Ontario City Council
April 19, 2022

Mitigation Measures/Implementing Action Responsible for Monitoring
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
(Initial/Date)
Sanctions for
Noncompliance
ii) Spread soil binders.
iii) Form and maintain a crust on the surface through
repeated soaking that will prevent dust pickup by
wind.
iv) Reduce “spill-over” effects by washing vehicles
entering public roadways from dirt off road project
areas, and washing/sweeping project access to
public roadways on an adequate schedule.
building permit
d) Emissions control from on-site equipment through a
routine, mandatory program of low-emission tune-ups.

Building Dept &
Planning Dept
Throughout
construction
As necessary On-site inspection Stop work order; or
withhold grading
permit; or withhold
building permit
2) BIOLOGICAL RESOURCES
a) Thirty to ninety days prior to ground disturbing constructionrelated activities, a focused survey for the burrowing owl shall be conducted by a qualified biologist. Should any burrowing owls be located on the project site, the below-listed mitigation measures shall be completed:

Planning Dept. Grading Plan
issuance
Prior to issuance of
grading permits
Plan check Withhold grading
permit
i) Occupied burrows should not be disturbed during
nesting season (February 1 through August 31) unless a qualified biologist verifies through non-invasive methods, that:
(1) Birds have not begun egg-laying and incubation;
or
(2) Juveniles from the occupied burrows are
foraging independently and are capable of independent survival. ii) If owls must be moved away from the disturbance
area, relocation techniques shall be used as established in the California Department of Fish and Game, Natural Resources Agency, “Staff Report on Burrowing Owls,” dated March 7, 2012. 3) GEOLOGY & SOILS
a) The applicant shall submit an erosion control plan to reduce wind erosion impacts.

Building Dept,
Planning Dept &
Engineering Dept
Grading Plan
issuance
Plan check Withhold grading
permit
b) Fugitive dust generated during cleaning, grading, earth moving or excavation shall be controlled by regular watering, paving of construction roads, or other dust-preventative measures.

Building Dept Throughout
construction
As necessary On-site inspection Stop work order; or
withhold grading
permit; or withhold
building permit
c) After clearing, grading, or earth moving:
i) Seed and water until plant cover is established.

Building Dept &
Planning Dept
Throughout
construction
As necessary On-site inspection Stop work order; or
withhold grading
permit; or withhold
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California Environmental Quality Act - Mitigation Monitoring and Reporting Program File No.: PSPA16-003

Mitigation Measures/Implementing Action Responsible for Monitoring
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
(Initial/Date)
Sanctions for
Noncompliance
ii) Spread soil binders.
iii) Form and maintain a crust on the surface through
repeated soaking that will prevent dust pickup by wind. iv) Sweep streets if silt is carried to adjacent public thoroughfares
building permit
d) Obtain authorization to discharge storm water under an NPDES construction storm water permit and pay
appropriate fees.

Engineering Dept Grading Plan
issuance
Prior to issuance of
grading permits
Plan check Withhold grading
permit
4) GREENHOUSE GAS EMISSIONS
a) The City has reviewed the emission reduction measures and concepts in The Ontario Plan EIR MM 6-2 and 6-3, and has determined that the following actions apply and shall be undertaken by the applicant in connection with the project:
i) Evaluate existing landscaping and options to convert reflective and impervious surfaces to landscaping, and install or replace vegetation with drought-tolerant, low-maintenance native species or edible landscaping that can also provide shade and reduce heat-island effects.
ii) Require all new landscaping irrigation systems
installed to be automated, high-efficient irrigation systems to reduce water use and require use of bubbler irrigation; low-angle, low-flow spray heads; or moisture sensors.
iii) Reduce heat gain from pavement and other similar
hardscaping.
iv) All new development shall comply with the
requirements of the City of Ontario Community Climate Action Plan.

Building Dept &
Planning Dept
Throughout
construction
As necessary Plan check/On-site
inspection
Stop work order; or
withhold building
permit
5) MANDATORY FINDINGS OF SIGNIFICANCE
a) Thirty to ninety days prior to ground disturbing constructionrelated activities, a focused survey for the burrowing owl shall be conducted by a qualified biologist. Should any burrowing owls be located on the project site, the below-listed mitigation measures shall be completed:

Planning Dept. Grading Plan
issuance
Prior to issuance of
grading permits
Plan check Withhold grading
permit
i) Occupied burrows should not be disturbed during
nesting season (February 1 through August 31) unless a qualified biologist verifies through non-invasive methods, that:
(1) Birds have not begun egg-laying and incubation;
or
(2) Juveniles from the occupied burrows are
foraging independently and are capable of independent survival. 3244
California Environmental Quality Act - Mitigation Monitoring and Reporting Program File No.: PSPA16-003

Mitigation Measures/Implementing Action Responsible for Monitoring
Monitoring
Frequency
Timing of
Verification
Method of
Verification
Verified
(Initial/Date)
Sanctions for
Noncompliance
ii) If owls must be moved away from the disturbance
area, relocation techniques shall be used as established in the California Department of Fish and Game, Natural Resources Agency, “Staff Report on Burrowing Owls,” dated March 7, 2012. 3245
RESOLUTION NO. ________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PSPA21-001, AN AMENDMENT TO

THE PIEMONTE OVERLAY AT THE ONTARIO CENTER SPECIFIC
PLAN, [1] REVISING THE OVERLAY BOUNDARY TO ADD
APPROXIMATELY 24.9 ACRES, COMPRISING OF THE PROPERTY
LOCATED AT 4000 ONTARIO CENTER PARKWAY, TO THE OVERLAY
AREA, [2] CHANGING THE LAND USE DESIGNATION ON
APPROXIMATELY 4.9 ACRES OF LAND FROM OFFICE AND

ENTERTAINMENT/RETAIL TO MIXED USE, IN AN AREA BOUNDED BY

FOURTH STREET TO THE NORTH, CONCOURS STREET AND

ONTARIO CENTER PARKWAY TO THE SOUTH, VIA ALBA TO THE

EAST, AND THE CAMDEN LANDMARK APARTMENTS AND VACANT
LAND TO THE WEST, [3] ESTABLISH DEVELOPMENT STANDARDS

AND DESIGN GUIDELINES FOR THE MIXED USE LAND USE AREA

WITHIN THE PIEMONTE OVERLAY AT ONTARIO CENTER SPECIFIC
PLAN, AND MAKING FINDINGS IN SUPPORT THEREOF—APNS: 0210- 204-12, 0210-204-13, 0210-204-14, 0210-204-15, 0210-204-17, 0210-204- 18, 0210-204-20, 0210-204-21, 0210-204-22, 0210-204-23, 0210-204-23, 0210-204-24, 0210-204-25, 0210-204-26, 0210-204-28, 0210-204-36, 0210-204-37, 0210-204-37, 0210-204-38, 0210-204-39, 0210-204-40, 0210-204-41, 0210-531-06, 0210-531-07, 0210-531-08, 0210-531-09, 0210-531-10, 0210-231-11, 0210-231-12, 0210-231-13, 0210-231-14, 0210-231-15, 0210-231-16, 0210-205-01.

WHEREAS, the City of Ontario (hereinafter referred to as "Applicant") has initiated a Specific Plan Amendment, File No. PSPA21-001, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 119.8 acres of land generally located at the northerly boundary of the City of Ontario, south of Fourth Street, east of Haven Avenue, west of Milliken Avenue, and north of Concours Street, within the Piemonte Overlay at the Ontario Center Specific Plan zoning district, and is presently improved with commercial, office, hotel, Arena, and vacant land; and
WHEREAS, Fourth Street forms the project site’s north boundary and is the corporate boundary dividing the cities of Ontario and Rancho Cucamonga. The properties to the north of the Project site are developed with industrial, residential, and commercial uses. The properties to the east are within the Ontario Center Specific Plan zoning district and is developed with commercial uses. The properties to the south are within the Ontario Center Specific Plan zoning district, and are developed with office, commercial, open space, and vacant land uses. The properties to the west are within the Ontario Center Specific Plan zoning district, and are developed with residential and commercial uses; and
3246
WHEREAS, on March 23, 2006, City Council adopted Resolution No. 2006-11, approving the creation of the Piemonte Overlay at the Ontario Center Specific Plan within the Urban Commercial land use district of the Ontario Center Specific Plan (File No.

PSPA05-003), establishing a master plan for the development of 84 acres of land, which was the former 800-acre Ontario Motor Speedway. The racing facility was completed in 1970 and closed approximately 10 years later. The facility was razed in 1981 and remained vacant until 2006, following the approval of the Piemonte at the Ontario Center Project, which established the Piemonte Overlay, allowing for the development of approximately 1.3 million square feet of retail, office, hotel, and entertainment uses, and more than 800 multiple-family dwelling units on the project site; and WHEREAS, on May 16, 2017, City Council adopted Resolution No. 2017-041, approving an Amendment to the Piemonte Overlay of the Ontario Center Specific Plan (File No. PSPA16-003) to reduce the development intensity of the project area, designate plaza areas, and expand the design concept to include more contemporary architectural design concepts; and
WHEREAS, on June 2, 2020, City Council adopted Resolution No. 2020-065, approving and Amendment to the Piemonte Overlay at the Ontario Center Specific Plan within the Urban Commercial land use district of the Ontario Center Specific Plan (File No. PSPA19-009) to allow required residential parking to be provided as tandem parking spaces; and
WHEREAS, the Ontario Center Specific Plan Environmental Impact Report (State Clearinghouse No. 89041009) was certified on March 19, 1991, (hereinafter referred to as “Certified EIR”), in which development and use of the Project site was discussed; and WHEREAS, a Mitigated Negative Declaration was adopted on May 16, 2017, (hereinafter referred to as “MND”), in association with an Amendment to the Ontario Center Specific Plan (File No. PSPA16-003); and
WHEREAS, the Planning Director of the City of Ontario prepared and approved for attachment to the certified Environmental Impact Report and adopted MND, an Addendum to the Certified EIR (hereinafter referred to as “EIR Addendum”) in accordance with the requirements of the California Environmental Quality Act of 1970, together with State and local guidelines implementing said Act, all as amended to date (collectively referred to as “CEQA”); and
WHEREAS, the environmental impacts of this project were thoroughly analyzed in the EIR Addendum, which concluded that implementation of the Project could result in a number of significant effects on the environment that were previously analyzed in the Certified EIR, and that the Certified EIR identified mitigation measures that would reduce each of those significant effects to a less-than-significant level; and WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
3247
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act — Public Resources Code Section 21000 et seq. — (hereinafter referred to as "CEQA") and an EIR Addendum has been prepared to determine possible environmental impacts; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and
WHEREAS, the Project 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, 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 March 22, 2022, the Planning Commission of the City of Ontario conducted a hearing to consider the EIR Addendum and the Project, and concluded said hearing on that date, voting to issue Resolution No. PC22-014, recommending the City Council adopt the EIR Addendum, and voting to issue Resolution No. PC22-015, recommending the City Council approve the Application; and WHEREAS, as the first action on the Project, on April 19, 2022, the City Council issued a Resolution adopting the EIR Addendum, finding that the proposed Project introduces no new significant environmental impacts and applying all previously adopted mitigation measures to the Project, which were incorporated by reference; and WHEREAS, on April 19, 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.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED by the City Council of the City of Ontario, as follows:
3248
SECTION 1. Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the decision-making body for the Project, the City Council finds that based upon the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The project site contains four properties listed in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix. The proposed changes affect two of the four properties listed in the Available Land Inventory (Subareas 8 and 11; Map ID No. 124 and 125). The residential capacity proposed in this Project is consistent with the number of dwelling units (198) and density (48 DU/AC) specified in the Available Land Inventory.

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. On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan (“ALUCP”), establishing the Airport Influence Area for Ontario International Airport (“ONT”), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP.

SECTION 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 Sections 1 and 2, above, the City Council hereby concludes as follows:
(1) The proposed Specific Plan, or amendment thereto, 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 Specific Plan Amendment is consistent with the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan, in that the Specific Plan Amendment contributes toward the legislative framework for the implementation of The Ontario Plan components, guiding growth and development within the project area to achieve optimum results from the City’s physical, economic, environmental, and human resources. 3249
(2) The proposed Specific Plan, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The development standards and guidelines established by the proposed Specific Plan Amendment have been created with the intent to safeguard and further the public interest, health, safety, convenience, and/or general welfare, and to ensure that the purposes of The Ontario Plan and the proposed Specific Plan Amendment, are maintained.
(3) The proposed Specific Plan Amendment will not adversely affect the harmonious relationship with adjacent properties and land uses. The location of the proposed Specific Plan Amendment, and the proposed conditions under which future developments will be constructed and maintained, is consistent with the Policy Plan component of The Ontario Plan and the City’s Development Plan, and, therefore, will not adversely affect the harmonious relationship with adjacent properties and land uses. (4) In the case of an application affecting specific properties, the subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. The proposed Specific Plan Amendment has been reviewed by all City departments, which have established that the project site is physically suitable for the anticipated development in terms of parcel size, shape, and availability of utilities.

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 Application, included as “Attachment A” of this resolution 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.

The City Clerk of the City of Ontario shall certify as to the adoption of this Resolution.

PASSED, APPROVED, AND ADOPTED this 19th day of April 2022. _____________________________________
PAUL S. LEON, MAYOR
3250
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST, BEST & KRIEGER LLP

CITY ATTORNEY
3251

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 Resolution No. 2022- was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held April 19, 2022, by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. 2022- duly passed and adopted by the Ontario City Council at their regular meeting held April 19, 2022. _________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
3252
ATTACHMENT A:

File No. PSPA21-001;
Amendment to Piemonte Overlay at the Ontario Center
Specific Plan
(Document follows this page)
3253
Piemonte Overlay at
Ontario Center
Specific Plan
Ontario, California
Adopted February 2006
Revised June 6, 2017
Revised April 19, 2022
3254
3255
Piemonte Overlay at
Ontario Center
Specific Plan
Prepared For:

Lewis Piemonte Land, LLC
1156 N. Mountain Ave.

Upland, CA 91785
Pendulum Property Partners, LLC
5 Park Plaza, Suite 370
Irvine, CA 92614
Prepared By:

Adept Architecture
388 Cordova St., Suite 280
Pasadena, CA 91101
William Hezmalhalch Architects, Inc.
2850 Redhill Ave., Suite 200
Santa Ana, CA 92705
Architects Orange
144 N. Orange Street
Orange, CA 92866
Sitescapes, Inc.
3190 Airport Loop
Costa Mesa, CA 92626
Madole & Associates, Inc.
9302 Pittsburgh Ave., Suite 200
Rancho Cucamonga, CA 91730
Fehr & Peers
8141 E. Kaiser Boulevard, Suite 110
Anaheim, CA 92808
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Table of Contents
April 2022 Page i

TABLE OF CONTENTS

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

1.1 Overview............................................................................................1-1 Figure 1.1: Regional Location ........................................................................1-1

1.2 Purpose and Objectives ...................................................................1-2 Figure 1.2: Overlay Vicinity ..........................................................................1-3

1.3 Background .......................................................................................1-4 Figure 1.3: OCSP Land Use Plan ..................................................................1-5 Figure 1.4: Piemonte Overlay Subareas.........................................................1-6

1.4 Governing Documents.....................................................................1-7

1.5 Authority............................................................................................1-7

1.6. Relationship to the General Plan (Policy Plan) and Zoning......1-8 Figure 1.5: The Ontario Plan Land Use.........................................................1-9

1.7 Format and Content of the Piemonte Overlay ...........................1-11

1.7.1 Piemonte Overlay Content .......................................................................1-11 Figure 1.6: Piemonte Overlay Land Use Plan .............................................1-13 3258
Piemonte Overlay at
Ontario Center Specific Plan
Page ii April 2022

2.0 OVERLAY DESCRIPTION ......................................................... 2-1

2.1 Setting ...............................................................................................2-1 Figure 2.1: Piemonte Overlay Context ..........................................................2-2

2.1.1 Surrounding Land Uses ..............................................................................2-3 Figure 2.2: Site Photos ...................................................................................2-4

2.1.2 Ontario International Airport (ONT) Influence Area ............................2-4

2.2 Land Use and Development ...........................................................2-5

2.2.1 Piemonte Land Uses and Development Components............................2-5 Figure 2.3: Piemonte Overlay Land Use Plan ...............................................2-5

2.2.2 Development Intensity................................................................................2-6 Table 2.1: OCSP Statistical Areas D & E Maximum Development .............2-7 Table 2.2: Piemonte Overlay Development Intensity
Allocation by Subarea ..................................................................2-8

