Agenda packet — Ontario City Council, March 15, 2022 (part 7 of 10)

TECHNICAL APPENDIX:

Surrounding Zoning and Land Use:

Existing Land Use General Plan
Designation Zoning Designation Specific Plan Land Use
Site Agricultural, Dairy, and
Vacant
Low-Medium Density
Residential (5.1-11
dwelling units per acre)
and Business Park (0.6
FAR)
SP (AG Overlay) N/A
North Agricultural, Dairy, and
Vacant
Medium Density
Residential (11.1-25
du/ac)
SP (AG Overlay) N/A
South Chino Airport N/A N/A N/A
East Agricultural, Dairy, and
Vacant
Business Park (0.6 FAR)
and Industrial (0.55 FAR)
Merrill Commerce
Center
Business Park and
Industrial
West Agricultural, Dairy, and
Vacant
Low-Medium Density
Residential (5.1-11
dwelling units per acre)
and Business Park (0.6
FAR)
SP (AG Overlay) N/A
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Planning Commission Staff Report
File Nos.: PGPA19-004 and PSP19-001
January 25, 2022

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Exhibit A—Amended Policy Plan Exhibit LU-03, Future Buildout 1775
Planning Commission Staff Report
File Nos.: PGPA19-004 and PSP19-001
January 25, 2022

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1776
RESOLUTION NO. PC22-004

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL

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

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

LOGISTICS CENTER SPECIFIC PLAN, LOCATED WITHIN ONTARIO

RANCH AND GENERALLY BORDERED BY EUCALYPTUS AVENUE TO

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

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

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

PGPA19-004, a General Plan Amendment, and File No. PSP19-001, the South Ontario Logistics Center Specific Plan, have been prepared in accord with the California Environmental Quality Act (“CEQA”), the State CEQA Guidelines, and the City of Ontario Guidelines for implementation of CEQA; and
WHEREAS, the EIR has been prepared to address the environmental effects of a Specific Plan (South Ontario Logistics Center) to establish land use designations, development standards, and design guidelines for approximately 219.4 acres of land within Ontario Ranch, generally located north of Merrill Avenue, south of Eucalyptus Avenue, east of Campus Avenue, and west of Grove Avenue; and WHEREAS, the EIR consists of the Draft EIR and the comments and responses to comments made on the Draft EIR; and
WHEREAS, the EIR for File Nos. PGPA19-004 and PSP19-001 was circulated for a 45-day public review period and a notice of its availability was published in a local newspaper and posted in the Office of the Clerk of the Board of Supervisors of San Bernardino County; and
WHEREAS, copies of the EIR were distributed to the Planning Commission, City departments, and federal, state, regional, local, and other agencies and individuals; and 1777
Planning Commission Resolution
South Ontario Logistics Center Specific Plan EIR
(File Nos. PGPA19-004 and PSP19-001)
January 25, 2022

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WHEREAS, to address the requirements of SB330, the certification of the EIR is contingent upon City Council approval of General Plan Amendment, File No. PGPA21- 004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002); and
WHEREAS, on January 25, 2022, the Planning Commission of the City of Ontario conducted a duly noticed public hearing on the EIR at which time all persons wishing to testify were heard and the EIR was fully studied; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

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

SECTION 1: Environmental Determination and Findings. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the Environmental Impact Report (EIR) and supporting documentation. Based upon the facts and information contained in the EIR (SCH# 2021010318) and supporting documentation, the Planning Commission recommends that the City Council make the following findings:
(1) The EIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and
(2) The EIR was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
(3) The EIR reflects the independent judgment of the City Council; and SECTION 2: Planning Commission Action. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing and upon the specific findings set forth in Section 1 above, the Planning Commission recommends that the City Council make the following findings:
(1) The Project EIR analyzed the environmental impacts-associated with the implementation of the South Ontario Logistics Center Specific Plan, and finds that, if the Specific Plan is adopted and development occurs as proposed by this plan, and with implementation of proposed mitigation measures, the following impacts will still be significant and unavoidable:
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Planning Commission Resolution
South Ontario Logistics Center Specific Plan EIR
(File Nos. PGPA19-004 and PSP19-001)
January 25, 2022

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(a) Air Quality – Impacts related to a net increase in criteria pollutants would remain significant and unavoidable with the implementation of recommended mitigation measures; and
(b) Agricultural Resources – Project-specific impacts and cumulative impacts would remain significant and unavoidable; and
(c) Transportation – Impacts related to intersections are projected to be cumulatively significant and unavoidable; and
(d) Greenhouse Gas Emissions – Project-specific impacts and cumulative impacts would remain significant and unavoidable.
(e) Cultural Resources – Impacts related to demolition of historical resources discovered on site would remain significant and unavoidable.

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

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

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

SECTION 6: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
- - - - - - - - - - - - - -
1779
1780
1781
RESOLUTION NO. PC22-005

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

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

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

EUCALYPTUS AVENUE TO THE NORTH, MERRILL AVENUE TO THE

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

WHEREAS, Grove Land Venture, LLC has filed an Application for the approval of a General Plan Amendment, File No. PGPA19-004, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the City of Ontario adopted the Policy Plan (General Plan) as part of The Ontario Plan in January 2010. Since the adoption of The Ontario Plan, the City has evaluated Exhibits LU-01: Official Land Use Plan and LU-03: Future Buildout further and is proposing modifications; and
WHEREAS, the proposed changes to Exhibit LU-01 Official Land Use Plan include changes to land use designations of certain properties shown on Exhibit A to make the land use designations of these properties consistent with the proposed South Ontario Logistics Center Specific Plan as well as the surrounding land uses (Chino Airport to the south) and proposed and approved land use designations and specific plans along the same corridor (Business Park (0.6 FAR) adjacent to Eucalyptus Avenue and Industrial (0.55 FAR) adjacent to Merrill Avenue; Ontario Ranch Business Park Specific Plan to the west; Merrill Commerce Center and West Ontario Commerce Center to the east); and WHEREAS, Policy Plan Exhibit LU-03 (Future Buildout) specifies the expected buildout for the City of Ontario, incorporating the adopted land use designations. The 1782
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proposed changes to Exhibit LU-01 (Official Land Use Plan) will require that Exhibit LU03 (Future Buildout) is modified to be consistent with Exhibit LU-01 (Official Land Use Plan), as depicted on Exhibit B, attached; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (“ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics, which addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"); and WHEREAS, to address the requirements of SB330, the approval of General Plan Amendment, File PGPA 19-004, is contingent upon City Council approval of General Plan Amendment, File No. PGPA21-004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21-002); and WHEREAS, as the first action on the Project, on January 25, 2022, the Planning Commission recommended approval of a Resolution recommending City Council certify the South Ontario Logistics Center Specific Plan Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Plan and a Statement of Overriding Considerations; and WHEREAS, on January 25, 2022 the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

SECTION 2: Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State and rely upon the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the PLANNING COMMISSION, therefore, finds and 1784
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determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP; and (2) Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario.

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

SECTION 3: Concluding Facts and Reasons. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing, and upon the specific findings set forth in Sections 1 and 2 above, the Planning Commission hereby recommends that the City Council make the following findings:
(1) The proposed General Plan Amendment is consistent with the goals and policies of The Ontario Plan as follows:
(a) LU2-1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests. 1785
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Compliance: The proposed General Plan Amendment (GPA) closely coordinates with land use designations in the surrounding area and will not increase adverse impacts on adjacent properties. The Project site is located within the Chino Airport Influence Area and is impacted by Safety Zones 1, 3 and 6. The Safety Zone policies and criteria provide restrictions that limit the height and placement of buildings, lot coverage, concentration of people, the storage of hazardous materials, and excludes or limits sensitive land uses (residential, schools, day care centers, hospitals, etc.). The Project site is also impacted by existing aircraft traffic patterns from Runway 3-21, where aircraft fly directly over the Project site while making Touch-and-Go landings. State law requires that local jurisdictions “rely upon” the compatibility guidance provided by the California Airport Land Use Planning Handbook (published by the Caltrans, Division of Aeronautics) for establishing compatible land uses. The existing General Plan Low-Medium Density Residential land designation is considered an incompatible land use within the Safety Zones and prohibits residential land uses within Safety Zone 1, limits residential density to one dwelling unit per 2-acre lot in Safety Zone 3 and limits 300 people per acre within Safety Zone 6; therefore staff is in support of the proposed GPA. In addition, the State Division of Aeronautics prohibits the development of new incompatible land uses surrounding existing airports, and as such, the proposed project would create land use consistency with Chino Airport and satisfy the criteria set forth in the Handbook. (b) LU4-1 Commitment to Vision. We are committed to achieving our Vision but realize that it may take time and several interim steps to get there.

