinance as a part of the Development Code update in 2020 to comply with state law. During the planning period, the City will implement the ADU ordinance and update it to comply with any new state requirements.
· Specific Plan Requirements. The City will amend its
Development Code to eliminate the Specific Plan requirement in the Ontario Ranch for residential development projects that include a minimum of 25-percent affordable units.
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· Transitional and Supportive Housing. Allow transitional and supportive housing as a residential use in all zones allowing residential uses, subject only to those restrictions that apply to other residential uses of the same type in the same zone and without any discretionary action. Additionally, permit supportive housing by right in any nonresidential or mixed-use zone that permits multifamily (AB 2162, Government Code Section
65583(c)(3)).
· Employee Housing. Treat employee housing that serves six or fewer persons as a single-family structure and permitted in the same manner as other single-family structures of the same type in the same zone (Health and Safety Code Section 17021.5). The Development Code will also be amended to treat employee housing consisting of no more than 12 units or 36 beds as an agricultural use and permitted in the same manner as other agricultural uses in the same zone (Section 17021.6) in zones where agricultural uses are permitted, specifically removing minimum lot size of 10 acres. Review Development Code for compliance with Section 17021.8, which requires a streamlined ministerial process for qualifying agricultural employee housing on land designated as Agricultural in the City’s Policy Plan. · Single-Room Occupancy Units. Allow single-room occupancy (SRO) housing in one or more zones without a use permit or administrative use permit, as other residential uses are regulated in the City’s Development Code (Government Code Section 65583(c)(1)). Review location requirements for SRO facilities to expand affordable housing opportunities for extremely lowincome households. · Emergency Shelter Parking. The City’s zoning permits an emergency shelter by right in the IL zone and conditionally permits an emergency shelter in the MDR-11, MDR-18, MDR-25, CC, LUA-3, IG, and IH zones. Emergency shelters are also permitted by right in the Emergency Shelter Overlay, subject to the base zone standards and consistent with Government Code Section 65583(4)(A). The City will review and revise parking requirements for emergency shelters to ensure that parking standards are sufficient to accommodate all staff, provided standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone, per California Government Code Section 65583(a)(4).
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· Low-Barrier Navigation Centers. Allow low-barrier navigation centers, a type of emergency shelter with wrap-around services, by right in zones that allow for mixed-use and nonresidential zones permitting multifamily uses, per California Government Code Section 65662.
· Residential Care Facilities. Define residential care facilities.

Allow for residential care facilities with seven or more persons and subject them to the same restrictions that apply to other residential uses of the same type in the same zone.
· Boarding, Lodging, and Rooming Houses. Review and amend Development Code standards for Boarding, Lodging, or Rooming House 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 be required to sign a “Crime-Free 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.

Implementation
· Objectives: Comply with state law, address identified constraints to residential development, and remove barriers to housing for special-needs groups
· Responsible Agencies: Planning Department
· Funding: General Fund
· Timing: Within two years of Housing Element adoption, evaluation of potential constraints ongoing

21. Senate Bill 2 Implementation
As a part of the City’s Senate Bill (SB) 2 grant workplan, the City plans to develop Objective Design and Development Standards (ODDS) for residential projects: mixed use, multifamily, and single-family developments. As the City’s current Development Code does not have standards for Mixed-Use areas and detached developments at multifamily densities, the project will include developing comprehensive numerical development standards for these uses, such as setbacks, building heights, lot coverage, etc. This will also include the elimination of subjective development standards/policies, which shall be replaced with objective design standards, as required by Government Code Section 65589.
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The City will review existing standards and guidelines in the Development Code, Downtown Design Guidelines, and applicable Specific Plans that incorporate residential development and assess the potentially needed amendments to create ODDS for all types of housing development. The City will also prepare a compliance checklist and style sheet for applicants to provide a clear list of minimum design requirements and architectural examples to illustrate design requirements.