2.3 Development Characteristics ........................................................2-10

2.3.1 Development Concept...............................................................................2-10 Figure 2.4: Piemonte Overlay Development Concept..................................2-11

2.4 Circulation Plan Concept...............................................................2-14

2.4.1 Vehicular Circulation ................................................................................2-14 Figure 2.5: Piemonte Overlay Circulation Plan ..........................................2-15 Figure 2.6a: Public Street Cross Sections....................................................2-16 Figure 2.6b: Public Street Cross Sections....................................................2-17 Figure 2.7a: Private Drive Cross Sections...................................................2-18 Figure 2.7b: Private Drive Cross Sections...................................................2-19 Figure 2.7c: Private Drive Cross Sections ...................................................2-20 Figure 2.7d: Private Drive Cross Sections...................................................2-21 3259
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April 2022 Page iii
Figure 2.7e: Private Drive Cross Sections ...................................................2-22 Figure 2.8a: 4th Street Intersection Plan .....................................................2-23 Figure 2.8b: Via Piemonte Plan....................................................................2-24 Figure 2.8c: Via Piemonte Plan................................................................... 2-25

2.4.2 Pedestrian Circulation ..............................................................................2-26 Figure 2.9: Pedestrian Circulation...............................................................2-27

2.5 Landscape Concept ........................................................................2-28 Figure 2.10a: Photos of existing streetscape.................................................2-29 Figure 2.10b: Photos of existing streetscape.................................................2-30 Figure 2.10c: Photos of existing streetscape.................................................2-31 Figure 2.10d: Photos of existing streetscape ................................................2-32

2.6 Infrastructure...................................................................................2-33

2.6.1 Wastewater..................................................................................................2-33 Figure 2.11: Wastewater Facilities Plan.......................................................2-35

2.6.2 Water Service ..............................................................................................2-36 Figure 2.12: Water Facilities Plan................................................................2-37 Figure 2.13: Recycled Water Facilities Plan.................................................2-39

2.6.3 Stormwater Management .........................................................................2-40 Figure 2.14: Storm Water Collection and Conveyance Facilities Plan ........2-41 Figure 2.15: Water Quality Management Plan ...........................................2-43

2.6.4 Solid Waste..................................................................................................2-46

2.6.5 Fiber-Optics.................................................................................................2-46 Figure 2.16: Fiber-Optics Plan.....................................................................2-47

2.7 Development Construction...........................................................2-48 3260
Piemonte Overlay at
Ontario Center Specific Plan
Page iv April 2022

3.0 DESIGN GUIDELINES AND
DEVELOPMENT REGULATIONS........................................... 3-1

3.1 Overview............................................................................................3-2 Figure 3.1: Design Concept............................................................................3-3

3.2 Allowed Uses.....................................................................................3-4

3.3 General Development Standards ...................................................3-6

3.3.1 Setbacks .........................................................................................................3-6

3.3.2 Landscaping and Open Space ....................................................................3-6 Table 3.1: Piemonte Development Requirements...........................................3-7

3.3.3 Maximum Building Height.........................................................................3-8

3.3.4 Open Space....................................................................................................3-8

3.3.5 Parking...........................................................................................................3-9

3.3.6 Structured Wiring ......................................................................................3-15

3.4 Commercial and Entertainment/Retail Design Guidelines ......3-16

3.4.1 Architectural Guidelines ...........................................................................3-18

3.4.2 Contemporary Style Guidelines...............................................................3-19 Table 3.2: Commercial Contemporary Style Guidelines...............................3-20

3.4.3 Main Street Style.........................................................................................3-21 Table 3.3: Main Street Style Guidelines.......................................................3-22

3.4.4 Mediterranean Style Guidelines ..............................................................3-23 Table 3.4: Mediterranean Style Guidelines..................................................3-24

3.4.5 Agrarian Industrial Style Guidelines ......................................................3-25 Table 3.5: Agrarian Industrial Style Guidelines..........................................3-26

3.5 Office Design Guidelines...............................................................3-27 Figure 3.2: Conceptual “Class “A” Office Building Elevation.....................3-27 Figure 3.3: Photographs of Existing Office Buildings in the OCSP............3-29 3261
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April 2022 Page v

3.6 Special Use/Hotel Design Guidelines ..........................................3-30

3.7 Residential Guidelines ...................................................................3-31

3.7.1 Site Planning Criteria.................................................................................3-31

3.7.2 Residential Building Form and Massing ................................................3-33

3.7.3 Contemporary Architectural Style...........................................................3-37 Table 3.6: Residential Contemporary Style Guidelines................................3-38

3.8 Landscape ........................................................................................3-39

3.8.1 Landscape/Streetscape Design Guidelines.............................................3-39 Figure 3.4: Characteristic Landscape Features ............................................3-40 Figure 3.5: Characteristic Streetscape Features...........................................3-41 Figure 3.6: Landscape Section Location Diagram........................................3-42 Figure 3.7a: Haven Ave. Public Streetscape Section and Plan ....................3-43 Figure 3.7b: Fourth Street (East of Piemonte)
Public Streetscape Section and Plan..........................................3-44 Figure 3.7c: Fourth Street at Retail Center Public
Streetscape Section and Plan .....................................................3-45 Figure 3.7d: Ontario Center Parkway (East of Via Asti)
Public Streetscape Section and Plan..........................................3-46 Figure 3.7e: Ontario Center Parkway (West of Via Asti)
Public Streetscape Section and Plan..........................................3-47 Figure 3.7f: Concours Street (West of Duesenberg Dr.)
Public Streetscape Section and Plan..........................................3-48 Figure 3.7g: Concours Street (East of Duesenberg Dr.)
Public Streetscape Section and Plan .........................................3-49 Figure 3.8a: Via Asti - North Section (North Entrance)
Private Streetscape Section and Plan ........................................3-50 Figure 3.8b: Via Asti - Middle Section (North of Via Villago) Private Streetscape Section and Plan ........................................3-51 Figure 3.8c: Via Asti - South Section (North of Ontario Center Parkway) Private Streetscape Section and Plan ........................................3-52 3262
Piemonte Overlay at
Ontario Center Specific Plan
Page vi April 2022
Figure 3.8d: Via Villagio Private Streetscape Section and Plan...................3-53 Figure 3.8e:Ontario Center Parkway
(East of Via Asti) Public Streetscape Section and Plan.............3-54 Figure 3.8f: Via Piemonte - North Section (North Entrance) Private Streetscape Section and Plan ........................................3-55 Figure 3.8g: Via Piemonte - North Section (North of Via Villagio) Private Streetscape Section and Plan.........................................3-56 Figure 3.8h: Via Villagio Roundabout Private Streetscape Plan..................3-57 Figure 3.8i: Via Piemonte - Middle Section (South of Via Villago) Private Streetscape Section and Plan.........................................3-58 Figure 3.8j: Via Piemonte - South Section - (South of Via Villago) Private Streetscape Section and Plan ........................................3-59 Figure 3.8k: Shared Drive Between SA10, 11, & 12 (South of Via Villagio) Private Streetscape Section and Plan.........................................3-60 Figure 3.8l: Via Alba - North Section (North of Via Villagio) Private Streetscape Section and Plan .....................................................3-61 Figure 3.8m: Via Alba - Middle Section (South of Via Villago) Private Streetscape Section and Plan.........................................3-62 Figure 3.8n: Shared Drive Between SA 7, 8 & 11 (South of Via Villagio) Private Streetscape Section and Plan.........................................3-63 Figure 3.8o: Via Alba - South Section (North of Ontario Center Parkway) Private Streetscape Section and Plan.........................................3-64 Figure 3.8p: Via Turin Private Streetscape Section and Plan......................3-65 Figure 3.8q: Ontario Center Parkway (West of Via Asti) Public Streetscape Section and Plan ........................................................................3-66 Figure 3.8r: Shared Drive Between SA 18 & 19 (South of Toyota Arena) Private Streetscape Section and Plan.........................................3-67 Figure 3.8s: Shared Drive Between SA 17 & 18 (South of Toyota Arena) Private Streetscape Section and Plan.........................................3-68 Figure 3.8t: Plaza East of Toyota Arena Private Streetscape Section and Plan ........................................................................3-69 3263
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Figure 3.8u: Pedestrian Pathway Between SA 16 & 18 (East of Toyota Arena) Private Streetscape Section and Plan.........................................3-70 Figure 3.9: Piemonte Overlay Entry Hierarchy ..........................................3-72 Figure 3.10: Existing Primary Entrance .....................................................3-73 Figure 3.11: Existing Secondary Entrance..................................................3-73 Figure 3.12: Existing Tertiary Entrance......................................................3-74 Figure 3.13: Existing OCSP Entry Statement ............................................3-75

3.8.2 Landscape/Streetscape Development Regulations ...............................3-76 Table 3.7: Piemonte Overlay Tree Planting Schedule..................................3-76 Table 3.8: Private Street Planting Matrix....................................................3-78 Table 3.9: Internal Trees...............................................................................3-79 Table 3.10: Shrub Plant Palette for Parkways and Streetscapes ..................3-80 Table 3.11: Shrub Plant Palette for Internal Courtyards and Landscape Areas Not Adjacent to Streetscapes .........................3-81

3.8.3 Piemonte Open Space and Urban Recreational Opportunities...........3-83

3.8.4 Signs .............................................................................................................3-83

3.8.5 Lighting .......................................................................................................3-89

4.0 ADMINISTRATION ...................................................................... 4-1

4.1 Introduction.......................................................................................4-1

4.2 Severability ........................................................................................4-1

4.3 Minor Modifications to the Overlay ..............................................4-1

4.4 Amendments to the Overlay...........................................................4-2

4.5 Subdivision Maps .............................................................................4-3

4.6 Development Review Process.........................................................4-3 3264
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4.6.1 Development Plans ......................................................................................4-3

4.6.2 Development Capacity Conversion...........................................................4-3

4.7 Conditional Use Permits..................................................................4-4

4.8 Appeals...............................................................................................4-5

5. GENERAL PLAN CONSISTENCY............................................. 5-1 Land Use Element...................................................................................5-2 Housing Element....................................................................................5-5 Parks and Recreation Element..............................................................5-9 Environmental Resources Element....................................................5-10 Community Economics Element........................................................5-14 Safety Element.......................................................................................5-17 Mobility Element ..................................................................................5-22 Community Design Element...............................................................5-26 Social Services Element........................................................................5-32 APPENDIX A - LEGAL DESCRIPTION......................................A-1 APPENDIX B - SUBAREAS .............................................................. B-1 Table B.1: 2016 Piemonte Overlay OCSP Parcels/Subarea Correlation....... B-1 3265
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APPENDIX C - ONTARIO CENTER SPECIFIC
PLAN STATISTICAL SUMMARY ..........................................C-1 Table C.1: Statistical Areas D & E / Planning Areas 7, 8, 9, 10, 12 & 15 ...C-1 Table C.2: Statistical Area D / Planning Area 7 ...........................................C-2 Table C.3: Statistical Area E / Planning Areas 8, 9 & 10 .............................C-2 APPENDIX D - 2006 OVERLAY LAND USE ALLOCATION &

MAXIMUM DEVELOPMENT INTENSITY ANALYZED
FOR TRAFFIC GENERATION .................................................D-1 Table D.1: 2006 Piemonte Overlay Intensity
Allocation by Subarea for Traffic Analysis.................................D-1

APPENDIX E - PIEMONTE TRIP GENERATION

COMPARISON AND THE PIEMONTE/EMPIRE L
AKES 4TH STREET ACCESS CONFIGURATION -
FEHR & PEERS MEMORANDUM (DATED JUNE 8, 2016)E-1
Table E-1: Piemonte Trip Generation – As Currently Approved.................. E-2 Table E-2: Piemonte Trip Generation – As Currently Proposed................... E-3 Table E-3: Piemonte Trip Generation Comparison ....................................... E-3 Table E-4: Intersection HCM LOS Criteria .................................................. E-5 Table E-5: Cumulative Plus Project Conditions Intersection LOS............... E-6 Table E-6: Cumulative Plus Project Left-Turn Queues ................................ E-6 3266
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APPENDIX F - TOYOTA ARENA MIXED-USE

DEVELOPMENT TRAFFIC IMPACT ANALYSIS - RK
ENGINEERING GROUP (SEPTEMBER 17, 2021)................F-1 Table F.1: Proposed Mixed-use Land Uses (SA 8, 11, 16, & 17 ....................F-1 APPENDIX G - OCSP PLANTING MATRIX ............................G-1 Table G.1: Applicable OCSP Planting Matrix..............................................G-1 3267

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1.0 INTRODUCTION

1.1 OVERVIEW
The Piemonte Overlay at Ontario Center (or “Piemonte Overlay” or “Overlay”) will stimulate an urban character mixed-use development on an approximately 119.8-acre site, located within the Ontario Center Specific Plan (OCSP). Within the OCSP, the Piemonte Overlay is located south of Fourth Street, between Haven Avenue and Milliken Avenue. The regional location of the Piemonte Overlay is illustrated in Figure 1.1: Regional Location. Figure 1.2: Overlay Vicinity presents the Piemonte Overlay in its local context.

Site
Ontario
Angeles
National Forest
Rancho
Cucamonga
Chino
Corona
Riverside
Santa
Ana
Long
Beach
Torrance
Santa
Monica
Los
Angles
Anaheim
Glendora
Fontana
Cleveland
National
Forest
NTS Figure 1.1: Regional Location
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1.2 PURPOSE AND OBJECTIVES
The purpose of the Piemonte Overlay is to define the range of permitted uses, development regulations, requirements, and design guidelines for development within the Overlay area described below, to accomplish the following objectives:
• Provide design and development standards responding to, and reflecting, the urban characteristic elements of the Piemonte at Ontario Center; • Implement a mix of related and mutually-supporting land uses at development intensities no greater than those identified for the OCSP; • Provide for the orderly and master planned development of land uses within the OCSP, ensuring development of economically viable development proposals; • Ensure development of the Piemonte Overlay area is consistent with the Ontario Plan (TOP) policies, objectives, and implementation programs; • Provide the City of Ontario with standards for evaluation of individual development proposals within the Piemonte Overlay.
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Figure 1.2: Overlay Vicinity
Legend
Piemonte Overlay area
Site
Ontario Mills Mall
Metrolink Station
Ontario International Airport
Cucamonga-Guasti Regional Park
Arena
Interstate 10 Freeway
Interstate 15 Freeway
10 15
Concours St.
10 4th Street
6th Street
8th Street
Arrow Route
Terminal Way Airport Dr.

Mission Blvd
Jurupa St.

Archibald Ave.

Vineyard Ave.Archibald Ave.

Vineyard Ave.Haven Ave.Mililken Ave.

Rancho
Cucamonga
Ontario
15 NTS
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1.3 BACKGROUND
The City of Ontario approved the OCSP in August 1981. The OCSP, as originally approved, allowed for up to 1,530 residential units, close to seven (7) million square feet of commercial development, and nearly two (2) million square feet of industrial uses on approximately 600 acres. Several amendments to the OCSP, along with appropriate environmental review, have been approved by the City since its initial approval. Refer to Figure 1.3: OCSP Land Use Plan for the adopted land uses.

The Piemonte at Ontario Center Overlay was adopted in February of 2006 to allow a mix of urban commercial, retail, residential, and entertainment land uses on a portion of the OCSP, with a maximum of 1,292,068 square feet and 806 residential units on that portion. As such, this document serves as a Planning Area Plan, pursuant to Section 7.3 of the OCSP. In June 2017, the Piemonte at Ontario Center Overlay was amended to modify the location of the residential and non-residential development. The 2017 Specific Plan Amendment (SPA) expands the architectural and landscape themes to allow more options to ensure compatibility with existing development, to promote urban development and allow for landscape options that reduce the use of potable water and match the urban vernacular.

This 2022 Specific Plan Amendment incorporates land use and development standards focused on allowing mixed use developments in the Arena area that create a vibrant urban lifestyle.

All modifications to the OCSP have been incorporated into the body of the text, standards, and exhibits of this document. Revisions to the Design Guidelines and minor text revisions have also been completed. The prior amendments to the OCSP and the 2017 Overlay shall not be referenced for the remainder of this document. 3271
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Figure 1.3: OCSP Land Use Plan
Rancho
Cucamonga
Ontario
Turner Ave.

Fourth St.

Haven Ave.Mililken Ave.
10 Legend
Boundary
Piemonte Overlay area
Urban Commercial (UC)
Garden Commercial (GC)
Urban Residential (UR)
Open Space (OS)
Concours St.