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

Compliance: The proposed project is located within Overflight Zones of ONT. A consistency determination was completed, and the proposed project is consistent with the policies and criteria of the ONT ALUCP. The Project site is also located within the Chino Airport Influence Area (AIA) and is impacted by Safety Zones 1, 3 and 6. The Safety 1786
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Zone policies and criteria provide restrictions that limit the height and placement of buildings, lot coverage, concentration of people, the storage of hazardous materials, and excludes or limits sensitive land uses (residential, schools, day care centers, hospitals, etc.). The Project site is also impacted by existing aircraft traffic patterns from Runway 3- 21, where aircraft fly directly over the Project site while making Touch-and-Go landings.

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

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

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

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

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

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

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

SECTION 5: Indemnification. The Applicant shall agree to defend, indemnify, and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.
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ATTACHMENT 1: Policy Plan Land Use Plan (Exhibit LU-01) Revision Existing Policy Plan Land Use Proposed Policy Plan Land Use Low-Medium Density Residential
Business Park
Business Park
Industrial
Assessor Parcel Number(s) Involved
Properties bound by Eucalyptus Avenue to the north, Merrill Avenue to the south, Campus Avenue to the west and Grove Avenue to the east
1054-071-01, 1054-071-02, 1054-081-03, 1054-091-01, 1054-091-02, 1054-101-01, 1054-101-02, 1054-231-01, 1054-231-02, 1054-241-01, 1054-241-02, 1054-321-01, 1054-321-02, 1054-311-01, 1054-311-02, 1054-051-01, 1054-051-02, 1054-061-01, 1054-061-02, 1054-251-01, 1054-251-02, 1054-301-01, and 1054-301-02 1793
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ATTACHMENT 2: Future Buildout (Exhibit LU-03) Revision
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ATTACHMENT 2: Future Buildout (Exhibit LU-03) Revision Continued 1795
RESOLUTION NO. PC22-006

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

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

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

STANDARDS, DESIGN GUIDELINES, AND INFRASTRUCTURE

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

BORDERED BY EUCALYPTUS AVENUE ON THE NORTH, MERRILL

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

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

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

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

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Plan complies with the Policy Plan goals and policies applicable to the South Ontario Logistics Center Specific Plan; and
WHEREAS, an Environmental Impact Report (“EIR”) (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration have been prepared in accord with the California Environmental Quality (CEQA), the State CEQA Guidelines and the City of Ontario Guidelines to address the environmental effects of the Specific Plan (South Ontario Logistics Center); and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make a recommendation on the subject Application; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (“ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics, which addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, to address the requirements of SB330, the approval of the South Ontario Logistics Center Specific Plan is contingent upon City Council approval of General Plan Amendment, File No. PGPA21-004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates 1798
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regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No. PZC21- 002); and
WHEREAS, on January 25, 2022, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

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

SECTION 2: Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance and Chino Airport Influence Area. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State and rely upon the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the ALUCP, establishing the Airport Influence Area for Ontario International 1799
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Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the PLANNING COMMISSION, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP; and (2) Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario.

SECTION 3: Concluding Facts and Reasons. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing, 1800
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and upon the specific findings set forth in Section 1 and 2, above, the Planning Commission hereby recommends that the City Council make the following findings:
(1) The approximately 219.4-acre South Ontario Logistics Center Specific Plan is suitable for business park and industrial development and is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed land uses in the proposed districts will also be in harmony in terms of access, size, and compatibility with existing land use in the surrounding area; and
(2) The proposed South Ontario Logistics Center Specific Plan is in conformance with the Land Use Policies and Goals of the Policy Plan and will provide standards and guidelines for the harmonious development within the districts, in a manner consistent with the Policy Plan. The Specific Plan is proposing business park and industrial type development for the approximately 219.4-acre site, which is what is proposed to be mandated by the land use plan of the Policy Plan, therefore, the proposed industrial uses will be in conformance with the policies and goals of the Policy Plan; and (3) During the South Ontario Logistics Center Specific Plan review, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3.), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with California Government Code Section 65351; and (4) The project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

Senate Bill 330 (“SB 330”) – Housing Accountability Act (Government Code Section 65589.5 et seq.) (SB 330) was passed by the California Legislature, signed by the Governor, and became effective on January 1, 2020. The bill is the result of the Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.”
SB 330 amends Government Code Section 65589.5, adds Government Code Sections 65940, 65943 and 65950, and repeals and readopts Sections 65906.5, 65913.10 and 65941.1. To summarize, no city may disapprove a residential housing development project for low- to moderate-income households (as defined therein) unless it makes a finding that the housing development project “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to lowand moderate-income households…” such as where the housing development project is 1801
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proposed on land “which does not have adequate water or wastewater facilities to serve the project.” (Government Code Section 65589.5(d)(2), (4)).

As explained in Section 3.4.1.2, of the Draft EIR, at present there is no water or sewer 1802
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infrastructure that could serve residential units because the land has been used for agricultural purposes with water provided by on-site wells and sewer provided by septic systems. The Project Applicant is working on projects both approved and under review that span the length of Eucalyptus Avenue to the north, Merrill Avenue to the south, Euclid Avenue to the east, and Grove Avenue to the west (Ontario Ranch Business Park Specific Plan – Approved; Ontario Ranch Business Park Specific Plan Amendment – Under review; and, South Ontario Logistics Center – Subject Project), with a combined estimated cost of $144,331,000 (see Table 1, Project Cost Estimate by Project Area, below). The total estimated cost includes individual streets, lengths of pipe, storm drain, sewer, water, streetlights, curbing, paving, signals, power/fiber, and more. This cost would be financially infeasible for the 1,352 units presently allowed under the current residential General Plan designation and therefore the cost of such improvements would make residential development on the site financially infeasible (see Government Code Section 66589.5(d)(2) cited above).