Implementation
· Objectives: Complete tasks associated with SB 2 grant workplan, including preparing and adopting ODDS to replace subjective standards/policies for all types of residential development, and making supplemental compliance checklist and style sheet available for applicant use.
· Responsible Agencies: Planning Department
· Funding: SB 2
· Timing: Complete by December 31, 2023

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
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 1620
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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 fairhousing 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

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. Materials to promote the first-time homebuyer program will be offered in English and Spanish to reduce language barriers.
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Implementation
· Objectives: Implement down payment assistance programs citywide, assisting at least 20 households with first-time homebuyer loans.
· Responsible Agencies: Housing Department
· Funding: California Department of Housing and Community Development (HCD), BEGIN, CalHOME, PLHA
· Timing: Ongoing

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 1622
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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 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.
- Ensure 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

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
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 by the California Fair Employment and Housing Act (Part 2.8, 1624
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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.
- Conduct AI concurrently with the development of the
Consolidated Plan, and review and change potential
impediments.
- Provide fair housing information at City Hall, the Ontario Senior Center, and the Ontario Housing Authority. 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; (2) 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) 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; and (4) align Development Codes to conform to recent California affordable housing legislation.
- 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, 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.
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- 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 to reduce the number of voucher holders turned away.
- 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.
- 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.
- 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.
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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 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

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.
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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

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 1628
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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.

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
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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.

Implementation
· Objectives:
- Work with nonprofits and/or for-profit developers to build 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.
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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

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. 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 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
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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.

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 10 10 10 0 0 30
Housing Conservation3 269 269 269 0 0 807
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 A total of 807 units have been identified as at-risk during the planning period. See Program 25 for additional details. 1632
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Draft October 2021 A-1
APPENDIX A: LIST OF QUALIFIED ENTITIES
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A-2 Draft October 2021
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Draft October 2021 A-3
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A-4 Draft October 2021
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Draft October 2021 A-5
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A-6 Draft October 2021
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Draft October 2021 A-7
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A-8 Draft October 2021
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Draft October 2021 B-1
APPENDIX B: HOUSING ELEMENT SITES INVENTORY (PARCEL LIST) 1641
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Table B‐1: Housing Element Sites Inventory ‐ Sites Already Suitably Zoned City of Ontario Policy Plan Housing Element Technical Report
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
Draft October 2021 Table B‐1 Page 1
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Table B‐1: Housing Element Sites Inventory ‐ Sites Already Suitably Zoned City of Ontario Policy Plan Housing Element Technical Report
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
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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
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
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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
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
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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 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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Housing Element Technical Report
Draft October 2021 B-1
1651
H
-2 Draft October 2021
1652
RESOLUTION NO. PC21-095

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVE
FILE NO. PZC-21-002, A ZONE CHANGE TO MODIFY THE ZONING MAP

TO ESTABLISH AN AH (AFFORDABLE HOUSING) ZONING 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 1653
Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

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 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 of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, as the first action on the Project, on December 20, 2021, the Planning Commission recommended City Council approval of a resolution adopting an Addendum to a previous Environmental Impact Report 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 less than significance; 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 administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
(1) The environmental impacts of this project were reviewed in conjunction with an Addendum to The Ontario Plan Environmental Impact Report — State Clearinghouse 1654
Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

No. 2008101140 ("Certified EIR"), which was certified by the Ontario City Council on January 27, 2010, in conjunction with File No. PGPA06-001; 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 Planning Commission; 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 Planning Commission, and the specific findings set forth in Section 1, above, the Planning Commission finds that the preparation of a subsequent or supplemental Certified EIR 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 (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:
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Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

(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: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending body for the Project, the Planning Commission finds that based upon the facts and information contained in the Application and supporting documentation, at the time of Project implementation, 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.

SECTION 4: 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 ALUCP, establishing the Airport Influence Area for Ontario International Airport (hereinafter referred to as "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 recommending body 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.
1656
Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

SECTION 5: 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 Section 1 through 4, above, the Planning Commission 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 as follows:

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.
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Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

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.

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.
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Planning Commission Resolution
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December 20, 2021

 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. (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.
(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 6: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 5, above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Application, as detailed in "Attachment A: Affordable Housing Overlay" and "Attachment B: Affordable Housing Overlay and Current Zoning" attached hereto and incorporated herein by this reference.