Inland Empire Blvd.

NTS
Ontario Center Pkwy.

UR
UC
UC
UC UC
UC UC
UR UR
UR GC
GC
GC
GC
OS
OS
OS
GC
GC
GC
GC
UC
UC
Duesenberg
Dr.
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June, 2021
2021
Figure 1.4: Piemonte Overlay Subareas
NTS
Legend
Piemonte Overlay area
Fourth St.

SA 1
SA 2
SA 3
SA 5
SA 6
SA 7
SA 8
SA 11
SA 12 SA 10
SA 9
SA 13
SA 4
SA 15
SA 14
Via Asti Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Via Piemonte
Haven Ave.

C
o
ncours
St.

Duesenberg Dr.

Milliken Ave.

City of Rancho Cucamonga
City of Ontario
The Resort Pkwy
SA 18
SA 16
SA 17
SA 19
SA 9
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1.4 GOVERNING DOCUMENTS
Development of the Subareas of this Overlay is regulated by the following documents:
• The Ontario Plan (TOP) Policy Plan (General Plan) which establishes policies governing land use, circulation, housing, conservation and open space, noise, safety, and public facilities within the Specific Plan area; • The City of Ontario Development Code, as applicable to development, where this Overlay is silent on development standards and regulations; and the subdivision of land within this Overlay area;
• The Airport Land Use Compatibility Plan of Ontario International Airport; and • The certified Addendum to the Ontario Plan (General Plan) Environmental Impact Report.

1.5 AUTHORITY
This Overlay was prepared in accordance with California Government Code Section (Government Code) 65453 and applicable ordinances, policies, and resolutions of the City of Ontario. The City of Ontario adopts specific plans by ordinance, thereby establishing the zoning regulations for development of this Overlay.

Consistent with general requirements for Specific Plans as outlined under Government Code Article 8, this Overlay presents, or incorporates by reference, applicable regulations, conditions, and programs, which identify the following:
• The distribution, location, and extent of the uses of land, including open space, within the area covered by this Overlay;
• The proposed distribution, location, 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; • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, 3274
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where applicable;
• A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the development and,
• A statement of the relationship to the General Plan.

1.6. RELATIONSHIP TO THE GENERAL PLAN (POLICY

PLAN) AND ZONING
The Ontario Plan (TOP) establishes the direction and vision for the City of Ontario, providing a single guidance system that will shape the Ontario community for the future. TOP provides for policies to accommodate change over a 30-year period commencing in 2010, the beginning of the planning period. TOP 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.

This Overlay has been prepared in conformance with the goals and policies of TOP. The land use plan of TOP has identified the entire OCSP area as Mixed Use, refer to Figure 1.5: The Ontario Plan Land Use.

This Overlay implements relevant OCSP goals, principles, and standards. More specifically, the Piemonte Overlay provides for a cohesive and inter-related mix of residential and commercial/retail land uses such as is envisioned under the OCSP and TOP.

The OCSP further defines the Piemonte Overlay underlying land use and zoning as “Urban Commercial,” as shown on Figure 1.3: OCSP Land Use Plan. These land use designations allow for and encourage a mix of commercial, entertainment/ retail, office, hotel, restaurant, and residential land uses as reflected on Figure 1.6:

Piemonte Overlay Land Use Plan.
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Figure 1.5: The Ontario Plan Land Use
Legend
Piemonte Overlay area
7 Mixed Use: Ontario Center
General Commercial
Office Commercial
High Density (25.1-45 du/ac)
Medium Density (11.1-25 du/ac)
Business Park
Public Facility
NTS
ST

TURNER AVE

DOUBLDAY AVE

CARNEGIE AVE

LA SALLE ST
S ST

JURUPA ST JURUPA ST

WANAM AKER AVE

WALL ST

WOOD RU FF WAY

ROCKEFELLER AVE

LOWELL ST

SANTA ANA ST

DUPONT AVE

DOUB LED AY AVE

SANTA ANA ST

PEPPER TREE LN

SYCAMORE RDTURNER AVE

GUASTI RD

CENTRELAKE
DR

EBONY ST

SEQUOIAAVE

PONDEROSA AVE

AIRPORT DR

CLEVELAND AVE

GUASTI RD

BRICKELL ST

AIRPORT DR
BRIC

BRICKELL PRIVADO

WANAMAKER AVE

FRANKLIN
AVE

MILLS CIRCLE

ONTARIO MILLS PARKWAY

INLAND EMPIRE BLVD

FERRARI LN
CENTER

POR CHE WY

INLAND EMPIRE BLVD

LOTUS AVE

SHELBY ST

TRIUMPH LN CORVETTE D

JAGURAR WY

TURNER AVE

CENTER AVE
MALL
DR

MILLS CIRCLE GURNEE
AVE

FR AN KLIN AVE
T

DUPONT AVE

HAVEN AVE

FOURTH ST

HAVEN AVE

MILLIKEN AVE

MILLIKEN AVE MILLIKEN AVE

EXCISE AVE

MERCEDES LN
SAN BERNARDINO FWY (I-10)

FRANCIS ST

PACIFIC

PRIVADO

SLATER CIR

GUASTI RD

JOHN BANGS DR

VIA ASTI

V AI ALBA

VIA PIEMONTE

VIA TURIN

VIA VILLAGIO

ONTARIO CENTER PARKWAY
RD

COMMERCE PARKWAY

COMMERCE PARKWAY

AIRPORT DR

TOYOTA WY

CONCOURS ST

CONCOURS ST

CONCOURS ST

SEDONA CT

DUES EN BERG DR

IA CORVINA

A FIANO

VIA BAROLO
7 8
N
H
AV
E
N

E JURUPA
N
MIL
L
KI E
N

E JURUPA

LAND USE PLAN
Rancho
Cucamonga
Ontario
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The Piemonte Overlay satisfies the following OCSP Objectives (from Section 3.1.1 of the OCSP):
• A balance of employment, shopping, and housing opportunities, reducing the need for long commutes. This Overlay provides for integrated development that includes high-density housing, commercial retail/ entertainment, restaurant uses, hotels, and office space. The mix of uses and their collocation within this Overlay provides for multiple employment, entertainment, housing, and shopping opportunities, available to residents of the Piemonte Overlay, and the greater Ontario area and surrounding region. Proximate collocation of this Overlay’s mixed uses also promotes, and makes feasible, pedestrian access throughout the area, acting to reduce reliance on private automobiles. This is consistent with the intent of the OCSP to reduce dependence on private automobiles, with correlating reductions in commute distances.
• A higher density housing orientation, recognizing trends toward smaller household size. Up to 1,485 residential units can be constructed within the Piemonte Overlay. Those areas of the Overlay planned solely for residential development shall target a density of at least 25 units per acre, depending on the final site plan/unit configurations.
• A mixture of entertainment, retail and dining opportunities for OCSP users. The Piemonte Overlay provides a variety of restaurant, shopping, and entertainment opportunities. Further, integral to the Piemonte Overlay concept, is provision of a range of open space opportunities, to include enhanced and articulated streetscapes adjacent to ground-level commercial/ retail and restaurant uses.
• A looped circulation network encouraging public transit opportunities, as well as pedestrian walkways and bicycle routes. This Overlay is defined by major roadways on all sides, with connecting roadways providing access to internal parcels. Transit opportunities will be provided at key locations, consistent with transit concepts articulated within the OCSP. • A comprehensive urban design treatment, integrating the Arena into an urban form that is both visually pleasing as well as functional. Application 3277
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of Development Standards and Design Guidelines will ensure development within this Overlay as a visually interesting and attractive component of the OCSP. Further, the Piemonte architectural and site planning concepts continue to define this Overlay area as an inter-related core destination within the City, providing residential, entertainment, business, and shopping opportunities.

The Urban Commercial land use designation provides for development of a mix of tourist-related commercial uses, high and medium-rise office buildings, entertainment/recreation clusters, and high-density residential uses in close proximity. This Overlay also establishes applicable design guidelines and development regulations for these uses.

1.7 FORMAT AND CONTENT OF THE PIEMONTE OVERLAY
Figure 1.6: Piemonte Overlay Land Use Plan designates the Land Use areas as Commercial, Mixed-use, Office, Special Use, and Residential. Design Guidelines and Development Regulations applicable to the entire Piemonte Overlay, and specific standards that apply within each of the Land Use areas, are presented in Section 3.0. It is noted here that the predominance of facilities proposed by this Overlay will be implemented consistent with existing standards of the OCSP.

Building designs, architectural renderings, and other representations presented within this Overlay reflect the overall character, development intensity, and composition of development. These graphic portrayals and related descriptions are conceptual in nature, and may be modified as the development is further refined. Within the limits of the maximum of development intensity allowed under the OCSP, subsequent development proposals within this Overlay will be subject to design and conformance review by and through the City of Ontario.

1.7.1 Piemonte Overlay Content
Section 1.0 presents an overview of the Piemonte Overlay designation. 3278
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Section 2.0 provides a description of the Overlay, including proposed land uses, facilities, and an overview of major infrastructure systems serving the area.

Section 3.0 presents design guidelines and development regulations applicable within the Piemonte Overlay. Design guidelines and development regulations applicable to the entire Overlay Area are identified, as are the guidelines and development regulations applicable to each Land Use within the Overlay.

Section 4.0 outlines administration of the Piemonte Overlay, including review processes for individual projects prior to any physical development. Means and procedures for interpretation and application of the Piemonte Overlay, associated land uses, and design guidelines, and development regulations are also presented.

Section 5.0 describes how the Piemonte Overlay is consistent with the goals and policies of The Ontario Plan (TOP) Policy Plan (General Plan).

Appendix A of this document presents the legal description of properties subject to provisions of the Piemonte Overlay.

Appendix B is a correlation between OCSP parcel numbers and the Piemonte Overlay Subarea parcel numbers.

Appendix C includes the tabulation of existing development and remaining development allocation within the Piemonte Overlay.

Appendix D includes the tabulation of the development analyzed in the 2006 traffic study.

Appendix E includes a memorandum of the Piemonte trip generation comparison and the Piemonte/Empire Lakes 4th Street access configuration dated June 8, 2016.

Appendix F includes a summary of the Toyota Arena Mixed-use Development Traffice Impact Analysis dated September 17, 2021.

Appendix G includes the street tree planting matrix of the OCSP. 3279
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Residential
Residential Development Allowed
Constructed Plaza
Proposed Plaza
Fourth St.

Via Asti
Via Villagio
Via Turin
Via Piemonte
Haven Ave.

Concours St.Concours St.

Inland Empire Blvd.Inland Empire Blvd.

Duesenberg
D r.

Duesenb
erg
Dr.

NTS
Ontario Center Pkwy.Ontario Center Pkwy.

City of Rancho Cucamonga
City of Ontario
The Vine
Via Alba
Legend
Piemonte Overlay area
Commercial
Mixed Use
Office
Special Use
Figure 1.6: Piemonte Overlay Land Use Plan
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2.0 OVERLAY DESCRIPTION

2.1 SETTING
The Piemonte Overlay consists of approximately 119.8 acres of land located at the northerly boundary of the City of Ontario, south of Fourth Street, east of Haven Avenue and west of Milliken Avenue, less than one-quarter mile north of Interstate 10 (I-10). The Piemonte Overlay is located within a rapidly developing portion of the City, and is one of the few remaining available parcels of substantial size within the OCSP.

Regional access to the Piemonte Overlay is provided by I-10 and Interstate 15 (I‑15) freeways, which converge approximately one mile to the east. Local access to I-10 is provided at Milliken and Haven Avenues, and access to I-15 is available from Fourth Street. Supplementing freeway and surface street access, a Metrolink transit station is located approximately 1.5 miles northerly of the Piemonte Overlay, west of Milliken Avenue at Eighth Street.
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Figure 2.1: Piemonte Overlay Context
10 15
Fourth Street
Empire
Lakes
Specific Plan
6th Street
Haven Ave.

Mililken Ave.

Ontario
Mills Mall
NTS
Legend
Piemonte Overlay area
Site
Commercial
Office
Special Use
Residential
Industrial
Metrolink Station
Arena
Interstate 10 Freeway
Interstate 15 Freeway
10 15
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2.1.1 Surrounding Land Uses
Figure 2.1: Piemonte Overlay Context provides an aerial view of the Overlay and surrounding land uses. Local context of the Overlay is described below.

Fourth Street, which forms the site’s northerly boundary, is also the jurisdictional boundary dividing the Cities of Ontario and Rancho Cucamonga. Apartments, a small retail/restaurant development and a planned residential/mixed use development are located to the north across Fourth Street, in Rancho Cucamonga.

To the east is a commercial center, anchored by a Kohl’s department store, located at the southwest corner of Milliken Avenue and Fourth Street. Further to the east, across Milliken Avenue, is the Ontario Mills Shopping Center, comprised of a central mall surrounded by free-standing commercial, entertainment, and restaurant uses.

To the southeast, across Concours Street, additional existing retail uses are located adjacent to Milliken Avenue. To the south and southwest across Concours Street are office buildings.

To the west, across Haven Avenue is multi-family housing and a low-rise office/ retail complex.

In the middle of the Piemonte Overlay, and not a part of it, on both sides of Duesenberg Drive between Fourth Street and Concours Street, are the Vintage and Camden Landmark apartments.

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Figure 2.2: Site Photos
Looking north to the Office land use from Concours Street Looking north along Via Asti

2.1.2 Ontario International Airport (ONT) Influence Area The Airport Land Use Compatibility Plan (ALUCP) for ONT was adopted in April of 2011. The Piemonte Overlay is located within the ONT Airport Influence Area. Although the Overlay is located outside the noise and safety impact zones, the northern portion of the project site is located within the High Terrain Zone where building heights are limited to no more than 70 feet in height. Refer to ONT ALUCP for more information regarding height criteria and policies.

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2.2 LAND USE AND DEVELOPMENT

2.2.1 Piemonte Land Uses and Development Components
The Piemonte Overlay Land Use designations shown on Table 2.1: OCSP Statistical Areas D & E Maximum Development allow for and encourage a mix of commercial, entertainment/retail, office, hotel, restaurant, entertainment, and residential land uses.

Figure 2.3: Piemonte Overlay Land Use Plan
Fourth St.

Via Asti
Via Villagio
Via Turin
Via Piemonte
Haven Ave.

Concours St.Concours St.

Inland Empire Blvd.Inland Empire Blvd.

Duesenberg
D r.

Duesenb
erg
Dr.

NTS
Ontario Center Pkwy.Ontario Center Pkwy.

City of Rancho Cucamonga
City of Ontario
Resort
Via Alba
Residential
Residential Development Allowed
Constructed Plaza
Proposed Plaza
Legend
Piemonte Overlay area
Commercial
Mixed-use
Office
Special Use
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2.2.2 Development Intensity
The Piemonte Overlay is located within Statistical Areas “D” and “E” of the OCSP that allows for up to 2,840,000 square feet of development intensity, including 1,606 residential units as shown in Table 2.1: OCSP Statistical Areas D & E Maximum Development. An estimated 1,457,512 square feet and 800 residential units currently exist within the Statistical Areas. See Appendix C for a list of the existing development within the OCSP Statistical Areas “D” and “E.” The 2006 Overlay permitted 1,292,068 square feet of development intensity, 90,420 square feet and 15 residential units less than what is permitted under the OCSP; refer toTable 2.2:

Piemonte Overlay Development Intensity Allocation by Subarea.

The 2022 Overlay Amendment proposes new development up to 879,990 SF, which is an additional 789,570 square feet (879,990 SF - 90,420 SF) added to the development intensity within Statistical Area “E”, as planned under the 2016 Piemonte Overlay amendment. The total will consist of 808,790 square feet, comprising of 691 residential units and ancillary spaces, and 71,200 square feet of commercial space. Refer to Tables 2.1: OCSP Statistical Areas D & E Maximum Development, and 2.2: Piemonte Overlay Development Intensity Allocation by Subarea.

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Table 2.1: OCSP Statistical Areas D & E Maximum Development Maximum
GFA (in SF)
Maximum
No. of DUs
Approved OCSP Development 2,840,000 1,606
Previously developed* 1,457,512 800**
2016 Overlay Amendment 1,292,068 806
Office/Retail 1,001,668
Hotel 1 (236 rooms) 180,000
Hotel 2 (100 rooms) 110,400
Residential Units 791***
Remaining OCSP Allocation 90,420 15
2022 Overlay Amendment 879,990 691
Residential 808,790 691
Retail 71,200
* See Appendix C for list of developed properties
** Residential units replace office/retail gross floor area (GFA) at the rate of one dwelling unit for each 600 SF of office/retail GFA (based on equivalent traffic generation, water demand, and wastewater generation rates).
*** Only 791 residential units were studied in the traffic report prepared for the 2006 Overlay In 2016, it was anticipated that 571 dwelling units would be constructed in Subareas 5, 7, 12 and 15. In 2022, it is anticipated that construction for 691 more dwelling units will begin in Subareas 8, 11, 16 and 17. Table 2.2: Piemonte Overlay Development Intensity Allocation by Subarea demonstrates the remaining allocation by Subarea.