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

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

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

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

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

File No. PSP19-001
South Ontario Logistics Center Specific Plan
(Document to follow this page)
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SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN
ADMINISTRATIVE DRAFT #2
Oct 2021
1808

SOUTH ONTARIO LOGISTICS CENTER

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

3.7 Dry Utilities Plans ................................................................................3-27 1811
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3.8 Storm Drainage Plan............................................................................3-30

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

6.8 Development Agreement......................................................................6-4 1812
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6.9 Specific Plan Phasing .............................................................................6-5

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

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

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

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

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

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

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

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

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

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

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

LIST OF FIGURES
Figure 1.1: Regional Map....................................................................................1-4 Figure 1.2: Vicinity Map......................................................................................1-5 Figure 1.3: Specific Plan Boundary .....................................................................1-6 Figure 2.1: Existing Surrounding Land Uses........................................................2-3 1813
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Figure 2.2: Airport Influence Areas ....................................................................2-4 Figure 2.3: Existing TOP Land Use and Zoning....................................................2-6 Figure 2.4: Existing Ground Water Wells……………………………………………………….2-11 Figure 3.1a: TOP Land Use Plan..........................................................................3-3 Figure 3.1b: Proposed Specific Plan Land Use Plan............................................3-4 Figure 3.2: Street Plan ........................................................................................3-6 Figure 3.3: City of Ontario Roadway Classification Plan.....................................3-7 Figure 3.4: Street Sections..................................................................................3-8 Figure 3.4a: Street Sections................................................................................3-9 Figure 3.5: Truck Routes...................................................................................3-14 Figure 3.6: Bicycle and Pedestrian Plan............................................................3-15 Figure 3.7a: Potable Water Plan.......................................................................3-18 Figure 3.7b: Potable Water Plan ......................................................................3-19 Figure 3.8: City of Ontario Ultimate Water System..........................................3-20 Figure 3.9: Recycled Water Plan.......................................................................3-22 Figure 3.10: City of Ontario Future Recycled Water System............................3-23 Figure 3.11: Sewer Plan....................................................................................3-25 Figure 3.12: City of Ontario Ultimate Sewer System........................................3-26 Figure 3.13: Fiber Optic Plan ............................................................................3-29 Figure 3.14: Storm Drain Plan ..........................................................................3-31 Figure 3.15: City of Ontario Planned Drainage Facilities..................................3-32 Figure 3.16: Conceptual Phasing Plan ..............................................................3-35 Figure 4.1: Conceptual Site Plan.........................................................................4-7 Figure 5.1: Grove Avenue Conceptual Streetscape............................................5-6 Figure 5.2: Eucalyptus Ave Conceptual Streetscape ..........................................5-7 Figure 5.3: Merrill Avenue Conceptual Streetscape...........................................5-8 Figure 5.4: Bon View Avenue Conceptual Streetscapes.....................................5-8 Figure 5.5: Campus Avenue Conceptual Streetscapes.......................................5-9 Figure 5.6: Conceptual Vehicular Entry ............................................................5-10 1814
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LIST OF STUDIES
Water Technical Study
Sewer Technical Study
Potable Water Technical Study
Recycled Water Technical Study
Sewer Subarea Master Plan (SSAMP)
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Introduction

1.0 INTRODUCTION
The South Ontario Logistics Center Specific Plan (this “Specific Plan”) is one of the initial industrial specific plans implementing the vision outlined by the City of Ontario for the Ontario Ranch area (formerly New Model Colony). The Ontario Ranch area covers 8,200 acres of the former 14,000-acre San Bernardino Agricultural Preserve, which was historically used for dairy or cattle farming by descendants of Dutch, French Basque, Portuguese, and Mexican families.

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

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

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

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

The purpose of the Specific Plan is to:

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

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

3. Promote compatible uses and interfaces with adjacent properties; 1816
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4. Ensure the appropriate location and intensity of uses through new development parameters; and

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

The objectives of the Specific Plan are to:

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

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

3. Provide employment opportunities for community residents.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

1.4 Authority and Scope of the Specific Plan
The Ontario Plan requires approval of a Specific Plan for development within Ontario Ranch to guide development of the project site, ensure unified districts and neighborhoods, and implement the City’s goals and policies. The City of Ontario has zoned the project site SP (Specific Plan) Zoning District with an AG (Agriculture) Overlay District. This Specific Plan provides zoning regulations to govern development of 1822
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the site and shall take precedence over the City of Ontario Development Code. However, in instances where the Specific Plan is silent, the Development Code shall prevail.

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

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

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

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

1.5 Other Governing Documents
In addition to this Specific Plan, which includes a Land Use Plan, Infrastructure Plan, Development Regulations, Design Guidelines, and an Implementation Plan tailored to the South Ontario Logistics Center, the following documents also contain applicable information:
• The Ontario Policy Plan (which serves as the City’s State mandated General Plan) that includes City-wide policies pertaining to land use, housing, mobility, safety, environmental resources, parks & recreation, community economics, community design, and social resources. • The City of Ontario Development Code, which governs over topics on which this Specific Plan’s development regulations are silent. (Where the requirements of this Specific Plan differ from the requirements of the Ontario Development Code, this Specific Plan takes precedence.) • The South Ontario Logistics Center Development Agreement, which specifies methods for the financing, acquisition, and construction of infrastructure systems and provides assurance that development of the property may proceed subject to Ontario’s rules and regulations in effect at the time of this Specific Plan’s approval.
• The Airport Land Use Compatibility Plans for Ontario International Airport (ONT) and Chino Airport. The City of Ontario is currently preparing an Airport Land Use Compatibility Plan for Chino Airport which relies on the California Airport Land Use Planning Handbook published by Caltrans Division of Aeronautics, that 1823
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is expected to be adopted in 2021. The Chino Airport Land Use Compatibility Plan will establish policies and criteria for the four types of compatibility impacts which include safety, noise, airspace protection, and overflight. Projects within the Specific Plan boundary shall be required to be consistent with the policies and criteria of the Airport Land Use Compatibility Plans for Ontario International Airport and Chino Airport.
• The Mitigation Monitoring and Reporting Program (MMRP) that is part of the South Ontario Logistics Center’s Environmental Impact Report (EIR) prepared in compliance with the California Environmental Quality Act. The MMRP stipulates measures that are required to be implemented to mitigate the environmental effects of the commerce center’s construction and operation.

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

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

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

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

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

3. Development Plan. This chapter establishes the overall development concept for the Specific Plan including the land use plan, infrastructure plans for water, sewer, drainage, and circulation, and the provision of public services such as fire, police, and solid waste disposal. 1824
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4. Land Use and Development Regulations. This chapter establishes the land use designations and regulations for the Specific Plan. Upon adoption of this Specific Plan, the land use and development standards within this chapter serve as the legal zoning for the Specific Plan area.

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

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

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

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

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

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

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

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

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

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

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

Zone 3: At least 15% of the zone shall remain as open land* and occupancy shall be limited to 100 people per acre on average and a maximum of 300 people in any one acre. 1826
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Zone 6: At least 10% of the zone shall remain as open land* or an open area every ¼ mile to ½ mile is required; occupancy shall be limited to 300 people per acre on average and a maximum of 1,200 people in any one acre.
* Open land is defined as areas at least 300 feet long by 75 feet wide (about 0.5 acre) that are relatively level and free of tall vertical objects such as structures, overhead lines/wires, and large trees and poles greater than 4 inches in diameter and taller than 4 feet above the ground. Parking lots can be considered as acceptable open lands. In the Specific Plan area, surrounding roads (Eucalyptus, Campus and Merrill Avenues), drive aisles, and truck parking lots can be considered as acceptable open lands in urbanized settings.
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2.2 1829
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2.3 Williamson Act Contracts
The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments that are much lower than normal because they are based upon farming and open space uses as opposed to full market value. The motivation for the Williamson Act is to promote voluntary land conservation, particularly farmland conservation. At the time this Specific Plan was prepared (2021), there is an active Williamson Act Contract (Contract #72-392) on APN 1054-051-01, 02 and 1054- 061-01, 02. However, a notice of non-renewal was recorded, starting the process to terminate this Contract. As one of the discretionary actions associated with the South Ontario Logistics Specific Plan, these existing Williamson Act Contracts will be cancelled. Cancellation would comply with provisions and requirements identified at Government Code (GC) §51280 et seq. The City would be required to make the required statutory findings (GC §51282(a)). The landowner would be required to pay the requisite cancellation fee.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

2.7 Existing Ground Water Wells
In compliance with the Chino Basin Water Master’s Well Procedure for Developers, a well use/destruction plan and schedule for all existing private/agricultural wells shall be submitted to the City of Ontario for approval prior to the issuance of permits for any construction activity. If a private well is actively used for water supply, the Developer shall submit a plan to abandon such well and connect users to the City’s 1834
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water system (residential to the domestic water system and agricultural to the recycled water system) when available. Wells shall be destroyed/abandoned per the California Water Resource Guidelines and require permitting from County Health Department. The locations of existing wells are shown in Figure

2.4, “Existing Ground Water Wells”. A copy of such permit and Form DWR 188 Well Completion Form shall be provided to the Development Engineering Department and the Utilities Engineering Department prior to issuance of grading and/or building permits. If the Developer proposes temporary use of an existing agricultural well for purposes other than agriculture, such as grading, dust control, etc., the developer shall make a formal request to the City of Ontario for such use prior to issuance of permits for any construction activity. Upon approval, the Developer shall enter into an agreement with the City of Ontario and pay any applicable fees as set forth by the agreement. 1835
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3.0 DEVELOPMENT PLAN
This chapter provides the framework to guide development of the South Ontario Logistics Center Specific Plan. The chapter presents the proposed planning areas, infrastructure plans, and public services to support the project.