SECTION 7: 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: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
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Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

Attachment A: Affordable Housing Overlay
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Planning Commission Resolution
File No. PZC-21-002
December 20, 2021

Attachment B: Affordable Housing Overlay and Current Zoning 1663
RESOLUTION NO. PC21-096

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVES FILE NO. PDCA21-001, A DEVELOPMENT CODE AMENDMENT
REVISING SECTION 6.01.035 FOR THE PURPOSE OF ADDING

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

WHEREAS, the City of Ontario ("Applicant") has initiated a Development Code Amendment, File No. PDCA21-001, as described in the title of this Resolution (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 1664
Planning Commission Resolution
File No. PDCA21-001
December 20, 2021

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 Zone Change (File No. PZC-21-002) is being processed concurrently with this application to establish an 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 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 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 Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"); and WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) assigns the Planning Commission the responsibility and authority to review and make recommendation to the 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 of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, as the first action on the Project, on December 20, 2021, the Planning Commission recommended approval of a Resolution recommending City Council adopt an Addendum to the Environmental Impact Report (State Clearinghouse No. 2008101140) adopted by City Council on January 27, 2010 for File No. PGPA06-001. 1665
Planning Commission Resolution
File No. PDCA21-001
December 20, 2021

The Addendum finds that the proposed project introduces no new significant environmental impacts, and all previously adopted mitigation measures are incorporated into the Project by reference; 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 administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
(1) The environmental impacts of this project were reviewed in conjunction with an Addendum to The Ontario Plan 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 No. PGPA06-001; 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 Planning Commission; 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.
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SECTION 2: Additional Environmental Review Not Required. Based on the Addendum, all related information presented to the Planning Commission, and the specific findings set forth in Section 1, above, the Planning Commission 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 (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: Housing Element Compliance. The Project will be consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project furthers the purposes, principals, goals, and policies of the Housing Element, in that it will expand upon the types of housing that may be constructed throughout residential and mixed use zoning districts of the City and will allow for alternate forms of home rental and fee-simple homeownership.

SECTION 4: Ontario International Airport Land Use Compatibility Plan ("ALUCP") Compliance. The California State Aeronautics Act (Public Utilities Code 1667
Planning Commission Resolution
File No. PDCA21-001
December 20, 2021

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 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 recommending body 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.

SECTION 5: 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 through 4, above, the Planning Commission 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
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(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 6: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 5, above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Development Code Amendment, included as "Attachment A" attached hereto and incorporated herein by this reference.

SECTION 7: 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: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
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Planning Commission Resolution
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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 1672
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December 20, 2021

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:
(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." 1673
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 1676
(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.

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. 1678
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 1679
(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
1681

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 1684
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. 1688
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 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
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
1690

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:

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." 1693
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: AN ORDINANCE ADOPTING THE SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN (FILE NO. PSP19-001), ESTABLISHING 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 15, 2022
SECTION:

CONSENT CALENDAR
RECOMMENDATION: That the City Council consider and approve 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 1694
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: On March 1, 2022, the City Council introduced and waived further reading of an ordinance approving the South Ontario Logistics Center Specific Plan, (File No. PSP19-001). 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.

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 1695
square feet of Business Park development. In addition, buildings within the Business Park land use 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 1696
following major intersections:

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 1697
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 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 in the related 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 1698
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 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 March 1, 2022, City Council approved the related 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 1699
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: 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 people1700 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 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
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Transportation and Traffic
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. 1702

3.Concerns were raised about the impact of logistic and warehouse uses on a local and regional 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 1705
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 1747
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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 1756
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Figure 11: Grove, Bon View, and Campus Avenues Street Cross Sections 1757
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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 1758
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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 1759
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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 1761
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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 1763
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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).

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, 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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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 1765
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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; 1766
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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 1767
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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 1769
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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. 1771
Planning Commission Staff Report
File Nos.: PGPA19-004 and PSP19-001
January 25, 2022

(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 1772
Planning Commission Staff Report
File Nos.: PGPA19-004 and PSP19-001
January 25, 2022

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. 1773
Planning Commission Staff Report
File Nos.: PGPA19-004 and PSP19-001
January 25, 2022