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Table 2.2: Piemonte Overlay Development Intensity Allocation by Subarea SubareasNet
Acres
Land Use
Maximum
Floor Area
Maximum
Dwelling Units Commercial Mixed-use
Special Use
(Hotel)
Offices Residential
1 13.02 • •
2* 2.28 • • 241,429
220
3* 1.36 • •
4 12.35 • 251,370
5 8.29 • 278
6 3.20 • 92,584
7 2.68 • 61
8 0.76 • 11,047 107
9** 5.16 • 125,685
10** 3.24 236
Rooms
180,000
11 0.91 • 14,095 127
12 2.49 • 94
13 4.07 • 115,000
14** 20.35 • • 228,400
15 4.27 • 138
16 7.46 • 25,256 359
17 2.68 • 20,802 98
18** 7.91 • 200,020
19 6.88 • 0***
Totals 109.36 1,505,688 1,482
*Subarea allows for residential development if it is determined by the City Council that commercial development within the subarea is not feasible, thereby allowing additional residential development at the rate of one DU for each 600 SF of available floor area. ** Built-out Subarea
*** Subarea currently improved with a parking lot. Future development plans subject to additional design and environmental review.

An approximation of comparative development intensity can be discerned by contrasting key characteristics of land uses, such as traffic generation, water demand, and wastewater generation rates. These factors are particularly appropriate since the upper limit of development intensity defined for the OCSP was founded largely on estimated roadway and water/sewer carrying capacities. Traffic generation rates and water/sewer demands of the Piemonte Overlay, as compared to traffic generation and water/sewer demands resulting from correlating maximum build-out of urban commercial uses per the adopted OCSP are summarized below and shown in Piemonte Overlay at
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Appendix D 2006 Overlay Land Use Allocation & Maximum Development Intensity Analyzed for Traffic Generation. Please refer also to a detailed comparative analyses presented within the Piemonte Trip Generation Comparison and the Piemonte/Empire Lakes 4th Street Access Configuration (Fehr & Peers, June 2016) found in Appendix E.

The traffic generated by the Piemonte Overlay is significantly less than would result under build-out of the Overlay area per the maximum development intensities allowed under the OCSP, and is less than that identified in the Piemonte at Ontario Center Project Addendum to the Ontario Center EIR (Applied Planning, February 2006).

The development concept for the undeveloped portion of the Piemonte Overlay shown on Figure 2.4: Piemonte Overlay Development Concept is projected to generate approximately 13,905 daily trips, 957 AM peak hour trips, and 1,357 PM peak hour trips. Specifically, as demonstrated on Table 3 of the Memorandum in Appendix E, the proposed development is expected to result in 6,616 fewer daily trips, 724 fewer AM peak hour trips, and 554 fewer PM peak hour trips.

While relative traffic generation rates would be substantially reduced because of the residential component, residential uses tend to substantially increase water demands and wastewater generation rates when compared to commercial intensities on the same acreage. When considered in the context of the total Piemonte Overlay, however, the calculated incremental increases in water and sewer demands resulting from the residential land uses are offset by relatively lower development intensities realized throughout the remaining OCSP area.

Based on the preceding discussions, development intensities under the Piemonte Overlay would be less than those anticipated under the adopted OCSP. Further, related environmental effects of any Overlay development would be no greater than, and would likely be reduced, when compared to anticipated environmental effects that would result under the non-residential development of the site envisioned under the adopted OCSP.

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2.2.2.1 Development Equivalency Program
In an effort to maintain flexibility to respond to changing community needs and market conditions over the build-out of Piemonte, Chapter 4 Administration provides a land use conversion process that allows additional residential units to be developed over and above the units of remaining capacity shown on the bottom of Table 2.2: Piemonte Overlay Development Intensity Allocation by Subarea by connecting 600 square feet of non-used commercial development intensity for each residential unit to be added.

For example, assume that 479 units could be built in Subareas 2 and 3 but there is only a 220-unit remaining capacity. Therefore, 259 units (479 units - 220 units = 259 units) would have to be converted from the non-residential square footage.

If the 259 units are added to residential capacity total, 155,400 square feet (259 units x 600 square feet) of the remaining development must be converted to residential using the 600-square-foot conversion factor reducing the amount of non-residential development by that same square feet. This conversion is based on equivalent traffic generation, water demand, and wastewater generation rates.

This 600-square-foot conversion factor does not require individual residential units to be 600 square feet or less.

2.3 DEVELOPMENT CHARACTERISTICS
The Piemonte Overlay concept promotes interaction between residential, commercial entertainment/retail, office, and specialty land uses. To these ends, the design and composition of development will provide its residents the opportunity to live, work, shop, and take advantage of various entertainment venues without the need to drive a car. Similarly, employees and visiting patrons are provided retail, dining, and entertainment opportunities without the need for multiple trips.

2.3.1 Development Concept
The Piemonte Overlay Development Concept is illustrated in Figure 2.4:

Piemonte Overlay Development Concept. The overall design concept depicts Piemonte Overlay at
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Figure 2.4: Piemonte Overlay Development Concept
Overlay Description
City of Rancho Cucamonga
City of Ontario
Note: The site design
represented is conceptual
in nature, and exemplifies
one possible design
scenario that has been
developed in accordance
with the design criteria of
the Piemonte Overlay and
may not represent ultimate
building layout.

NTS
Fourth St.

Via Asti
Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Via Piemonte
Concours St. C
o
nco
urs St.

Inland Empire Blvd.I
nla
n
d
Empire
Blvd.

Duesenberg Dr.Duesenberg Dr.

Haven Ave.

The Resort
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a complementary, pedestrian-oriented urban development, with an emphasis on wide, landscaped sidewalks, outdoor seating and dining areas, and contemporary design elements to be employed throughout the Overlay.

The central corridor or spine is established by the north/south Via Piemonte (a private drive) that is perpendicular to Fourth Street, leading to a major open space adjacent to the Arena. Via Piemonte is anchored by a series of retail on the ground floor and residential uses above with a variety of landscape and hardscape features with a focus on pedestrian oriented activity areas.

The building mass and placement along Via Piemonte will be used to create interesting spaces, and may include courtyard spaces, open plazas, outdoor seating and dining areas. The building massing will further emphasize the connection between Fourth Street and the entertainment center surrounding the Arena. In so doing, the Via Villagio development concept will provide a visually and spatially varied streetscape.

The south side of Via Villagio is designed to emphasize dining and entertainment opportunities, and will be delineated by decorative pavement and other defining landscape/hardscape treatments. This area is also designated to encourage visitors to move in a north/south direction along Via Piemonte, fostering interaction among the entertainment, dining, retail, office, hotel and Arena uses.

Via Piemonte is designed as a continuous pedestrian parkway to the Arena, providing venus for entertainment, dining, retail and public gathering along the way.

A central core area is designed to foster interaction with office and hotel uses to the south and connected by a formal pedestrian esplanade between Concours Street and Fourth Street.

The various land uses will be connected by a series of defined pedestrian walkways. Pedestrian links in the form of landscaped sidewalks have also Piemonte Overlay at
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been designed to allow workers, residents, and visitors to move through the Piemonte Overlay, and to the Arena.

The OCSP requires three Plazas to be located within the Ontario Center area.

Two Plazas have been constructed as shown on Figure 2.3: Piemonte Overlay Land Use Plan. An additional Plaza(s) will be constructed in SA1. These Plaza areas include the following elements, unless alternative designs are approved by the Planning Director:
• Minimum of 0.5 acre (could be in two separate areas). • 50-foot minimum dimension, not including building or parking setbacks from streets, or roof overhangs, excepting entry canopies. • Landscaping: Minimum 10 percent. The planting areas included in the landscape requirement calculations must have minimum 5 feet dimension. • Hardscape: Maximum 80 percent.
• Other amenities, such as water features or installations that complement the plaza design: Minimum 5 percent.

Generally, Plazas are intended to provide an urban environment augmented by extensive use of shade trees and structures, such as benches, fountains, pergolas, arbors, etc.

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2.4 CIRCULATION PLAN CONCEPT
A private circulation system and design standards for vehicular and pedestrian movement are established under the Piemonte Overlay. Following, are summary descriptions of both the vehicular and pedestrian circulation systems. The street sections and plans shown in this section are conceptual designs and minor modifications may be implemented in Development Plans as circulation designs are further refined.

2.4.1 Vehicular Circulation
The Vehicular Circulation Plan Concept is presented on Figure 2.5: Piemonte Overlay Circulation Plan. Primary access is provided by public roadways that border the Overlay, including Haven Avenue to the west, Concours Street to the south, and Fourth Street to the north. Within the Overlay, access to individual uses will be provided by Ontario Center Parkway and privately owned and maintained drives. Private drives also provide for necessary access/public utilities easements. Along the perimeter, public streets will accommodate public utilities improvements.

Figure 2.5: Piemonte Overlay Circulation Plan also identifies representative street cross-sections locations within, and adjacent to, the Overlay, and the crosssections are presented in subsequent Figures. Consistent with City requirements, private drives identified within these Figures will be clearly identified on development plans, construction drawings, and property descriptions. To the satisfaction of the City Engineering Department, public access and utilities easements will be provided within private drives.

A proposed access from Fourth Street into the SA 1 will be permitted by the City Engineer if the proposed driveway is located as close as practicable to the east property line and the intersection is controlled with a traffic signal.

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City of Rancho Cucamonga
City of Ontario
Figure 2.5: Piemonte Overlay Circulation Plan
Fourth St.

SA 1
SA 2
SA 3
SA 5
SA 7
SA 8
SA 11
SA 12
SA 10
SA 9
SA 16
SA 13
SA 4
SA 15
SA 14
Via Asti
Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Haven Ave.

C
o
nco
urs
St.

Duesenberg Dr.

Milliken Ave.

NTS
Legend
Piemonte Overlay area
Proposed Traffic Signal
Existing Traffic Signal
Proposed Stop Sign
Existing Bus Stop
Section Cut Line
Intersection Plan
S
1 SA 6
Via Piemonte/ The
Resort Pkwy
SA 18
SA 17
SA 19
SA 9
S
1 3
2 6 910
10 11
1213
4 16
15 1718
19 8
14 5
S
S S S
S S S

S S S S
7 Overlay Description
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Source: SB&O, Inc.

9. HAVEN AVENUE 10.

NOT TO SCALE
EXIST. IMPROV’S (NO PROPOSED IMPROV’S)
Figure 2.6a: Public Street Cross Sections

3. Fourth Street at Retail Center

1. Haven Avenue

7. FOURTH STREET
EXIST. IMPROV’S
(NO PROPOSED IMPROV’S)

2. Fourth Street (East of Piemonte)
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T 8. CONCOURS STREET
EXIST. IMPROV’S (NO PROPOSED IMPROV’S)
Figure 2.6b: Public Street Cross Sections

4. Ontario Center Parkway
(East of Via Asti)

6. Concours Street

5. Ontario Center Parkway
(West of Via Asti)
Fig
Roadway Network Cross
Source: SB&O, Inc.

4. STREET “B” (PRIVATE)

MIDDLE SECTION

5. STREET “C” (PRIVATE)

MIDDLE SECTION

6. PUBLIC STREET “A”

NOT TO SCALE
EXIST. IMPROV’S (NO PROPOSED IMPROV’S)
Figure 2-6.3
Roadway Network Cross Sections
T 8. CONCOURS STREET
E 10. PUBLIC STREET “A” - WEST ENTRANCE
EXIST. IMPROV’S (NO PROPOSED IMPROV’S)
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Figure 2.7a: Private Drive Cross Sections

7. Via Asti - North Section (North Entrance)

9. Via Asti - Middle Section (South of Via Villagio)

8. Via Asti - Middle Section (North of Via Villagio)
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10. Via Asti - South Section (North of Ontario Center Parkway) Via Alba - North Section (North of Via Villagio)

11. Via Villagio
Figure 2.7b: Private Drive Cross Sections

12. Via Piemonte - North Section (North Entrance)
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15. Via Piemonte - Middle Section (South Entrance)
Figure 2.7c: Private Drive Cross Sections

14. Via Piemonte - Middle Section (North Entrance)

13. Via Piemonte - North Section (North of Via Villagio) Piemonte Overlay at
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18. Via Alba - Middle Section (South of Via Villagio)

17. Shared Drive between SA 10, 11, & 12 (South of Via Villagio) Figure 2.7d: Private Drive Cross Sections

16. Via Piemonte - South Section - (South of Via Villago) Overlay Description
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20. Via Turin

19. Via Alba - South Section (North of Ontario Center Parkway) Figure 2.7e: Private Drive Cross Sections
EXIST. IMPROV’S (NO PROPOSED IMPROV’S)
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Overlay Description

THE RESORT PKWY
Figure 2.8a: 4th Street Intersection Plan
City of Rancho Cucamonga
City of Ontario

VIA PIEMONTE
NTS
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April 2022
Figure 2.8b: Via Piemonte Plan (South of Fourth Street) Piemonte Overlay at
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Overlay Description
Figure 2.8c: Via Piemonte Plan (South of Via Villagio)
13 13
EXIST.

EXIST.
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April 2022
In addition to the typical street section described and depicted, additional rightof-way and travel lane designs may be required to adequately mitigate impacts identified in the Traffic Impact Analysis/Specific Plan EIR.

2.4.2 Pedestrian Circulation
As illustrated in Figure 2.9: Pedestrian Circulation, the Piemonte Overlay incorporates a pedestrian network which provides connections to, and supports interaction between, the various land uses. The pedestrian network largely parallels the roadway network.

The pedestrian network incorporates design features including enhanced paving/surface treatments and monumented entries. Typical pedestrian walkway enhancements in the Piemonte Overlay entries include the existing arbors/ pergolas with climbing grapevines, acting to identify and define entrances, while differentiating the Overlay from surrounding urban uses. New, more urban, entries may also be provided with each development application for build-out of the residential and commercial uses. Entries will be emphasized by adjacent plantings of specimen trees. Landscaping along pedestrian walkways will typically include ornamental grasses, groundcover, and shrubs, thematically employed throughout. Walkways along public streets will be canopied by planting of adjacent street trees.

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Figure 2.9: Pedestrian Circulation June, 202
2021
Fourth St.

SA 1
SA 2
SA 3
SA 5
SA 6
SA 7
SA 8
SA 11
SA 12
SA 10
SA 9
SA 13
SA 4
SA 15
SA 14
Via Asti
Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Haven Ave.

C
o
nco
urs
St.

Duesenberg Dr.

Milliken Ave.

NTS
City of Rancho Cucamonga
City of Ontario
Via Piemonte/
The Resort
SA 16
SA 17
SA 18 SA 19
SA 9
Legend
Piemonte Overlay area
Pedestrian Network
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April 2022

2.5 LANDSCAPE CONCEPT
Figure 2.4: Piemonte Overlay Development Concept illustrates a contemporary urban landscape concept using clean simple forms, reinforcing Southern California’s indoor/outdoor lifestyle, while existing monumentation (as shown in the following photos) picks up the influences of the Piemonte region of Northern Italy. Landscape patterns and street furniture will create a harmonious, functional environment. Tall trees, such as towering palms, eucalyptus, and other drought tolerant trees will act as “way-finding” features and provide appropriate scale to the vertical urban environment. Broad, spreading canopy trees will enhance and add variety to the streetscape walking experience. The multicolored and varyingly textured understory plant material will be rich in varieties of ornamental grass, succulents, and flower groundcovers creating this semi-arid and environmentally sustainable landscape environment.

All monuments shall conform to current corner sight line and monument placement standards per City of Ontario Standard Drawing No. 1309 and the City Traffic and Transportation Guidelines, Chapter 5: Monument Placement.