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

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

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

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

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

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

Table 3.1 provides the maximum allowable gross building area for each Planning Area at its associated floor area ratio. Development standards (found in Chapter 4), such as setbacks, parking, landscaping, infrastructure, and site design, may reduce the maximum gross square footage. 1837
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Table 3.1 Maximum Specific Plan Build-Out
Planning Area Maximum Floor
Area Ratio1 Site Acreage Maximum Building Square Footage Planning Area 1:

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

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

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

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

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

1. Provided the General Plan Amendment application submitted in conjunction with this Specific Plan to designate PAs 1 and 3 as Business Park and PAs 2,4, and 5 as Industrial – General is approved. 1838
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3.2 Street Plan
The Street Plan (Figure 3.2) facilitates movement of vehicles, pedestrians and cyclists within the Specific Plan area, consistent with the City of Ontario’s Roadway Classification System, shown in Figure 3.3.

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

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

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

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

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

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

The Merrill Avenue streetscape design presented in Chapter 5, Design Guidelines, for the north side of the street includes an eight-foot wide Class II on-street bike lane at the edge of the street, a seven-foot wide curb-adjacent landscaped area, a five-foot wide sidewalk and an eight-foot wide multipurpose trail is located within a 23-foot wide landscape buffer setback. Together, these improvements establish a 35- 1846
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foot wide neighborhood edge, as specified in the Ontario Ranch Streetscape Master Plan. A21-foot street dedication will be required for Merrill Avenue.

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

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

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

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

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

Driveways shall conform to access requirements of the City of Ontario Traffic and Transportation Design Guidelines and be to the satisfaction of the City Engineer. Driveway locations, specifically those that are in proximity to master-planned or future traffic signals, shall be located so as not to interfere with queues as projected in the Traffic Impact Analysis for the Specific Plan. The use of surrounding roads, drive aisles and truck parking lots to address the open land requirement for the Chino Airport Overlay zone is discussed in Chapter 2 (Section 2.2: Airport Influence Areas). 1847
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Fair share responsibilities for street improvements will be addressed in a Development Agreement with the City.

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

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

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

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

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

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

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

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

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

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

The Specific Plan area also requires the planning, design, and construction of the Adjacent Potable Water System, which includes: installing a 12-inch potable water main in Bon View Avenue connecting to the 16inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue; and, installing a 12-inch potable water main in Grove Avenue connecting to the 1852
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16-inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue.

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

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

The overall water infrastructure plan to serve the City of Ontario is shown on Figure 3.8. The City’s ultimate domestic water system consists of five pressure zones. Most of Ontario Ranch (including the Specific Plan area) is located within the 925 Pressure Zone. The sizing and alignment of potable water lines shall follow the current approved City of Ontario water system plan. Transmission line locations are subject to change, based on City conducted and approved hydraulic analysis. Required potable water infrastructure is subject to change based upon findings of the approved hydraulic study and master plan updates. 1853
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Size and location of waterlines subject to change based on current approved Master Plan as well as City conducted and approved hydraulic analysis. 1856
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3.4 Recycled Water Plan
The City of Ontario Ordinance 2689 requires all new development in Ontario Ranch to connect to and use recycled water for all approved uses, including but not limited to landscape irrigation. Prior to use of recycled water, approval from the City of Ontario and State Water Resources Control Board (SWRCB) is required. Interim connection to potable water is not allowed.

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

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

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

Sizing and alignment of the recycled water lines will be consistent with the City of Ontario Recycled Water System Master Plan and/or a City approved hydraulic analysis. 1857
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3.5 Sewer Plan
Regional wastewater treatment services are provided to the City of Ontario and its neighboring agencies by the Inland Empire Utilities Agency (IEUA). Several regional trunk sewers collect sewage generated in the city and transport it to IEUA’s Regional Plant No.1 and Regional Plant No.5 for treatment. The City of Ontario’s sewer service area is divided into eight sewersheds, primarily based on the outlet points where the City’s system ties into the IEUA downstream facility. Ontario Ranch is located in Sewer shed 8.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

3.9.2 Fire
The City of Ontario will provide fire protection services to the Specific Plan area. The Ontario Fire Department currently has eight stations, which are staffed with eight four-person paramedic engine companies and two four-person truck companies. The closest operational fire station, Station 2, is located at 544 W. Francis Street, approximately four miles north of the Specific Plan area. 1869
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3.9.3 Solid Waste Disposal
The City of Ontario will provide solid waste services to the Specific Plan area. The City offers a full array of commercial and industrial services designed to meet the business community’s needs. Solid waste facilities follow the “Solid Waste Department Refuse and Recycling Planning Manual.” The Manual establishes the City of Ontario’s requirements for refuse and recycling storage and access for service, as well as addresses the City’s recycling goals. The Mid-Valley Landfill is the nearest County of San Bernardino landfill located at 2390 N. Alder Avenue in the City of Rialto, approximately 20 miles northeast of the Specific Plan area.

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

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

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

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

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

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

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

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

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

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

Land Uses Not Listed
A land use not listed in Table 4.1 shall be considered a prohibited land use. For land uses similar to those listed in Table 4.1, but not expressly stated in this Specific Plan, the City of Ontario Planning Director or his/her designee shall have the authority to make a determination of the applicability of similar land uses. 1872
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Table 4.1: Allowable Uses
Land Use BP
District
IG
District

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

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

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

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

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

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

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

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

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

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

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

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

1. Excluding Commercial Crop Production of Marijuana

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

3. Refer to the Specific Plan EIR and Ontario International Airport Land Use Compatibility Plan (ONT ALUCP) for additional development criteria and policies that may affect allowable land uses. 1876
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Table 4.2 Conceptual Site Plan
Planning Area
SP
Zoning District
Site Acreage Proposed Conceptual Building
Square Footage
1 BP 23 464,820 SF
2 IG 107.34 2,462,135 SF
TOTAL 130.34 2,926,955 SF
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4.4 Development Standards
Table 4.3 (Development Standards) provides a summary of the development standards applicable to the land uses, structures, and related improvements located within the Specific Plan area. Refer to the Ontario Development Code for any standard not addressed in Table 4.3.

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

1. Lot Width 100 ft 100 ft

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

1. Grove Avenue 20 ft 20 ft

2. Eucalyptus Avenue 23 ft N/A

3. Merrill Avenue N/A 23 ft

4. Bon View Avenue 10 ft 10 ft

5. Interior Side N/A N/A

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

1. Grove Avenue 20 ft 20 ft

2. Eucalyptus Avenue 23 ft N/A

3. Merrill Avenue N/A 23 ft

4. Campus Ave 10ft 10ft

5. Bon View Avenue 10 ft 10 ft

6. Interior Side 10 ft 10 ft

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

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

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

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

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

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

5. Notes:

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

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

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

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

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

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

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

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

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

1. Standard parking 9 feet wide by 18 feet long

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

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

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

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

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

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

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

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

Loading activity, including turnaround and maneuvering, shall be made on site. Buildings, structures, and loading facilities shall be designed and placed on the site so that vehicles, whether rear loading or side loading, may be loaded or unloaded at any loading dock, door, or area without extending beyond the property line.
• Plus one tractor trailer parking space per 4 dock-high loading doors
• Plus required parking for “general office” and other
associated uses when exceeding 10 percent of the
building gross floor area
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Design Guidelines

5.0 DESIGN GUIDELINES
This chapter identifies conceptual themes for site planning, architecture, and landscape design within the Specific Plan area. The guidelines are intended to ensure a cohesive and attractive development that meets the following objectives:

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

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

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

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.