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Figure 2.10a: Photos of existing streetscape
Looking north along
Via Asti at the
intersection of Via Asti
and Ontario Center
Parkway
Looking north along
Via Alba at the
intersection of Via
Alba and Ontario
Center Parkway
Views of existing
commercial at the
intersection of Fourth
Street and Via Turin
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April 2022
Photos looking north along Via
Piemonte at the intersection of
Via Piemonte and Ontario Center
Parkway
Figure 2.10b: Photos of existing streetscape
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Views of streetscape along
Ontario Center Parkway
Views of streetscape along
Ontario Center Parkway
Figure 2.10c: Photos of existing streetscape
Views of existing residential
and streetscape along
Duesenberg Drive
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Figure 2.10d: Photos of existing streetscape
Views of streetscape along
Concours Street at central portion
Views of streetscape along
Concours Street at western portion
Views of streetscape at the intersection of Haven Avenue and Concours Street Piemonte Overlay at
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2.6 INFRASTRUCTURE
This section describes the existing backbone infrastructure system available for Piemonte Overlay development, and identifies any improvements necessary to accommodate future development in the Overlay. Please refer also to infrastructure descriptions and analyses presented within: Piemonte Preliminary Sewer Study, Piemonte Water System Summary, Piemonte Reclaimed Water Summary, and Piemonte Storm Drain System Summary, (SB&O, Inc.) January 2006 and Feasibility Study for the Adept Development Sewer Project, (Stantec Consulting Services Inc.) February 2022, available from the City of Ontario Planning Department. Development proposals in the Overlay area may warrant additional studies to assure adequate utility capacity, placement and design, which may differ from the information in the subsections below.

2.6.1 Wastewater
Wastewater treatment services for the City of Ontario and other nearby communities are provided by Inland Empire Utilities Agency (IEUA). This Agency is responsible for treatment of wastewater generated from development within the Overlay area. Wastewater will be transported to IEUA Regional Plant No. 1 (RP‑1) via the City of Ontario wastewater collection and conveyance system. IEUA Regional Plant No. 1 is located south of the Pomona Freeway (SR-60) and west of Archibald Avenue.

The backbone sanitary sewer system and delineation of private/public sewer system components are identified in Figure 2.11: Wastewater Facilities Plan. The perimeter public streets accommodate sewer system improvements.

A 24-inch IEUA sewer interceptor exists in Fourth Street along the northerly boundary. This interceptor captures all wastewater from north of Fourth Street within Rancho Cucamonga and transfers it west along Fourth Street. Therefore, the Overlay area does not accept any off-site wastewater from the north. All wastewater flows generated within the Piemonte Overlay area are transported via 8- to 10-inch sewer lines to Concours Street. At Concours Street, these lines Overlay Description
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are connected to the existing 8- to 12-inch sewer mains. These mains currently connect to an 18-inch main, that in turn connects to the Inland Empire Boulevard sewer main to the south.

The collection sewer main to the south of the Overlay area, originally called the Ontario Motor Speedway Outfall, was sized to handle flows from the site. This outfall line ultimately flows west along Inland Empire Boulevard, then proceeds south beneath I-10. Sanitary sewer facilities constructed south of I-10 have previously been upgraded and sized to adequately handle development within the Overlay and surrounding areas.

The existing wastewater transmission facilities within Concours Street have enough overall capacity to adequately convey wastewater generated by development based on information presented in the Preliminary Sewer Study for Piemonte, (SB&O, Inc.) dated January 25, 2006 (Sewer Study). The Feasibility Study for the Adept Development Sewer Project, (Stantec Consulting Services Inc.) February 2022 has identified some sections that will require sewer upgrades in terms of capacity and/or replacement of deteriorated infrastructure and Development Plans will be required to address these areas of concern.

It is further noted that the Sewer Study conservatively assumes 2.7 persons per dwelling unit within the Piemonte Overlay, with a calculated wastewater generation rate of 100 gpd/person, or 270 gpd/dwelling unit. The overall mix of residential units will likely result in reduced overall resident populations, with resulting reductions in wastewater generation when compared to the Sewer Study assumptions.

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Figure 2.11: Wastewater Facilities Plan
NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

Overlay Description
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2.6.2 Water Service
Water service to the Piemonte Overlay is provided by the City of Ontario.

Existing water facilities include mains located in both Fourth Street and Concours Street. A 12-inch main in Fourth Street serves properties north of the Overlay, in Rancho Cucamonga and an existing City of Ontario 18-inch main located in Fourth Street will serve the Overlay. Fourth Street also contains a 36- inch City of Ontario transmission main. Additionally, Concours Street contains a 16-inch water main that will be used to serve the Overlay area. Water demands by use and for the entire Overlay, are contained within Preliminary Sewer and Water Demand Study for Rancho Piemonte, (SB&O, Inc.), dated August 8, 2005, and is available for review from the City of Ontario Planning Department. The proposed on-site water system lines and components are schematically presented in Figure 2.12: Water Facilities Plan.

The Study identifies the water demands for the various Piemonte Overlay uses, and acknowledges that use-specific fire flow requirements are the controlling factor in evaluating the hydraulic adequacy of a water distribution system. Based on the highest fire flow demand (hotel and high density residential at 3,500 gpm requirement), the Study concluded that the existing water system infrastructure surrounding the site is adequate to serve the Piemonte Overlay.

2.6.2.1 Recycled/Reclaimed Water System
Nearest to the Piemonte Overlay are the IUEA reclaimed water main which is installed in Sixth Street; a short segment of reclaimed water line in Haven Avenue between Sixth and Fourth Streets; with another segment located within Fourth Street, west of Haven Avenue. More specifically, a 30-inch reclaimed water main exists in Haven Avenue, turning west in Fourth Street. A 12-inch reclaimed water lateral exists in Milliken Avenue that terminates near Fourth Street. An 8-inch reclaimed water line has been installed in Concours Street, from Haven Street to Milliken Avenue. This reclaimed water line was installed as part of the Concours Street street improvements in 2002.

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Figure 2.12: Water Facilities Plan
NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

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Additional reclaimed water facilities are constructed within the Piemonte Overlay, with connecting segment(s) in Milliken Avenue, Concours Street and Haven Avenue. Reclaimed water system improvements within the Overlay are illustrated on Figure 2.13: Recycled Water Facilities Plan, and include the following:
• Extension of the reclaimed water lateral from Milliken Avenue and Fourth Street, connecting to the reclaimed water line in Concours Street. • Construction of a reclaimed water loop in Ontario Center Parkway to each intersection of Concours Street.
• Reclaimed water distribution lines extended northerly from Concours Street within Ontario Center Parkway and Via Alba.

New development shall comply with City Ordinance No. 2689 and make use of recycled water for all approved uses, including but not limited to landscaping irrigation.

Reclaimed water lines within public streets and public utility easements within private streets will be maintained by the City of Ontario Municipal Utilities Company (OMUC). The ownership and maintenance of common reclaimed water system components and lines within private drives in the Overlay will be the responsibility of the Piemonte at Ontario Center Property Owners Association, (POCOA) established pursuant to the Piemonte CC&Rs.

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Figure 2.13: Recycled Water Facilities Plan
NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

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2.6.3 Stormwater Management
Existing and proposed stormwater management facilities, and conveyance systems and components, are schematically presented on Figure 2.15:

Water Quality Management Plan. As a general note, development-related improvements and connections located within public streets will be maintained by the City. However, the ownership and maintenance of common stormwater system components and lines, as well as water quality treatment facilities, will be the responsibility of the POCOA, established pursuant to the Piemonte CC&Rs.

2.6.3.1 Stormwater Collection and Conveyance Facilities Drainage in the Piemonte Overlay area flows in a generally north to south direction. North of the Overlay, an existing storm drain is located in Fourth Street. This storm drain collects and transports all drainage flows from the north and west, to Guasti Park. As such, the Overlay will not have to accommodate stormwater flows from the north. Stormwater run-off from the Overlay drains southerly, to Concours Street. Receiving reinforced concrete pipe (rcp) drainage facilities are located within Concours Street, and range in size from 48-inches to 72-inches in diameter. Flows from the Concours Street facilities empty into a 9-foot by 6-foot reinforced concrete box (rcb). Flows then continue southerly, toward Inland Empire Boulevard, then westerly to Mercedes Lane, and then southerly beneath I-10 in a 12-foot by 7-foot rcb to Lower Deer Creek Channel.

Lower Deer Creek Channel confluences with Cucamonga Creek Channel, and flows to the Prado Basin.

The Storm Drain System Summary for Piemonte (SB&O, Inc.), dated January 30, 2006, concludes that the existing storm drainage facilities serving the Piemonte Overlay and vicinity have been previously sized to accommodate any proposed development. Additional internal drainage system improvements will be constructed to connect to the existing area-wide drainage system. Connection points to the existing system will be located so as to take full advantage of available carrying capacities, as shown in Figure 2.15: Water Quality Management Plan.

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Figure 2.14: Storm Water Collection and Conveyance Facilities Plan NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

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2.6.3.2 Stormwater Water Quality Management Plan (WQMP) In addition to construction of required stormwater conveyance facilities described above, the City of Ontario and the governing Regional Water Quality Control Board (RWQCB) require that development in the Piemonte Overlay incorporate technically and economically feasible source control and Site Design Best Management Practices (BMPs), as discussed below.

Overview
The Santa Ana Regional Water Quality Control Board (RWQCB), under Order Number R8-2010-0036, NPDES Permit No. CAS618036, requires postconstruction BMPs to be implemented for new development and significant redevelopment, for both private and public agency projects. The purpose of a Water Quality Management Plan (WQMP) is to develop and document the installation of structural stormwater quality facilities and the implementation of a program, including application of non-structural BMPs, which minimize the detrimental effects of urban stormwater run-off on the beneficial uses of receiving waters, including potential effects of increased pollutant loads and changes in hydrology.

Potentially adverse effects on receiving waters shall be minimized through the construction of Site Design/Low Impact Development (LID) BMPs with the highest priority for BMPs that retain/infilter the average 2-year, 24-hour storm run-off volume (85th percentile storm event) from the project, then other BMPs, such as harvesting and use, evapotranspiration, and biotreatment. To the maximum extent practicable (MEP), these LID BMPs must be implemented at the protect site. Where LID BMPs are not feasible at the project site, more traditional, but equally effective control measures, must be implemented. The combination of Site Design/LID BMPs, Source Control and/or Treatment Control BMPs included in project-specific WQMPs for new development within the Piemonte Overlay area shall address all identified pollutants of concern and hydrologic conditions of concern in run-off from on-site as well as proposed offsite improvements included in development projects.

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Figure 2.15: Water Quality Management Plan
N.A.P.

NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

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Development projects within the Piemonte Overlay are required to meet the minimum County-side WQMP requirements applicable to Priority Projects by incorporating infiltration LID BMPs to the MEP; followed by biotreatment and harvest and use BMPS, for the remainder of the required storm run-off volume.

Minimum source control BMPs and necessary treatment control BMPs shall also be documented, along with on-site LID BMPs, in project-specific WQMP plans. Where it is proven to be infeasible for a priority project to fully meet LID requirements based on implementing site design and on-site LID BMPs, a development project may alternatively participate in an available and approved regionally-based treatment program that addresses all identified pollutants and hydrologic conditions of concerns.

Project-Related Stormwater Treatment Requirements
The Piemonte Overlay is located within the Santa Ana Basin, designated as Region 8 by the RWQCB, and is tributary to Lower Deer Creek, the Chris Basin, Cucamonga Creek Flood Control Channel, Mill Creek, the Prado Flood Control Basin, and finally the Santa Ana River. In accordance with the Clean Water Act, the State of California maintains a list of impaired water bodies and the pollutant causing the impairment. The Cucamonga Creek Flood Control Channel is included on the State’s list of impaired water bodies because of high coliform content. Mill Creek is also included on the impaired water body’s list for nutrients, suspended solids, and pathogens. Because these receiving waters (which are tributary to the Piemonte Overlay) are impaired, development in the Overlay must incorporate BMPs that are rated high to medium in effectiveness for reducing the impairments. This assures a no net loading on the affected tributaries, and ensures that there are no additional pollutants added to the already impaired water bodies.

Project-Related Stormwater Treatment Improvements
Since the predominate soil type in the Piemonte Overlay areas is “Class A,”the mandated on-site LID/Site Design BMP measures will be designed into each development project within the Piemonte Overlay Specific Plan area will be Piemonte Overlay at
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retention/infiltration of the required Design Capture Volume (DCV) of run-off through the use of a combination of various landscaped basins, trenches/swales, and underground infiltration systems (with pre-treatment BMPs), on individual parcels. All proposed LID/BMPs and pre-treatment facilities will be designed and implemented consistent with City and County-wide WQMP requirements. General locations and configurations of proposed LID stormwater retention/infiltration facilities are presented on Figure 2.15: Water Quality Management Plan.

2.6.3.2 Project-Related Stormwater BMP Compliance During Construction Phase Prior to the issuance of grading or construction permits for any development project disturbing one-acre or more of land, within the Piemonte Overlay Specific Plan area, project applicants shall be required to obtain coverage under the California General Permit (CGP) for Stormwater Discharges Associated with Construction and Land Disturbance Activities and prepare and submit Erosion/ Sediment Control Plans and Storm Water Pollution Prevention Plans (SWPPPs), along with project Grading Plans, to the City of Ontario and the State Water Quality Control Board’s “SMARTS”website, at the time of permit application.

The SWPPP shall be prepared to comply with the requirements of the California State Water Resources Control Board’s (State Water Board) current “General Permit to Discharge Storm Water Associated with Construction Activity” CGP and the current “Area Wide Urban Storm Water Runoff (Regional NPDES) Permit for San Bernardino County.

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2.6.4 Solid Waste
Solid Waste services are provided by Integrated Waste. Solid waste requirements are per the City’s Solid Waste Department Refuse and Recycling Planning Manual.

2.6.5 Fiber-Optics
The City of Ontario is developing a fiber-optic telecommunications system throughout the City commonly known as OntarioNet. The fiber-optic telecommunications system is capable of providing advanced internet/data services to homes and businesses in feasible areas within the City. OntarioNet will provide community related services including: traffic management; online civic services; meter reading; educational services; and a variety of other community services. OntarioNet and the high-speed data services it provides, will keep the City on par with the modern workforce and ever changing lifestyles of the people and the community.

Communication systems proposed on-site facilities will be placed underground within a duct and structure system to be installed by the Developer, as illustrated in Figure 2.16: Fiber-Optics Plan. Maintenance of the installed system will be the responsibility of the City and/or special district fiber optic entity and not that of the Developer, private homeowners association or private homeowners.

Development of the project requires the installation by the Developer of all fiber optic infrastructure necessary to service the project as a stand alone development.

Trenching, joint trenching and boring shall be used to install the fiber-optic conduits. Fiber-optic conduit placement will generally be in a joint trench with street light conduits or in a separate trench/bore and in the Right-of-Way (ROW) generally placed behind the sidewalk. Resulting conduit placement will be on the north side of street and the east side of street based on the direction of the street.

Properly sized handholes shall be placed along the conduit path no greater than Piemonte Overlay at
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Figure 2.16: Fiber-Optics Plan
NTS
SA 17
SA 18 SA 19
SA 16
THE RESORT PKWY.

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500 feet apart in major streets and no greater than 300 feet apart within in-tract community streets. Handholes shall be strategically placed to allow for efficient entrance into commercial buildings, and residential properties and multidwelling units. Refer to Figure 2.16: Fiber-Optics Plan for existing and proposed fiber-optics locations.

2.7 DEVELOPMENT CONSTRUCTION
Development of the Piemonte Overlay area is anticipated to be incremental.

Subarea 12 is currently under construction for 72 multiple-family residential units. A Development Plan for Subarea 15 was approved for 110 multiple-family residential units.

Specific site grading, frontage and any off-site improvements, will occur as defined in the Tentative Map and/or Development Plan application. The final number of construction phases is unclear at this time. The number of phases and number of units in each phase may be altered from time to time, subject to City review and approval.

Where the pedestrian network is internal to a development parcel or land use, e.g. in the westerly portion of the Piemonte Overlay area, that portion of the network will be completed concurrent with development of the accommodating parcel or land use. Use and tenant-specific infrastructure connections, as well as development-specific amenities, and specific landscaping/streetscaping, will be completed concurrent with each increment of development.

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3.0 DESIGN GUIDELINES AND

DEVELOPMENT REGULATIONS
This Section presents the Design Guidelines and Development Regulations applicable to the Piemonte Overlay. The Design Guidelines identify physical and thematic attributes or requirements. Complementing these Design Guidelines, the Development Regulations identify permitted land uses and provide direction and requirements for development locations, configurations, orientations, and construction for each Land Use Subarea. Please refer also to the delineation of the Piemonte Overlay area and its component Land Use Subareas, presented previously on page 2-5.

All Design Guidelines and Development Regulations are comprehensively identified within this Section. In this regard, it is noted that the Design Guidelines and Development Regulations are predominantly consistent with requirements of the encompassing OCSP; however where they differ, the Piemonte Overlay supersedes the requirements of the OCSP. For ease of reference, where OCSP requirements are applicable to the Piemonte Overlay, those portions of the OCSP have been incorporated in this document.

Prior to issuance of development permits, all facilities proposed within the Piemonte Overlay will be evaluated by the City for consistency with the Piemonte Design Guidelines and Development Regulations, and applicable City regulations. Please refer also to development review and approval processes outlined in Section 4.0, Administration.
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3.1 OVERVIEW
The design concept is based on the existing grid-like pattern of streets and blocks, to be developed along Via Piemonte as the main corridor. Via Piemonte will offer a series of retail spaces on the ground floor and residential uses above with a variety of landscape and hardscape features with a focus on pedestrian oriented areas. The building mass and placement along Via Piemonte will be used to create interesting spaces, which may include courtyard spaces, open plazas, outdoor seating and dining areas. The mixed use spaces along Via Piemonte will connect Fourth Street to an entertainment center surrounding the Arena. Parking is provided for all retail/restaurant and office uses, with separate secured parking to be provided for residents, refer to Figure 3.1: Design Concept. On street parking will be provided for guests of residents.

The north-south Via Piemonte is aligned between the Arena, and connects to Fourth Street at the northerly boundary. The intersection at Fourth Street will be widened and include a signalized intersection. The intersection of Via Villagio at Via Piemonte establishes a main activity node and focal plaza area, around which retail and restaurant uses will be constructed.

Site design and architectural themes between the residential and nonresidential reflect a contemporary urban Southern California design and include visual cues encouraging perception of a cohesive Piemonte development.

Supporting the urban setting, land use associations and configurations within the Piemonte Overlay provide for a mix of office, hotel, commercial, and highdensity residential uses, interconnected by pedestrian and vehicle corridors, with interspersed activity areas.
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Note: The site design
represented is conceptual
in nature, and exemplifies
one possible design
scenario that has been
developed in accordance
with the design criteria of
the Piemonte Overlay and
may not represent ultimate
building layout.

NTS
Fourth St.

Via Asti
Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Via Piemonte
Haven Ave.

Concours St. C
o
nco
urs St.

Inland Empire Blvd.I
nla
n
d
Empire
Blvd.

Duesenberg Dr.Duesenberg Dr.

City of Rancho Cucamonga
City of Ontario
The Resort
Figure 3.1: Design Concept
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3.2 ALLOWED USES
Uses allowed within the Piemonte Overlay as a whole, and within each Specific Land Use are the same uses listed under the CR (Regional Commercial) zoning district in Table 5.02-1 (Land Use Matrix) of the Ontario Development Code, for permitted, conditionally permitted, administratively permitted, and prohibited, with the following exceptions:
• High Density Residential uses are permitted in Subareas 2 and 3. • A gas station with a convenience store and a car wash is permitted in Subarea 1. • Within the Residential Subareas, second floor individual offices above the separate, stand-alone garage buildings are allowed. The offices would be accessible via stairs, and would be rented only to existing residents of the same Subarea where the garage is situated. There would be a total of 3 to 6 offices, each about 14 feet x 14 feet. No other amenities, including bathrooms, would be included on the second floor. The offices would be rented to residents desiring an office (home occupation) separate from their apartment home. To limit traffic and parking needs, office tenants would not be allowed to entertain, consult with, or host clients or other third parties at their office.
• One office building is permitted facing 4th Street in Subarea 13; all remaining use are required to be Mixed-use uses. Mixed-use includes the following types of uses:
• Multiple-family Residential
• Food and beverage, experiential-oriented retail.
• Craft sit-down and community table eateries.
• Brewpubs, beer gardens, taverns, bars, clubs, wine bars distilleries. • Live music, or nightlife.
• Outdoor patio dining and bar service.
• Temporary Alcohol zones permitting transport of alcoholic beverages from one establishment to another within the zone may be established 3332
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with an Administrative Use Permit granted pursuant to Section 4.03.105 of the Ontario Development Code.
• Dining and entertainment destinations.
• Special street events; including but not limited to farmers’ markets and holiday events.
• Loft or general offices permitted on upper floors.
• Related retail uses that support or complement the intent of entertainment commercial including small components of general and service retail, including up to one drive-through and up to three quick service retail (QSR) establishments that could be located within a single building not to exceed 10,000 square feet may be located in Subarea 13 along the eastern edge. One freestanding bank building is permitted.
• The following uses may be considered Retail Entertainment uses; however, they are also allowed in the other Commercial Land Use areas:

Primary Objectives:
• Bakery
• Banking
• Brewpub/Bars
• Candy Shop
• Cheese/Charcuterie Shop
• Coffee Shop
• Entertainment/Amusement
• Fast Food – for QSR
• Food or Beverage Specialty
• Ice Cream
• Produce/Farmers Markets
• Restaurant – Family and
with Liquor
Secondary or Ancillary Objectives:
• Apparel – Activewear/Specialty
(yoga, etc.)
• Art – Dealers and Supplies
• Books – Store or Library
• Boutique Fitness – such as
Bootcamp, Spin, etc.
• Florist
• Gift Specialties (Stationary/
Office Supplies)
• Jewelry
• Museums
• Salon – Blowdry Bar/Barbershop
• Sound Recording Facilities
• Sporting Goods – Outdoor
Sports Specialty
• Tobacco/Cigars
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• Uses are permitted to operate for 24 hours a day, subject to CUP and/or ABC requirements.
• Notwithstanding anything to the contrary in this Overlay, any store, restaurant or other establishment which includes a vehicular drive-through (whether covered or not) shall be permitted in SA 1 or SA 13 (and only along the eastern edge of SA13). In the northwest corner of SA6, one building including a QSR or a bank will be permitted; in the event the bank, includes an ATM/drive-through facility, such ATM/drive-through shall be located on the western or southern sides of the building and shall be sufficiently shielded from adjacent residential units such that any noise, light or use is mitigated to imperceptible levels within the residential units.

3.3 GENERAL DEVELOPMENT STANDARDS
Unless otherwise noted herein, Table 3.1: Piemonte Development Requirements lists the requirements applicable throughout the Piemonte Overlay.

3.3.1 Setbacks
Reflecting the urban design, buildings may extend up to public access/utility easement limits and prescribed setbacks, except as otherwise provided for herein. Precise building setbacks will be a function of final site and building design plans, and will be determined through City’s review processes.

3.3.2 Landscaping and Open Space
All required setbacks from streets shall be permanently landscaped in an attractive manner with sidewalks, trees, shrubs, groundcover, and other supplementary materials. Low walls are permitted in the streetscape area. Please refer also to related discussions presented in Section 3.8.2 Landscape/Streetscape Development Regulations.
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Table 3.1: Piemonte Development Requirements Commercial & Mixed-use Office
Special Use/Hotel
Residential
Minimum Setbacks - Buildings
Public Streets (measured from P/L)
Fourth Street 30’ N/A N/A 30’
Haven Avenue 15’ N/A N/A N/A
Duesenberg Drive N/A 15’ N/A N/A
Ontario Center Parkway N/A 15’ 15’ 15’
Concours Street 15’ N/A N/A 15’
Private Drives (measured from face of curb)
Via Asti 15' 15' N/A 14’
Via Piemonte⁺ 5’ 5’ 5’ N/A
Via Alba 16’ N/A 20’ 14’
Via Villagio⁺ 15' N/A N/A 15'
Interior
Property Line 0’ 0’ 0’ 5’
Minimum Setbacks - Parking Lots
Fourth Street (measured from P/L) 15’ N/A N/A 15’
All other Public Streets (measured from P/L) 10’ 10’ 10’ 10’ Private Drives (measured from face of curb) 10’ 10’ 10’ 5’ Other Requirements
Minimum Building Separations 16’
Maximum Building Coverage 100% minus required building setbacks and landscaping requirements
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Minimum
Residential
Open Space/
Dwelling Unit
Common Active*
10’ minimum
dimension,
10’ from
residential
units;
0’ from
recreation
facilities

N/A N/A
10’ minimum
dimension,
10’ from
residential units;
0’ from recreation
facilities
Common Passive** 5' minimum
dimension N/A N/A 5’ minimum dimension
Subtotal Common Open
Space
(Common Active &
Common Passive)
150 SF N/A N/A 215 SF
Private
50 SF; 6'
minimum
dimension

N/A N/A
50 SF;
6’ minimum
dimension
Total Open Space 200 SF N/A N/A 265 SF
Residential Storage Space*** 160 CF N/A N/A 160 CF
⁺ Average 15' building setback.
* Includes club, business center, fitness facilities, and roof decks. ** Include building setback areas and can be adjacent to residential units. ***Adequate lockable private storage space shall be provided within a garage or storage building, or a space directly accessible from the dwelling. Exterior closets accessed from patios or balconies may be used if screened from public view.

3.3.3 Maximum Building Height
There is no maximum building height except that all buildings shall comply with the height limits set forth in the ONT ALUCP. Furthermore, northern portions of the project area are located within the ONT ALUCP High Terrain Zone where buildings are limited to 70 feet in height. Refer to ONT ALUCP for more information regarding height criteria and policies.

3.3.4 Open Space
Common Residential Open Space will be provided as identified Table 3.1:

Piemonte Development Requirements. Please refer to related discussions presented under the SPA topical heading of “Landscape/Streetscape.” Active open spaces shall be provided that include a pool and spa, clubhouse, dog 3336
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park, and roof-top amenity deck and comply with the minimum requirements for common recreation amenities stipulated in Ontario Development Code Table 6.01-5, except as otherwise stated in Table 3.1: Piemonte Development Requirements of this document.

3.3.5 Parking
Livability of a community can be greatly impacted by the type and availability of parking. In urban settings, parking can be uncoupled from individual units for practical design and financial reasons, enabling an environment that promotes pedestrian access over vehicular storage. Parking may be “un-coupled” from a use where a parking demand study validates the approach, enabling development of creative development that focuses on living, mobility and access over parking storage. There is the potential for reciprocal parking between Piemonte Overlay uses and the adjacent Arena.

All on-site, off-site, and on-street parking will count toward a development’s required parking calculations; all on-street parking used to meet vehicle parking requirements shall be shown on plans during the development review and/or Tentative Map approval process, and may only be allocated to a single parcel or development (if comprised of multiple parcels). Residential parking spaces may be located up to 250 feet from the assigned unit.

All development is highly encouraged to leverage transit, multi-modal, and shared parking opportunities to reduce required parking demand. Parking reductions may be achieved through shared parking, or other strategies that reduce the amount of area devoted to parking and to increase the use of alternative forms of mobility, as validated by a Parking Analysis Study as provided in Section 6.03.020 Reduction in the Required Number of Parking Spaces of the Ontario Development Code.
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3.3.5.1 Minimum Parking Requirements
Off-site parking and loading facilities for each of the Piemonte Overlay Land Use Subareas shall be provided pursuant to the requirements of Ontario Development Code Division 6.03 (Off-Street Parking and Loading), except that parking facilities for residential and commercial uses shall be provided as follows:
• Studio Unit – 1.0 space per unit.
• One bedroom unit – 1.0 space per unit.
• Two bedroom unit – 1.75 spaces per unit.
• Three or more bedroom unit – 2.0 spaces per unit.
• Residential guest parking for Subareas 8, 11, 16 and 17 - 0.0 space per unit. • Residential guest parking for all other Subareas – 0.2 space per unit. Guest parking shall be accommodated within the host lot/building, in common parking areas along abutting private drives, or on adjacent private drives. • Parking for commercial, retail and restaurant uses in the Mixed-use land use designations may be absorbed by the existing surrouding public parking lots.

3.3.5.2 Parking Supply and Design
Parking spaces, lots, and facilities shall optimize the unique development opportunity in the Piemonte Overlay and design ways to creatively integrate parking spaces, lots and facilities into development projects through elements such as architectural design, amenities, and multi-purpose features. Parking supply and design shall comply with the development standards of Ontario Development Code Division 6.03 (Off-Street Parking and Loading) and the take into account the following:
• A parking management plan shall be submitted for Planning Director approval, prior to issuance of building permits. This plan shall justify the mix and sizing of compact and tandem spaces, shall indicate how the residential parking will be restricted to avoid overflow into the commercial 3338
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parking area, and shall ensure that tandem parking spaces will be assigned to residents of the same dwellings.
• Parking spaces shall not obstruct access to building entrances, trash storage areas or loading areas.

3.3.5.3 Parking Structure Design Guidelines
Parking structures shall be designed to be compatible with the surrounding develoment and incorporate architectural features that create visual interest, distinction, and enhances the development project’s identity. These guidelines are applicable to all parking structures with the Piemonte Overlay.

General:
• Below-grade parking is encouraged with garage entries placed at the rear or sides of the project whenever possible. Garage entries should be recessed as much as possible from the building facade.
• Where full below-grade parking is not feasible, consider placing some of the parking below grade (e.g., one or two floors) to reduce the size and bulk of the above-grade parking.
• Automated mechanical parking systems may be considered. Benefits such as smaller space requirements, lower lighting needs and reduced ventilation requirements will factor into the deci-sion. A Parking Management Plan will be required for approved mechanized parking systems.

Site Development shall take into account the following:
• Above-grade parking structures will be expected to be located away from major street frontages unless it can be demonstrated that other locations are not viable.
• Vehicular entries for parking structures should be placed on the street on which it will have the least negative impact.
• The layout of a parking garage should take into account and be integrated with existing traffic circulation patterns of surrounding streets and/ or internal site circulation systems. Entrances and exits should be located 3339
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to minimize vehicles entering or exiting onto residential streets or busy intersections.
• Pedestrian circulation should be delineated and separated from automobile circulation. The use of landscaping, walkways and decorative hardscape is encouraged to emphasize pedestrian areas.
• Pedestrian routes from the parking structure lobby to the principal buildings served should provide an aesthetic transition compatible with the quality of the building.
• Trash enclosures should not be placed adjacent to points of pedestrian or vehicular access. Any trash enclosure located within the footprint of the parking structure should be enclosed on four sides.
• Locate and design vehicle entries so that they do not dominate the streetscape. Recess the garage vehicular entry portion of the facade or extend portions of the structure over the garage entry to help subordinate its impact.
• Subordinate the garage entrance to the pedestrian entrance in terms of size, prominence on the streetscape, location and design emphasis. • Whenever possible, avoid vehicular entries along major pedestrian routes. • Provide sufficient vehicle queuing space on-site to avoid backups onto public thoroughfares. Pay particular attention to stacking and queuing space if there are entry gates or other impediments to smooth traffic flow. • Locate vehicular parking structure entries on a clear path and sequence from a building or drop off area, if one exists.
• Minimize the visibility of parking structures from the public realm. Avoid corner locations whenever possible.
• Parking structures shall meet the minimum setback and landscape standards of Section 3.3 General Development Standards, of this document. • All appurtenances (i.e., transformers, ventilation shafts, etc.) should be 3340
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located outside of any required setback and should be screened from public view.

Landscaping:
• The edges of any garage structure and vents into the garage visible above grade should be screened with evergreen plant materials. Earth berms and other techniques to tie the garage structure into the surrounding grade level should be considered.
• Architectural treatments, artwork, lattices and other design features are encouraged for use on parking structures where blank walls occur. The design features should cover a minimum of 60% of the blank wall. • If lattice is used, the material should be decorative and durable to enable vines to attach themselves for support.
• Water conservation should be an important consideration when selecting a plant palette. Plant materials should consistent with the landscape requirements of Section 2.5 Landscape Concept, of this document. An automatic irrigation system should be designed to provide deep watering for trees, shrubs and vines along with moisture sen¬sors to monitor and minimize water usage.

Parking Structure(s) Layout:
• Vehicle circulation within the parking structure should be continuous and uninterrupted at all levels. Dead-end parking aisles are not an ac¬ceptable solution to parking circulation unless all parking is designated as Reserved Parking. Where dead end aisles are unavoidable (e.g., for guest parking within a sloped ramp garage) provisions should be made for dedicated No Parking areas at the end of the aisle for easy turn around. • Interior pedestrian paths should be visible to drivers and delineated to differentiate them from vehicle travel aisles.
• Maximum vehicle ramp grade the California Building Code requirements. • Elevator and stair shafts, mechanical rooms and similar visual disruptions 3341
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should be located to minimize the blockage of views between drivers and pedestrians.
• Pedestrian access should be designed to safely avoid pedestrian entry and exit of the garage via vehicular ramps and provide a minimum four (4)-foot wide pedestrian sidewalk along the side of every vehicular access driveway. • Internal garage layouts should make provisions for car sharing priority spaces and electrical charg¬ing stations.
• Stall width and depth and aisle width should gen¬erally be in accordance with the City of Ontario Development Code Off-Street Parking Requirements (Chapter 6.0, Division 6.03).
• Parking structures should provide a minimum floor to ceiling height of eight (8) feet exclusive of structural elements and appurtenances. Ad¬ditional height will be required per California Building Code for disabled access. • Tandem parking and mechanical lifts may be considered only when consistent with parking requirements of Section 3.3.5 Parking of this document.
• Avoid garage vehicular exit locations where the glare of headlights on departing cars would have adverse impact on uses across the street.