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

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

Key provisions include:

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

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

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

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

5. Design drive aisles to minimize impact to pedestrians, provide adequate stacking space, and prevent queuing of vehicles onto public streets.
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Design Guidelines

6. Locate visitor and short-term parking areas at the front and sides of buildings near primary building entrances.

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

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

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

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

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

12. Place electrical rooms and transformers away from front entries and street views. 1884
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Design Guidelines

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

Key provisions include:

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

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

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

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

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

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

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

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

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

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

11. Elevations to the front of buildings across Eucalyptus Ave shall be additionally enhanced due to residential land use designation across the street.
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Design Guidelines
Planning Area 1 Architectural Design Examples
Planning Area 2 Architectural Design Examples
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Design Guidelines

5.3 Landscape Design
Conceptual landscape plans encourage durable landscape materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits. The following guidelines ensure that intersection sight lines and pedestrian safety are preserved. Landscaping plans within the Specific Plan area shall comply with the City of Ontario “Landscape Development Guidelines”, the “Standard Drawings” and “Traffic and Transportation Guidelines” for sight-distance.

Key provisions include:

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

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

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

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

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

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

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

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

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

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

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

11. Provide a minimum dimension of five feet exclusive of curbs for all landscape areas, except for vine pockets.
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Design Guidelines

12. Space living plant materials less than or equal to the mature plant diameter. Non-living ornamental landscape materials may comprise a maximum of five percent of the landscape area requirements and shall be permeable.

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

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

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

5.3.1.3 Merrill Avenue Streetscape
The typical Merrill Avenue section on the north side of the street will feature an eight-foot wide on-street Class II bike lane, 12-foot wide parkway, eight-foot wide multi-purpose trail and 23-foot wide landscape setback. The parkway will include a seven-foot wide curb-adjacent landscape strip and a five-foot wide sidewalk. Tree species along Merrill Avenue will include Quercus agrifolia in the parkway and behind the sidewalk alternating with Cercis canadensis ‘Forest Pansy.’ The parkway and landscape setback will combine to form the 35-foot Neighborhood Edge buffer
FIGURE 5.2: EUCALYPTUS AVENUE CONCEPTUAL STREETSCAPE
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Design Guidelines

5.3.1.4 Bon View Avenue Streetscape
The Bon View Avenue section features 9-foot wide parkways with an 4-foot wide curb-adjacent landscape strip planted with trees and groundcover and a five-foot wide sidewalk (Figure 5.4). Tree species along Bon View Avenue include Chinese Pistache and Coast Live Oak.

FIGURE 5.3: MERRILL AVENUE CONCEPTUAL STREETSCAPE
FIGURE 5.4: BON VIEW AVENUE CONCEPTUAL STREETSCAPE
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Design Guidelines

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

FIGURE 5.5: CAMPUS AVENUE CONCEPTUAL STREETSCAPE
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Design Guidelines

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

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

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

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

Key provisions include:

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

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

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

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

5. Prohibit chain link fencing visible from public street rights of way. 1894
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Design Guidelines

5.5 Buffering and Screening
To alleviate the unsightly appearance of loading and service areas, buffering and screening design features shall be used to enhance the overall development. Entry gates shall be reviewed and approved by the City of Ontario Traffic and Transportation Division prior to installation.

5.5.1 Parking Lots

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

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

Buffering and Screening Examples
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Design Guidelines

5.5.2 Loading and Service Areas (Truck Courts)

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

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

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

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

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

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

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

Loading and Service Area Example
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Design Guidelines

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

Key provisions include:

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

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

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

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

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

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

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

8. Design parking lot lighting plans to avoid placing fixtures in required tree locations. 1897
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Design Guidelines

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

Key provisions include:

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

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

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

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

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

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

7. Avoid covering significant architectural elements with signage.

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

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

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

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

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

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

5.8.1 Sustainable Construction & Technology Concepts

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

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

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

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

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

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

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

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

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

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

5.8.2 Water Quality

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

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

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

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

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

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

Sustainable Design Examples
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Implementation

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

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

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

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

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

6.4 Consistency with Other Plans and Regulations
This sub-section discusses consistency of the Specific Plan with The Ontario Plan, Airport Land Use Compatibility Plans, the California Building Code, and CEQA. 1902
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Implementation

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

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

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

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

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

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

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

The Planning Director may, at his/her discretion, refer any such request to the Planning Commission or City Council.
1903
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Implementation
Minor modifications are defined as:

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

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

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

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

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

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

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

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

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

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

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

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

6.6 Subdivision Maps
Development within the Specific Plan area may require the processing of tentative and final tract or parcel maps and/or lot line adjustments or mergers. Subdivision maps and lot changes shall be reviewed and approved pursuant to Section 4.02.085 of the Ontario Development Code and other applicable City codes 1904
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Implementation
and regulations, California Government Code Section 66410 et seq. (Subdivision Map Act), as well as the provisions of this Specific Plan.

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

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

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

4.02.015 of the Ontario Development Code.

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

4.03.015 of the Ontario Development Code.

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

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

The Development Agreement shall be fully executed prior to recordation of the first Final Map. 1905
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6.9 Specific Plan Phasing
Implementation of this Specific Plan is anticipated to occur in two phases, as discussed in Chapter 3.10, Phasing Plan:

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

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

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

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

6.9.1 Phasing Objectives
Development phasing shall meet the following objectives:

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

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

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

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

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

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

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

4. The modification will not delay the construction of infrastructure improvements necessary to serve the development.
1906
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Implementation

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

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

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

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

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

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

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

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

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

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

1. Right-of-way for public streets within the Specific Plan area (Grove Avenue, Eucalyptus Avenue, Merrill Avenue, Campus Ave and Bon View Avenue) shall be dedicated to the City of Ontario per 1907
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Implementation
the provisions of this Specific Plan (Chapter 3, Development Plan) and as approved by the City Engineer.

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

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

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

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

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

1. Driveways;

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

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

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

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

6. Fencing and walls, including graffiti removal; and

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

Table 6.1: Maintenance Responsibilities
Area of Responsibility
City or
Special
District
Property
Owners or
POA
Utility
Master Planned Roadways: Grove Avenue, Eucalyptus Avenue, Merrill Avenue, Campus Ave and Bon View Avenue
Curb-to-curb improvements 
Bon View- landscaping within the public right-of-way (parkways)  1908
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Implementation
Table 6.1: Maintenance Responsibilities
Area of Responsibility
City or
Special
District
Property
Owners or
POA
Utility
Behind the curb improvements - landscaping within the public right-of-way (parkways) and sidewalks and neighborhood edge  Other Improvements
Traffic Signals and Traffic Control Signs on public streets  Street lights in the public right-of-way 
Drive aisles 
On-site parking areas 
Common open space 
Landscaping within setback/landscape buffer areas 
Monument signage 
Walls and fences 
Stormwater drainage/water quality control facilities within the curb-to-curb area of public streets and Merrill and Bon View public storm drain proposed behind the curb

Stormwater drainage/water quality control facilities behind the curb 
Water, recycled water, and sewer infrastructure in the public right-of-way

Dry utilities: electricity, natural gas, communication systems  City of Ontario Fiber Optic Conduit (in Ontario Ranch Streets) 

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

6.12.1 Conceptual Design Report
Prior to approval of any entitlement applications (subdivision maps, Development Plan Reviews, etc.), a conceptual design report shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval of the extent of all public improvements required for the project. The study shall identify existing and future rights-of-ways (ROW) and infrastructure improvements and establish all vertical and horizontal alignments for each utility. The report shall include cross-sections, profiles, and any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW. The study shall account for all utility conflicts, right-of-way variations, existing obstructions, and the timing of utility installation. Utilities cannot be located along an alignment that conflicts with existing conditions (e.g. electrical poles, private property, etc.) unless the applicant accepts the responsibility of modifying the existing conditions (e.g. undergrounding, relocation, ROW acquisition, etc.).
1909
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6.12.2 Preliminary Design Report
As a condition of entitlement (subdivision map, Development Plan Review, etc.) within the Specific Plan area and prior to submittal of Infrastructure Improvements Plans, a Preliminary Design Report (PDR) for all public infrastructure shall be submitted and approved by the Development Agency Engineering Department and the Utilities Engineering Department. The PDR shall include the following:

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

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

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

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

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

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

Sewer Sizing Hydraulic Calculations: Sewer sizing hydraulic calculations shall demonstrate the proposed trunk sewer designs can accommodate the Master Plan Flows to meet the Master Plan Design Criteria. 1910
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6.12.3 Utilities Systems Map (USM)
Prior to approval of any entitlement application (subdivision maps, Development Plan Reviews, etc.), as part of the entitlement application a Conceptual Utilities Systems Map (USM) shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval. The USM is a summary plan sheet exhibit that shows all the public offsite infrastructure requirements and demands for the Development Project (and/or Subdivision), the onsite private infrastructure improvements, and the interaction between the public and private utilities systems.

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

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

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

As a Condition of Approval for the Development Project (and/or Subdivision), the Conceptual SWHP and the a Conceptual IWMR shall be updated into a Final SWHP and Final IWMR to reflect the changes that occur between entitlement and Final Plan and Permit Approval. The SWHP and IWMR may be required to be updated from whenever there are new occupants, new uses or changes to existing uses, Tenant Improvements, Business Licenses, and Certificates of Occupancy. Reference the Ontario Municipal Utilities Company Utilities Engineering Department’s Integrated Waste Management Report (IWMR) and Solid Waste Handling Plan (SWHP) Requirements for details. 1911
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General Plan Consistency

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

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

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

The Specific Plan encourages the efficient use of energy resources in design, product selection, and operational techniques. The Design Guidelines in Chapter 5 address lighting, bicycle parking, sustainable landscaping, and sustainable design strategies. Landscape provisions require the use of drought-resistant vegetation and shade trees to conserve water and reduce heat islands. The sustainable design strategies include design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption. Protecting water quality, reducing runoff, and reducing water demand for landscaping are promoted in the Development Plan in Chapter 3 through the recycled water plan and storm drainage facilities source control and treatment practices. 1912
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General Plan Consistency
Policy LU1-3 Adequate Capacity
We require adequate infrastructure and services for all development.

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

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

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

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

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

The Specific Plan design guidelines (Chapter 5) support high-quality development that complements the desired community character. Landscaped areas separate parking areas to keep parking lots from being the dominant visual element of the site. The Specific Plan also establishes landscape setback requirements (Chapter 4, Land Use and Development Standards) and conceptual streetscape design (Chapter 5, Design Guidelines) along all roadways within the Specific Plan area to create safe and attractive streets for pedestrians, cyclists, and motorists and ensure a cohesive pattern of development. 1913
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General Plan Consistency
Policy LU2-9 Methane Gas Sites
We require sensitive land uses and new uses on former dairy farms or other methane-producing sites to be designed to minimize health risks.

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

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

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

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

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

Policy CD1-2 Growth Areas
We require development in growth areas to be distinctive and unique places within which there are cohesive design themes.
1914
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General Plan Consistency
The Specific Plan design guidelines (Chapter 5, Design Guidelines) and development standards (Chapter 4, Land Use and Development Standards) ensure high quality, cohesive, attractive, and appropriately-scaled development that complements and integrates into the Ontario Ranch community and adds value to the City.

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

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

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

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

Chapter 3, Section 3.2, Street Plan, addresses connectivity, street improvements, pedestrian and bicycle plans, and transit. In Chapter 5, Section 5.3, Landscape Design, the Specific Plan identifies street improvements and streetscape including parkways, street trees, sidewalks, landscape buffers, and street lighting for Grove Avenue, Eucalyptus Avenue, Merrill Avenue, and Bon View Avenue within the Specific Plan area, which are consistent with the Circulation Element of The Ontario Plan. The Specific Plan streetscape design creates an aesthetically pleasing view for pedestrians, cyclists, and motorists, screens parking and loading areas from the public right-of-way, and visually integrates the development into the surrounding Ontario Ranch community.
1915
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General Plan Consistency
Policy CD2-6 Connectivity
We promote development of local street patterns and pedestrian networks that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands”.

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

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

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

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

Consistent with the vision for Ontario Ranch as outlined in the Ontario Ranch Streetscape Master Plan, the Specific Plan (Chapter 5.3, Landscape Design) provides for landscaped setbacks and landscaped parkways adjacent to bike lanes and sidewalks, defining these public spaces. The landscaped setbacks and parkways include drought-tolerant plants featuring colorful shrubs and groundcovers, ornamental grasses and 1916
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General Plan Consistency
succulents, evergreen and deciduous trees, and species native to Southern California or naturalized to the arid climate to promote durable plant materials. The plant selection complements the design theme of the Specific Plan area. Parking lot landscaping reduces associated heat buildup, improves aesthetics, and integrates into onsite landscape design and adjacent streetscapes. Swaled landscape areas retain/infiltrate stormwater run-off to improve water quality and promote groundwater recharge. Shade trees thoughtfully located near expanses of paving, building walls, roofs, and windows reduce the impacts of heat gain.

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

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

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

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

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

GOAL CD3: Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing, and safe during all hours.
1917
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General Plan Consistency
Policy CD3-1 Design
We require that pedestrian, vehicular, bicycle, and equestrian circulation on both public and private property be coordinated and designed to maximize safety, comfort, and aesthetics.

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

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

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

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

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

The Specific Plan includes a Maintenance Responsibility Matrix in Chapter 6, Implementation, identifying the parties responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Privately owned buildings will be maintained as specified by the Property Owners Association (Chapter 6.11.2). 1918
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General Plan Consistency
Policy CD5-2 Maintenance of Infrastructure
We require the continued maintenance of infrastructure.

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

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

Policy M1-2 Mitigation of Impacts
We require development to mitigate its traffic impact.
1919
South Ontario Logistics Center Specific Plan Page 7-9
General Plan Consistency
The Specific Plan requires in Chapter 1.6, California Environmental Quality Act Compliance, and in Chapter

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

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

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

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

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

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

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

GOAL M3: A public transit system that is a viable alternative to automobile travel and meets basic transportation needs of the transit dependent. 1920
South Ontario Logistics Center Specific Plan Page 7-10
General Plan Consistency
Policy M3-2 Transit Facilities at New Development
We require new development to provide transit facilities, such as bus shelters, transit bays and turnouts, as necessary.

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

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

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

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

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

Policy ER1-3 Conservation
We require conservation strategies that reduce water usage. 1921
South Ontario Logistics Center Specific Plan Page 7-11
General Plan Consistency
The Specific Plan incorporates water conservation strategies into its development plan and design guidelines. The use of recycled water to irrigate landscape areas is required consistent with the City of Ontario Recycled Water Master Plan (Chapter 3, Development Plan). Landscape and irrigation plans are encouraged to use water conservation features such as drought-tolerant plant species native or adapted to the region and drip irrigation (Chapter 5, Design Guidelines). The Specific Plan encourages the design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.