Architectural Designs and Details:
• The design of all parking structures should be more than a rectangular utilitarian box composed of concrete or steel beams and columns. Variation in forms and detail along with high quality facing materials are expected where viewable by project users and the general public. • Special attention should be given to emphasizing the pedestrian entries of parking garages with special materials, landscaping, paving, architectural details and public art.
• Parking structures with frontages on public streets will receive additional design review scrutiny and will be expected to include high quality materials and finishes on those facades. The incorporation of brick, stone 3342
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and precast concrete are pre¬ferred choices. The integration of metal panels or metal mesh screens may be considered.
• Exterior elevations should incorporate design components and materials utilized and compat¬ible with the primary building(s) within the Piemonte area.

Lighting:
• Parking garages should utilize full spectrum light¬ing to increase safety and comfort. The placement of fixtures should be designed to minimize light pollution from the garage.
• Utilize shielded fixtures to minimize light pollu¬tion and glare from both within and outside the garage.
• Design lighting levels for the unique circum¬stances and location of the garage. Higher levels are recommended for remote areas subject to security considerations (e.g., stairways, elevators and pedestrian access points. • Interior walls and ceilings should be painted a light color to improve illumination.
• All mechanical equipment and piping should be painted to match the interior of the structure.

Security:
• For public safety, non-gated secured parking structures should provide natural surveillance by providing high visibility into the structure from adjacent activity and public areas.
• Locate and design elevators and stairways to allow internal and external visibility.

3.3.6 Structured Wiring
Residential (single-family and multi-family), commercial and industrial developments shall adhere to the City’s Structured Wiring ordinance. An integrated structured wiring system (low-voltage wiring) provides infrastructure for today’s technology applications and the framework for the future technology 3343
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advances. Requirements and benefits of a structured wiring system include:
• Allows for uniform receipt and distribution of technology services. • Ensures scalability of wiring for future technology advances. • Provides consistent and identical wiring protocols throughout developments.
• Enables the property infrastructure to interface efficiently with broadband networks for highest bandwidth capacity.
• Adoption of these standards will minimize retrofitting required to ensure new property owners are capable of the latest technologies and services.

3.4 COMMERCIAL AND MIXED-USE DESIGN GUIDELINES
These two Land Use areas continue certain defining architectural elements evidenced elsewhere within the Piemonte Overlay e.g., archways, pitched roofs, articulated cornices, and accent elements. These elements will be incorporated and interpreted within the Commercial and Entertainment/Retail Land Uses, thereby establishing thematic design tie-ins with other Piemonte land uses, while providing flexibility to accommodate established corporate architectural features, building elevations, and footprints of nationally-recognized major tenants. These Land Uses will also incorporate other unifying thematic features and elements of the Piemonte Overlay including but not limited to: landscaping, streetscape, lighting, and signs.

Commercial, Mixed-use, and Office building form and massing play a critical role in framing urban environments. Buildings should incorporate design and construction methods that add a human scale to the building massing and three dimensional detailing that casts shadows and creates visual interest on the facade.
• Buildings shall be oriented toward the street, where feasible, and designed to promote a pedestrian-friendly environment.
• Buildings may also be oriented away from the street, to frame interior courts, pedestrian walks and parking areas.
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• Shadow patterns of adjacent buildings should be studied during the conceptual design phase so as to limit obstructed solar access. • Blank walls facing Haven Avenue, Fourth Street, Concours Street and Ontario Center Parkway shall be avoided.
• Adjacent to the Via Villagio and Via Piemonte, building facades should consider a pedestrian orientation. This includes variation in massing, roof forms, wall planes, and surface articulation. It is expected that the highest level of articulation will occur at front entries.
• Primary building entrances shall be clearly defined, visible and inviting.

Building entrances shall incorporate one or more of the following:
• Change in wall plane including recessed doors, archways, or enhanced trim around openings.
• A projecting element above the entrance, such as an awning, shade device or architectural design feature.
• Loading and delivery areas should be clearly marked with directional signage and located to the side or rear of the structure. • Loading docks and service bays shall be a minimum of 20 feet from any public street.
• Service and delivery areas should be placed away from Haven Avenue, Fourth Street, Concours Street and Ontario Center Parkway. • Loading or unloading of trucks is prohibited between 10 PM and 7 AM unless it can be demonstrated that such activities would not exceed the noise limits of the Development Code.
• Trash enclosures should be designed using similar materials and colors as the surrounding buildings within the development. They shall be sited where least visible to the public and shall be roofed to prevent exposure to wind and rainfall. Where feasible, trash enclosures should be combined among parcels and tenants and pedestrian access should be provided.
• Work areas, equipment, and outdoor storage shall be screened from public view or be designed to complement the architecture.
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• Buildings and on-site circulation systems shall be coordinated to minimize pedestrian and vehicle conflicts.
• Fire Department sprinkler assemblies shall be designed into the building or site plan, such that the assemblies are not in the public right-of-way or obstruct vehicle or pedestrian circulation.

3.4.1 Architectural Guidelines
The architectural styles for the Commercial, Mixed-use and Office areas include architectural styles complementary to the existing buildings within the OCSP and the new residential buildings. These architectural styles include:
• Contemporary.
• Main Street.
• Mediterranean.
• Agrarian Industrial.

Additional styles may be proposed; however, they must follow the same principles and attention to detail as the specific vernaculars listed here. 3346
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3.4.2 Contemporary Style Guidelines
The Contemporary Style guidelines promote cutting edge architectural design appropriate to residential uses by using intersecting linear planes, flat roofs, cubic forms, wide overhangs, stacked stones, and the integration of landscape with the buildings. Exterior building materials may include stucco, concrete horizontal or vertical siding, curtain walls, brick or stone veneers, glazing, architectural panels, and metal accents.

Mixed-use projects present a prime opportunity to create a distinctive development that would cater to high levels of pedestrian activity, entertainment venues, multi-family units, dining, passive and active recreation, botique retail, etc. Utilizing contemporary style architecture would allow design creativity in how the mixed-use spaces could be integrated together, such as placing retail on the ground floor retail and groupings of residential buildings with irregular angles and orientation on the upper floors. Color variations on building exteriors could be implemented to complement layers in building facades and architectural features to create visual interest and appropriate scale. 3347
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Table 3.2: Commercial Contemporary Style Guidelines
Element Standards* Permitted Enhancements
Roof
Components
• Flat roof with or without ledges
• Simple unadorned
OR detailed parapet walls
• Accent roof features as appropriate
• Signature towers OR vertical projections can
extend above roof line
• Cantilevered projections
• Curved or arched roof
Architectural
Components
• Utilitarian and “edgy”
• Simple, clean forms • Projections OR wall planes articulate facade Wall Materials
• Stucco, metal, concrete OR
cementitious siding
• Contrasting wall materials
and textures
• Asymmetrical facade
• Horizontal OR vertical elements
• Brick OR stone veneer
• Metal accents
• Concrete
• Sunshades
• Glass
• Architectural panels
Trim & Details • Color blocking as appropriate • Metal awnings OR overhangs Windows
• Aluminum store front OR
curtain wall
• Variety of window patterns
• Larger window modules
• Long ribbons of windows sometimes wrapping
around corners
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject to review and approval by the City. 3348
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3.4.3 Main Street Style
In the 19th century, typical Main Street architecture was built as a single building or in groups of buildings, with party walls. Brick store fronts could extend up to a block in length. These buildings varied in height from one to three or more stories. In urban settings, this style was often occupied by a business on the ground floor and offices, apartments or owner’s residence above. Typically the building had a tripartite organization of base, middle and top. Entrances were located on- or off-center. The lower level was dominated by large windows framed by the building’s corners and the panel of brick between floors. The upper levels sometimes included single or double bay windows, brick friezes, panels and decorative cornices. Other options include the use of corniced parapets, continuous sills or decorative lintels and string or belt courses dividing the wall laterally. The cornice functioned as a cap under which other elements were arranged and balanced.
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Table 3.3: Main Street Style Guidelines
Elements Standards* Permitted Enhancements
Architectural
Components
• Simple box, multi-story ‘storefront’ form
with accent elements at entries
• Recessed doorways, tower elements OR
applied architectural accents at entries
• Tripartite organization of base middle and
top through use of horizontal belt course,
change in material or massing offset
• Multiple building heights created
by varied parapets, towers, vertical
projections at corners and cornice design
• Balconies
• Colonnade
• Raised stoop
• Decorative pilasters
• Horizontal modulation of about 25’
Roof
Components
• Flat roof with parapet
• Roof pitches not applicable
• Accent roof forms OR projecting
awnings encouraged
• Decorative cornice detail that unified the
facade OR provides variety
Wall Materials
• Stucco with accent materials (siding, brick
veneer, metal, scored stucco in accent
color, etc.)
• Neutral and accented colors appropriate
to the materials used
Trim & Details • Awning OR projecting feature accenting overall design
• Features borrowed from traditional
American Main Streets, appropriate to
scale and massing of building
Windows
• Vertical, may be single OR multi-paned
on upper stories, often grouped
• Large single-paned OR vertical multipaned on ground floor • Projecting OR angled awnings
• Pedimented windows at ground level
• Transoms
• Storefronts may have bulkheads
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject to review and approval by the City. 3350
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3.4.4 Mediterranean Style Guidelines
The Mediterranean style is a good example of a transplanted style developed in a climate zone similar to the Southern California climate. This old-world prototype has been refined, adapted and embellished into a truly eclectic classic style. The shallow pitched hipped roof, often with decorative brackets, identifies this style. 3351
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Table 3.4: Mediterranean Style Guidelines
Elements Standards* Permitted Enhancements
Architectural
Components
• Simple box, multi-story ‘storefront’
form with accent elements at entries
• Precast surrounds
• Medallions
• Niches
• Decorative Vents
Roof
Components
• Flat roof with parapets or mansards
and cornice elements OR hip
ancillary roofs
• “S” concrete tile if applicable
• Closed/shaped eave with corbels
at accent elements
Wall Materials • Stucco finish • Brick OR stone accents Trim & Details
• Awning OR projecting feature
accenting overall design such as
arcades, towers and loggias
• Horizontal belt course
• Cast stone surrounds, precast trim
• Base trim
• Tile accents
• Wrought iron grilles
Windows • Arched, round top, OR pedimented
accent windows at selected locations • Paneled OR louvered shutters * All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject to review and approval by the City. 3352
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3.4.5 Agrarian Industrial Style Guidelines
The Agrarian Industrial style has grown out of the early colonial development in the 1700s. As the American Frontier moved westward, the Agrarian style evolved according to availability of materials and technological advancements.

Modern day architects have adapted this style to have an industrial twist with standing seam metal roofs and asymmetry. Roof ornamentation is a characteristic detail consisting of cupolas or weathervanes.
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Table 3.5: Agrarian Industrial Style Guidelines
Elements Standards* Permitted Enhancements
Architectural
Components
• Simple box, multi-story ‘storefront’
form with accent elements at entries
• Protruding wood headers, decorative,
exposed rafter tails
• Wood posts with brackets
Roof
Components
• Flat roof with parapets OR
mansards OR gable OR shed roofs
• Wrought iron details,
• Standing seam metal roofs
• Couplas
Wall Materials • Stucco finish • Brick OR stone accents • Siding
Trim & Details • Siding accents • Siding accents
Windows
• Dormer window accents
• Shutters
• Divided lites
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject to review and approval by the City. 3354
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3.5 OFFICE DESIGN GUIDELINES
Architectural concepts developed for free-standing office buildings will reflect modern interpretations of classic design elements. For example, office buildings will evidence classical orders of architecture including pilasters, entablatures, and pedestals. Building features and elements are typically more massive and grand at lower levels, transitioning to smaller expressions at the upper levels, with attention to details such as cornices, multi-mullioned windows, and articulated moldings. The overall building organization and visual presentation may be symmetrical with axial entryways or non-symmetrical.

Figure 3.2: Conceptual “Class “A” Office Building Elevation Fig
Conceptual “Class A” Office Building El
urce: Ware Malcomb, August 2005
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In general, office uses are recognized as autonomous occupancies and will not necessarily reflect architectural features or design elements evidenced elsewhere within the Piemonte Overlay. However, office land uses will be thematically tied to other land uses by common site features such as landscaping, lighting, streetscaping, and sign elements.

Site features within the Office Land Use area will evidence materials and material contrasts employed elsewhere in the Overlay. Walkways, plazas, and other surface treatments evidencing flora recalling the Piemonte region could provide additional visual cues tying office land uses to other areas of the Overlay.

Landscaping within the Office Land Use area may continue Italian-influenced planting schemes and landscape arrangements employed throughout the Piemonte site. For example, at the pedestrian level, plantings in planting beds, raised containers, and pots may be provided. Light fixtures on the building faces, walkway light bollards, and street lights, as well as street furniture selections within office properties will heighten this theme.

It is also noted that prominent signs proposed along Ontario Center Parkway and Concours Street will identify and announce the Piemonte site, and by visual inference, will include all adjacent properties northerly of these roadways, including proposed office land uses. Signs for individual office uses may also employ signature design elements common to other areas and land uses within the Piemonte site.

The more massive Class “A” office building concept to be implemented is presented in Figure 3.2: Conceptual “Class “A” Office Building Elevation. These major office structures will be located adjacent to Ontario Center Parkway.

Other, one-and-two-story office buildings will be located to the west and east, proximate to Concours Street. At a reduced scale, one-and-two story offices will interpret the Class “A” office design elements described above. 3356
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Figure 3.3: Photographs of Existing Office Buildings in the OCSP 3357
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3.6 SPECIAL USE/HOTEL DESIGN GUIDELINES
One hotel is allowed within the Piemonte Overlay located at the northeast corner of Ontario Center Parkway and Via Piemonte, immediately north of the Arena in Subarea 10. The hotel is constructed as an autonomous free-standing occupancy. The hotel architecture incorporates modern designs and materials selections similar to those employed for office uses. The hotel is thematically tied to the other land uses by such site features as common landscaping treatments, streetscape elements, and signage.

Site features within the Special Use/Hotel Land Use area include materials and material contrasts employed elsewhere in the Overlay. Landscaping within the Special Use/Hotel Land Use area continues southern Italian-influenced planting schemes and arrangements. For example, at the pedestrian level, generous plantings in both planting beds and raised containers and pots will include aromatics such as rosemary.

Additionally, at key locations and entrances, arbors and monument statements identify the hotel property as part of the Piemonte at Ontario Center. Walkways, plazas, and other surface treatments evidencing the themes of grapes and flora recalling Italy’s Piemonte region provide additional visual cues which tie hotel land use to other areas.

It is also noted that prominent signs proposed along Ontario Center Parkway and Concours Street identify and announce the Piemonte Overlay, and by visual inference, will include the adjacent hotel property northerly of these roadways.

Signs for hotel use may also employ signature design elements common to other areas and land uses within the Piemonte Overlay.
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3.7 RESIDENTIAL GUIDELINES

3.7.1 Site Planning Criteria
The following site planning criteria should be treated as design guidelines for parcel site planning and community placemaking.

3.7.1.1. Planning for Active Spaces
• Building massing, design, and setbacks shall reinforce a pedestrian-scale for the street scene without generating unusable pockets or dead spaces. • Buildings are encouraged to be built to the minimum setback line to create a continuous street edge.
• Buildings should be oriented toward streets, pedestrian pathways and/or active spaces.
• Where building design undulates, spaces along the pedestrian realm should be large enough to foster visual interest, but not too deep to disrupt the continuity of the street.
• Coordination between parcels is encouraged for building scale, massing, architecture, and pedestrian amenities.
• Open spaces and community facilities should be visible from adjacent dwellings to help promote site safety.

3.7.1.2 Privacy
Privacy is an important consideration in residential and mixed use site planning.

Innovative site planning and design techniques should be used to preserve privacy while promoting social opportunities. In particular, windows of units should be located to minimize visual intrusion on neighbors’ bedroom windows.