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

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

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

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

Policy ER1-7 Urban Run-off Quality
We require the control and management of urban run-off, consistent with Regional Water Quality Control Board regulations.
1922
South Ontario Logistics Center Specific Plan Page 7-12
General Plan Consistency
In Chapter 3.8, Storm Drainage Plan, the Specific Plan specifies that prior to issuance of grading or construction permits, a Water Quality Management Plan (WQMP) is required to minimize stormwater runoff and provide on-site opportunities for groundwater recharge integrated into project design and amenities. The grading and drainage of the Specific Plan area will be designed to retain/infilter, harvest & re-use or biotreat surface runoff to comply with the current requirements of the San Bernardino County NPDES Stormwater Program's WQMP for significant new development projects.

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

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

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

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

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

Policy ER3-3 Building and Site Design
We require new construction to incorporate energy efficient building and site design strategies, which could include appropriate solar orientation, maximum use of natural daylight, passive solar and natural ventilation.
1923
South Ontario Logistics Center Specific Plan Page 7-13
General Plan Consistency
The Specific Plan’s Sustainable Design Strategies (Chapter 5.8) include the use of passive design to improve building energy performance through skylights, building orientation, landscaping, and use of select colors.

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

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

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

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

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

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

7.5 Safety Element

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

Policy S1-1 Implementation of Regulations and Standards We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading. 1924
South Ontario Logistics Center Specific Plan Page 7-14
General Plan Consistency
The Specific Plan requires development projects to comply with the State of California Building Code as adopted and implemented by the City.

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

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

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

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

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

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

Policy S3-8 Fire Prevention through Environmental Design We require new development to incorporate fire prevention consideration in the design of streetscapes, sites, open spaces and buildings.
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South Ontario Logistics Center Specific Plan Page 7-15
General Plan Consistency
The Specific Plan acknowledges that projects within the Specific Plan area shall comply with the City’s development review process, which provides for review by the City’s Fire Department and potential redesign to incorporate fire prevention design elements within streetscapes, sites, open spaces, and buildings.

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

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

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

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

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

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

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

Policy S6-9 Remediation of Methane
We require development to assess and mitigate the presence of methane, per regulatory standards and guidelines.
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South Ontario Logistics Center Specific Plan Page 7-16
General Plan Consistency
The Specific Plan acknowledges that projects within the Specific Plan area shall comply with mitigation measures of the project environmental impact report.

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

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

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

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

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

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

Actual job creation depends on the type of land uses ultimately developed on the site as a wide-range of commercial, office, and industrial uses are permitted in the Specific Plan. The Land Use Plan (Chapter 3.1) 1927
South Ontario Logistics Center Specific Plan Page 7-17
General Plan Consistency
implements the vision of The Ontario Plan by providing opportunities for employment in manufacturing, distribution, research and development, service, and supporting retail at intensities designed to meet the demand of current and future market conditions.

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

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

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

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

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

Policy CE2-2 Development Review
We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
1928
South Ontario Logistics Center Specific Plan Page 7-18
General Plan Consistency
The Specific Plan establishes a land use plan (Chapter 3.1) and design guidelines (Chapter 5) addressing site design, building design, and landscape design that ensure high-quality, functional and sustainable development that is regionally competitive and appropriate for the Ontario Ranch community.

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

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

The Specific Plan includes a Maintenance Responsibility Matrix (Chapter 6.11) identifying the public, private, or utility providers responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Right-of-way for public streets and infrastructure improvements within the Specific Plan area shall be dedicated to the City of Ontario for maintenance purposes. Landscape improvements and public streetlights within the public right-of-way shall be maintained through a landscape and lighting district or other special maintenance district established by the City. Dry utilities such as electricity, natural gas, and communication systems will be maintained by the appropriate utility company.
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303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Fax: 909.395.2420

LAND DEVELOPMENT DIVISION

CONDITIONS OF APPROVAL
Date Prepared: 11/30/2021
File No: PSP19-001
Related File: PGPA19-004
Project Description: A public hearing to consider certification of the Environmental Impact Report (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations, 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 General 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 General Industrial and Business Park land uses. The project site is generally bordered by Eucalyptus Avenue on the north, Merrill Avenue on the south, existing rightof-way for the future Campus Avenue extension to the west, and Grove Avenue to 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, 1054- 301-02); submitted by Grove Land Venture, LLC.

Prepared By: Alexis Vaughn, Assistant Planner
Phone: 909.395.2416 (direct)
Email: [email protected]
The Planning Department, Land Development Section, conditions of approval applicable to the above-described Project, are listed below. The Project shall comply with each condition of approval listed below:

1.0 Standard Conditions of Approval. The project shall comply with the Standard Conditions for New Development, adopted by City Council Resolution No. 2017-027 on April 18, 2017. A copy of the Standard Conditions for New Development may be obtained from the Planning Department or City Clerk/Records Management Department.

2.0 Special Conditions of Approval. In addition to the Standard Conditions for New Development identified in condition no. 1.0, above, the project shall comply with the following special conditions of approval:

2.1 Specific Plan. The following shall be submitted to the Planning Department within 30 days following City Council approval of the Specific Plan/Specific Plan Amendment:
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Planning Department – Land Development Division
Conditions of Approval
File No.: PSP19-001

Page 2 of 2 ends

(a) Five bound copies of the final Specific Plan document; (b) One complete, unbound copy of the final Specific Plan document; (c) One CD containing a complete Microsoft Word copy of the final Specific Plan document, including all required revisions;
(d) Five CDs, each containing a complete PDF copy of the final Specific Plan document, including all required revisions; and
(e) One CD containing a complete electronic website version of the final Specific Plan document, including all required revisions.

2.2 Indemnification. The applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void or annul any approval of the City of Ontario, whether by its City Council, Planning Commission or other authorized board or officer. The City of Ontario shall promptly notify the applicant of any such claim, action or proceeding, and the City of Ontario shall cooperate fully in the defense.

2.3 Additional Fees.
(a) Within 5 days following final application approval, the Notice of Determination (“NOD”) filing fee and applicable Department of Fish and Wildlife fee shall be provided to the Planning Department. The fee shall be paid by check, made payable to the "Clerk of the Board of Supervisors", which shall be forwarded to the San Bernardino County Clerk of the Board of Supervisors, along with all applicable environmental forms/notices, pursuant to the requirements of the California Environmental Quality Act (“CEQA”). Failure to provide said fee within the time specified may result in a 180-day extension to the statute of limitations for the filing of a CEQA lawsuit.
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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PSP19-001, THE SOUTH

ONTARIO LOGISTICS CENTER SPECIFIC PLAN, TO ESTABLISH LAND

USE DISTRICTS, DEVELOPMENT STANDARDS, DESIGN GUIDELINES,

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

GENERALLY BORDERED BY EUCALYPTUS AVENUE ON THE NORTH,

MERRILL AVENUE ON THE SOUTH, GROVE AVENUE ON THE EAST,

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

WHEREAS, Grove Land Venture, LLC ("Applicant") has filed an Application for the approval of a Specific Plan, File No. PSP19-001, as described in the title of this Ordinance (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to approximately 219.4 acres of land, bounded by Eucalyptus Avenue to the north, Merrill Avenue to the south, Grove Avenue on the east, and Campus Avenue on the west, within the Business Park (0.6 FAR) and Low-Medium Density Residential (5.1-11 du/ac) land use designations, and is presently improved with agriculture/dairy and single-family residential uses; and WHEREAS, the property to the north of the Project site is within the SP(AG) zoning district and is currently developed with agricultural uses and a dairy farm. The property to the east is within the Merrill Commerce Center Specific Plan and is currently vacant. The property to the south of the project site is located within the City of Chino and is developed with the Chino Airport. The property to the west of the project site is located within the SP(AG) zoning district and is developed with agricultural and dairy uses; and WHEREAS, the South Ontario Logistics Center Specific Plan establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, and architectural character, and ensuring that excellence in community design is achieved during project development. In addition, the Specific Plan will establish the procedures and requirements to approve new development within the project site to ensure The Ontario Plan (“TOP”) goals and policies are achieved; and
WHEREAS, the South Ontario Logistics Center Specific Plan consists of approximately 219.4 acres of land, which includes the potential development of up to 5,333,518 square feet of business park and industrial development; and 1932
WHEREAS, a request for approval of a General Plan Amendment (File No.

Planning Area 2 is 106.71 acres in size and can potentially be developed with 2,556,442 square feet of industrial development. Planning Area 4 is 60.06 acres in size and can potentially be developed with 1,438,914 square feet of industrial development. Planning area 5 is 17.45 acres in size and can potentially be developed with 419,114 square feet of industrial development. The proposed FARs for each of the Planning Areas is consistent with the Policy Plan Land Use designations for Business Park and Industrial; and
WHEREAS, the South Ontario Logistics Center Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (General Plan). The policy (General Plan) analysis in the Appendix “Policy Plan (General Plan) Consistency,” of the Specific Plan describes the manner in which the South Ontario Logistics Center Specific Plan complies with the Policy Plan goals and policies applicable to the South Ontario Logistics Center Specific Plan; and WHEREAS, the South Ontario Logistics Center Specific Plan does not conflict with the Land Use Policies of the General Plan (Policy Plan component of TOP) and will provide for development, in a manner consistent with the General Plan. The policy (General Plan) analysis in the Appendix “Policy Plan (General Plan) Consistency,” of the Specific Plan describes the manner in which the South Ontario Logistics Center Specific Plan complies with the Policy Plan goals and policies applicable to the South Ontario Logistics Center Specific Plan; and
WHEREAS, an Environmental Impact Report (“EIR”) (State Clearinghouse No. 2021010318), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations have been prepared in accord with the California Environmental Quality (CEQA), the State CEQA Guidelines and the City of Ontario Guidelines to address the environmental effects of the Specific Plan (South Ontario Logistics Center); and
1933
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 has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (“ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics, which addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and WHEREAS, to address the requirements of SB330, the approval of the South Ontario Logistics Center Specific Plan is contingent upon City Council approval of General Plan Amendment, File No. PGPA21-004, for the Housing Element update to the Policy Plan (General Plan) component of The Ontario Plan, to address State mandates regarding the Regional Housing Needs Allocation (“RHNA”), as well as to modify the Policy Plan Land Use Plan (Exhibit LU-01) to establish a Zone Change (File No.

PZC21-002); and
WHEREAS, 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 January 25, 2022, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date, voting to issue Resolution No. PC22-006 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 Project, and concluded said hearing on that date; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred. 1934

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 Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations prepared for the project and supporting documentation. Based upon the facts and information contained in the EIR (SCH# 2021010318) and supporting documentation, the City Council finds as follows:
(1) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations contains a complete and accurate reporting of the environmental impacts associated with the Project; and
(2) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations was completed in compliance with CEQA and the Guidelines promulgated thereunder; and (3) The South Ontario Logistics Center Specific Plan EIR, Mitigation Monitoring and Reporting Program, and a Statement of Overriding Considerations reflects the independent judgment of the City Council; and
SECTION 2. Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the 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; and
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(2) Chino Airport is owned and operated by the County of San Bernardino and is situated within the boundaries of the City of Chino, immediately south of Ontario.

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

SECTION 3. Concluding Facts and Reasons. Based upon the substantial evidence presented to the 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 approximately 219.4-acre South Ontario Logistics Center Specific Plan is suitable for business park and industrial development and is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed land uses in the proposed districts will also be in harmony in terms of access, size, and compatibility with existing land use in the surrounding area; and
(2) The proposed South Ontario Logistics Center Specific Plan is in conformance with the Land Use Policies and Goals of the Policy Plan and will provide standards and guidelines for the harmonious development within the districts, in a manner consistent with the Policy Plan. The Specific Plan is proposing business park and industrial type development for the approximately 219.4-acre site, which is what is proposed to be mandated by the land use plan of the Policy Plan, therefore, the proposed industrial uses will be in conformance with the policies and goals of the Policy Plan; and 1936
(3) During the South Ontario Logistics Center Specific Plan review, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3.), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with California Government Code Section 65351; and (4) The project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.

Senate Bill 330 (“SB 330”) – Housing Accountability Act (Government Code Section 65589.5 et seq.) (SB 330) was passed by the California Legislature, signed by the Governor, and became effective on January 1, 2020. The bill is the result of the Legislature’s extensive findings regarding the California “housing supply crisis” with “housing demand far outstripping supply.”
SB 330 amends Government Code Section 65589.5 adds Government Code Sections 65940, 65943 and 65950, and repeals and readopts Sections 65906.5, 65913.10 and 65941.1. To summarize, no city may disapprove a residential housing development project for low- to moderate-income households (as defined therein) unless it makes a finding that the housing development project “would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to lowand moderate-income households…” such as where the housing development project is 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:
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(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.

The GPA would, therefore, eliminate the low-medium density housing designation, thereby theoretically eliminating 1,352 units (as determined by the City’s density determinations to be 8.5 dwelling units per acre [du/ac.]). In compliance with SB330, the EIR evaluated the elimination of 1,352 units and determined that based on SB 330 Exceptions for lack of water and sewer to serve a residential project and the no net loss of residential capacity, the Project is consistent with HCD exception findings. The Project site does not have sufficient water or wastewater facilities to serve a residential project.

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 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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11 du/ac). In tandem with the City’s adoption of the 6th Cycle Housing Element, 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 City Council 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.

SECTION 4. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 3, above, the City Council hereby APPROVES the herein described Specific Plan, attached hereto as “Attachment A,” and incorporated herein by this reference.

SECTION 5. Notice of Determination Filing. Within 5 days following final application approval, The Applicant shall provide the Notice of Determination (“NOD”) filing fee and applicable Department of Fish and Wildlife mitigation fee to the City of Ontario Planning Department. Required fees shall be paid by check, made payable to the "Clerk of the Board of Supervisors", which shall be forwarded to the San Bernardino County Clerk of the Board of Supervisors, along with all applicable environmental forms/notices, pursuant to the requirements of the California Environmental Quality Act (“CEQA”). Failure to provide required fees within the above-specified time will result in an extension to the statute of limitations for the filing of a CEQA lawsuit against the Project, from 30 days to 180 days.

SECTION 6. Final Documents. Within 30 days following approval of this Ordinance, the Applicant shall provide the following to the City:
(1) Five bound copies of the final Specific Plan document; and (2) One complete, unbound copy of the final Specific Plan document; and (3) One CD containing a complete Microsoft Word copy of the final Specific Plan document, including all required revisions; and
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(4) Five CDs, each containing a complete PDF copy of the final Specific Plan document, including all required revisions; and
(5) One CD containing a complete electronic website version of the final Specific Plan document, including all required revisions.

SECTION 7. Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 8. 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 9. 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 10. Effective Date. This Ordinance shall become effective 30 days following its adoption.

SECTION 11. 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
1940
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
1941

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 ___________, 20__ 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)
1942
ATTACHMENT A:

File No. PSP19-001;
South Ontario Logistics Center Specific Plan
(Document follows this page)
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SOUTH ONTARIO LOGISTICS CENTER SPECIFIC PLAN
ADMINISTRATIVE DRAFT #2
Oct 2021
1944

SOUTH ONTARIO LOGISTICS CENTER

SPECIFIC PLAN
City of Ontario
Specific Plan
Developer
Real Estate Development Associates, LLC
4450 MacArthur Blvd., Suite 100
Newport Beach, CA 92660
(949) 216-7300
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South Ontario Logistics Center Specific Plan TOC-2
Table of Contents
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South Ontario Logistics Center Specific Plan TOC-3
Table of Contents
South Ontario Logistics Center Specific Plan
Table of Contents