Thoughtful and innovative techniques, including landscaping, should be incorporated where appropriate to provide privacy to residents. 3359
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3.7.1.3 Drive Aisle Treatments
Drive aisle areas have evolved from purely functional space to a space that residents experience daily, and may include front doors and garage access.

Design of these areas shall address the functional and aesthetic features to create a pleasant experience for residents. At least three of the following shall be implemented along the parking areas:
• Massing offsets (layered wall planes, recesses or cantilevers) of at least 6 inches.
• Window trim, colors, and selected details from the front elevation. • Pedestrian gates.
• Enhanced garage door patterns or finishes.
• Variety of garage doors using color or design elements.

Fire Department connections, sprinkler post indicator valves, fire hydrants, and standpipes will be installed and screened as required by NFPA 13, 24, and City of Ontario standards.

3.7.1.4 Trash Enclosures
• Refuse and recyclable materials storage areas shall be enclosed consistent with paragraph 6.01.010.F.4 Refuse Storage Areas of the Ontario Development Code, except that trash enclosures may be attached to structures.
• All refuse/recyclable materials areas, mechanical devices, and utility area screening shall be finished using materials, vocabulary, and details compatible with the surrounding architecture.
• Gates shall be view-obstructing and constructed of decorative tubular steel, painted to match or complement the adjacent buildings.
• All refuse/recyclable material enclosures shall be constructed with a solid roof to prevent exposure to wind and rainfall.
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3.7.2 Residential Building Form and Massing
Building form and massing play a critical role in framing urban environments.

Buildings should incorporate design and construction methods that add a human scale to the building massing and three dimensional detailing that casts shadows and creates visual interest on the facade.
• The highest level of articulation shall occur on the elevations facing the street or drive.
• All elevations shall include wall plane offsets to add visual interest consistent with the following:
• Massing offsets (layered wall planes, recesses or cantilevers) of at least 6 inches.
• Window trim, colors, and selected details from the front elevation. • The overall composition of massing, scale, material, color, and design detail is more important than the level of articulation.
• Prominent vertical or horizontal building features may be used to accentuate key elements and provide variation in wall planes.
• Projections, overhangs, and recesses should be used to enhance shadow, articulation, and scale of primary edges.
• Architectural elements that create shadow, relief, and sheltered pedestrian areas, such as balconies, trellises, recesses, overhangs, awnings, stoops, and porches are encouraged.

3.7.2.1 Roofs
Roof forms contribute to the overall building design and have a large impact on the mass, scale, and design of the community where visible from the street level where visible.
• Roof design shall incorporate variation in roof forms such as an aesthetic combination of changes in plane, form, ridgelines, and/or heights appropriate to the architectural style.
• Roof forms, material, and fascia elements shall be consistent with the overall 3361
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design vocabulary of the building and should appear authentic. • Variety in pitch (sculpted).
• Roof vents should be painted to match or contrast the color of the roof material. • Fascia design should be complementary to the architectural vernacular. • Skylights, if used, shall be designed as an integral part of the roof; “bubble” skylights are not permitted. Skylight framing materials should be bronze anodized or colored to match the adjacent roof materials.

3.7.2.2 Parapets
If parapets are used, one or more of the following detail treatments should be included:
• Pre-cast or simulated pre-cast elements.
• Contiguous banding or projecting cornice.
• Dentils.
• Caps.
• Corner details.

3.7.2.3 Materials and Detailing
Architectural detailing of building facades is a key feature of quality design.

Special attention is required in the treatment of entries (doors, vestibules, porches, courtyards) using enhanced trim or details to emphasize these as primary focal points. Articulated or unique window treatments further enhance wall surfaces, can provide shade and wind protection, and contribute to the character of the neighborhood.
• All building elements, such as materials and color, detail elements (porches, balconies, courtyards, awnings, surface treatments, and materials), and functional elements (garage door lights, exterior stairs, guardrails, gutters, downspouts, screen walls, electrical enclosures, or similar features) should be integral to the buildings design, consistent with the architectural vernacular of the building, and complement the surrounding neighborhood. 3362
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• Construct buildings using quality materials to create a community of character and long-term value. A variety of materials and textures shall be incorporated within the design theme of the community.
• Durable, quality materials designed to appear as an integral part of the design shall be used.
• Material changes should occur at intersecting planes, preferably at inside corners of walls or other meaningful locations where architecture elements intersect. • Garage doors should have varied door patterns, colors or finishes.

3.7.2.4 Functional Elements
• All roof-mounted equipment shall be screened from ground level view through the use of parapets or other effective architectural elements. • Ground mounted equipment and meters shall be visually concealed and designed to not detract from the architecture of a building. • Air conditioning units shall be screened by walls or landscaping a minimum of 6 inches taller than the equipment and located away from project amenities, except when located in courts and lanes with limited or no screening.
• Where possible, group equipment.
• Electrical meters should be ganged and located behind doors. • Natural gas meters should be grouped.
• Mechanical devices such as exhaust fans, vents, pipes, gutters, and downspouts shall be painted to match adjacent surface, or colored to match accent colors.

3.7.2.5 Color Palette and Application
The color and materials palette should be selected with the design objectives of avoiding monotony, provide depth and interest with a variety of colorful schemes, and promoting visual diversity.
• Colors should complement the architectural style and overall color scheme 3363
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of the building.
• Selected finish materials should be appropriate in their use and application, be durable, and of high quality.
• Color blocking, or the use of multiple colors, should be used only where appropriate to the architectural style.
• Changes should occur at logical termination points, generally at inside corners.
• Field color used at the base of the building should continue down to the foundation or finished grade.
• Accent colors should be used on architectural features and ornamentation elements.
• Grout colors should harmonize and blend with the colors found in the stone rather than contrast with it.
• All exposed woodwork, beams, posts, railings, etc. should be colored to match the fascia.
• Trim colors on window trim and recesses should be complementary but discernible from the building color.
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3.7.3 Contemporary Architectural Style
All residential buildings shall have a fresh and Contemporary style suited to the more urban setting within the OCSP area. Based heavily on the modern remodeling of warehouse spaces to contemporary and “hip” loft or flat spaces, this style is suited for dense residential buildings in neighborhoods that blend business, industry, and living in a single environment.

The Contemporary style includes simple and clean forms detailed with materials, projections and windows for indoor/outdoor living. The style emphasizes interlocking volumes with a collage of colors and materials. Architectural elements such as awnings, balconies, and trellises can be appended to the volumes, allowing indoor/outdoor spaces to be created. Vertical and horizontal elements provide interest to the residential structures. The roofs may be flat with parapets, sloped, or a combination of both. Windows should be placed in areas to overlook common areas and increase surveillance for these areas. Refer to Table

3.6: Residential Contemporary Style Guidelines.

Contemporary Elements:
• Plan form is more cubic, expressed in bold, simplified forms. • Roofs are typically shielded by parapets and may have accent roof features such as curves, gables, hips or sheds.
• Wall materials typically consist of stucco, metal, brick, stone and/or siding; it is recommended that design be comprised of at least two different surface materials.
• Projections to articulate facades are typical and may include building wall planes, awnings, overhangs, canopies, window trim or accent roof forms. • Braces in conjunction with projections are typical.
• Windows are typically a primary feature of the elevation; design sometimes includes groupings, unique size or shape or oversized and symmetrical mullions. • Handrails and guardrails enhance the elevations.
• Color blocking is typical.
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Table 3.6: Residential Contemporary Style Guidelines
Element Standards* Permitted Enhancements
Roof
Components
• Flat roof with or without
ledges OR shallow pitched
roofs with broad low
facing gables and hips
• Simple unadorned OR
detailed parapet walls
• Concrete flat tiles
• Wide eave overhangs OR
no overhangs
• Accent roof features as appropriate
• Signature towers OR vertical projections can extend
above roof line
• Varied roof heights
• Shed roof
• Cantilevered projections
• Roof decks
Architectural
Components
• Utilitarian and “edgy”
• Simple, clean forms • Projections OR wall planes articulate facade Wall Materials
• Stucco, metal OR
cementitious siding
• Contrasting wall materials
and textures
• Projections OR horizontal banding between floors
• Asymmetrical facade
• Horizontal OR vertical elements
• Brick OR stone veneer
• Metal accents
• Concrete
• Sunshades
• Glass
Trim & Details • Color blocking as
appropriate
• Metal awnings OR overhangs
• Metal, cable, glass OR panel balcony railings
Windows
• Variety of window
patterns
• Minimal trim
• Simple industrial dark window trim
• Larger window modules
• Long ribbons of windows sometimes wrapping around
corners
• Nontraditional window shapes and placements
• Glass blocks
• Round windows
• Bay windows
Entries • Understated
* All of the standard characteristics shall be incorporated into the design of any building using this architectural style. Variations shall be subject to review and approval by the City. 3366
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3.8 LANDSCAPE

3.8.1 Landscape/Streetscape Design Guidelines
The Piemonte Overlay landscape concept merges the vineyard influences of the Piemonte region of northern Italy with contemporary low water-use plant material. Landscape patterns and street furniture create a harmonious, functional environment. Tall trees, such as towering palms, eucalyptus, and other drought tolerant trees, act as “way-finding” features and provide appropriate scale to the vertical urban environment. Broad, spreading canopy trees enhance and add variety to the streetscape walking experience will be rich in varieties of ornamental grass, succulents, and flower groundcovers creating this semi-arid and environmentally sustainable landscape environment.

Plant materials will be derived from an arid environmentally sustainable palette, including Eucalyptus, Olives, Oaks, and Palms. Areas of low water-use shrubs, groundcovers and ornamental grass shall also be employed where appropriate.

Other major components of the Piemonte landscape/streetscape concept include pedestrian paths and sidewalks linking the Piemonte Overlay with surrounding areas. Refer to Figure 3.4: Characteristic Landscape Features.

Lighting will be employed throughout to highlight pedestrian areas, reinforce architectural character, and enhance safety and security. Thematic lights and light standards along major streets and within parking areas will act as defining and cohesive design elements, identifying properties as components of the Piemonte Overlay.

Other characteristic and defining design elements of the landscape/streetscape concept will include distinctive monumented entries, pedestrian amenities, and detailed accents such as potted plants. Enhanced paving and embossed/engraved surface treatments will be provided at key locations reinforcing a sense of place.

Characteristic examples of hardscape features to be provided within the Piemonte site are illustrated in Figure 3.5: Characteristic Streetscape Features. 3367
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Figure 3.4: Characteristic Landscape Features
Figure 3-6
Characteristic Landscape Features
Source: EPT Design, November 2005.
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Figure 3.6: Landscape Section Location Diagram identifies locations which provide illustrative examples of landscape/hardscape features. Subsequently, Figures 3-8 through 3-10 illustrate integration and application of these features within the Piemonte Overlay.

Entry Statements
Figure 3.9: Piemonte Overlay Entry Hierarchy identifies the locations and hierarchy of Overlay entries (Existing Primary, Secondary, and Tertiary and proposed project entries). Figures 3-11 through 3-13 illustrate the entry design Figure 3.5: Characteristic Streetscape Features
Figure 3-7
Characteristic Streetscape Features
EPT Design, November 2005.

Source: EPT Design, November 2005.

Characteristic Streets
Source: EPT Design, November 2005.
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2021
City of Rancho Cucamonga
City of Ontario
Figure 3.6: Landscape Section Location Diagram
NTS
Fourth St.

SA 1
SA 2
SA 3
SA 5
SA 6
SA 7
SA 8
SA 12
SA 10
SA 9
SA 9
SA 13
SA 4
SA 15
SA 14
Via Asti
Via Villagio
Via Turin
Via Alba
Via Piemonte/
The Vine
Haven Ave.

C
o
nco
urs
St.

Duesenberg Dr.

Milliken Ave.

A
B
B
A
Ontario Center Pkwy.

SA 11
Legend
Piemonte Overlay area
Streetscape Section Cut Line
Streetscape Plan Area
1 1
3 6
6 9
10 10
11 1213
4 16
15 1718
19 20
78 14
5 2
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Figure 3.7a: Haven Ave. Public Streetscape Section and Plan

1. Haven Avenue Section

1. Haven Avenue Plan
NTS
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Figure 3.7b: Fourth Street (East of Piemonte) Public Streetscape Section and Plan

2. Fourth Street (East of Piemonte) Section

2. Fourth Street (East of Piemonte) Plan
NTS
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Figure 3.7c: Fourth Street at Retail Center Public Streetscape Section and Plan 15'
Figure 3-10
Fourth Street Section
Source: Architects Orange, Applied Planning, Inc., January 2006.

Section Key Map
Figure 3-9
Fourth Street Streetscape
Source: Architects Orange, Applied Planning, Inc., November 2005.

Section Key Map

3. Fourth Street at Retail Center Section

3. Fourth Street at Retail Center Plan
NTS
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Figure 3.7d: Ontario Center Parkway (East of Via Asti) Public Streetscape Section and Plan 14’-0”
Drop Off Lane
6’-0”
Sidewalk ARENA

4. Ontario Center Parkway (East of Via Asti) Section
14’ 14’ 6’ 12’ 14’ 4’ 5’ 4’

TO ARENA

SIDEWALK

DROP OFF AREA

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

LANDSCAPE

LANDSCAPE SIDEWALK CURB
CURB
5’ WIDE SIDEWALK

4. Ontario Center Parkway (East of Via Asti) Plan NTS
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Figure 3.7e: Ontario Center Parkway (West of Via Asti) Public Streetscape Section and Plan

5. Ontario Center Parkway (West of Via Asti) Section

5. Ontario Center Parkway (West of Via Asti) Plan
NTS
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Figure 3.7f: Concours Street (West of Duesenberg Dr.) Public Streetscape Section and Plan NTS

CONCOURS AVENUE
6A. Concours Street (West of Duesenberg Dr.) Section
6A. Concours Street (West of Duesenberg Dr.) Plan
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Figure 3.7g: Concours Street (East of Duesenberg Dr.) Public Streetscape Section and Plan Figure 3-12
Concours Section
Section Key Map
Source: Architects Orange, Applied Planning, Inc., January 2006. (Turf Substitute)
Figure 3-11
Concours Streetscape - Plan View
Source: Architects Orange, Applied Planning, Inc., November 2005.

Section Key Map

THEMED BACKGROUND LANDSCAPE -

ORNAMENTAL GRASS AND

DECIDUOUS TREES
5’ MEANDERING SIDEWALK
OR D.G PATH WHERE OCCURS
CURB

LANDSCAPE PARKWAY - TURF
30’ O.C. STREET TREE

CONCOURS AVENUE
6B. Concours Street (East of Duesenberg Dr.) Section
6B. Concours Street (East of Duesenberg Dr.) Plan
NTS
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Figure 3.8a: Via Asti - North Section (North Entrance) Private Streetscape Section and Plan

TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE
TURN
LANE
14’ 12’ 12’ 12’ 14’ 5’ 5’

SIDEWALK
5’

LANDSCAPE LANDSCAPE
5’

LANDSCAPE LANDSCAPE

DRIVEWAY SETBACK
10’ 5’

SIDEWALK

RESIDENTIAL
BLDG.

STREET TREE

ALTERNATING SKYLINE

PALM AND CANOPY

SHADE TREE IN

PARKWAYS
3’ SCREEN
HEDGE (TYP.)

VIA ASTI
RESIDENTIAL BLDG.
8’4” 4’

INBOUNDINBOUND

LEFT TURN

OUTBOUNDOUTBOUND

RIGHT TURN

OUTBOUND
5’

SIDEWALK
5’

LANDSCAPE LANDSCAPE
5’

LANDSCAPE LANDSCAPE

SETBACK

DRIVEWAY
10’ 5’

SIDEWALK

TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE
TURN
LANE
14’ 12’ 12’ 12’ 14’ 5’

7. Via Asti - North Section (North Entrance) Section

7. Via Asti - North Section (North Entrance) Plan NTS
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Figure 3.8b: Via Asti - Middle Section (North of Via Villagio) Private Streetscape Section and Plan

8. Via Asti - Middle Section (North of Via Villagio) Section

8. Via Asti - Middle Section (North of Via Villagio) Plan VIA ASTI 3-19B

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL
VIA ASTI 3-19B

RESIDENTIAL RESIDENTIAL
NTS
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Figure 3.8c: Via Asti - South Section (North of Ontario Center Parkway) Private Streetscape Section and Plan

9. Via Asti - South Section (North of Ontario Center Parkway)

9. Via Asti - South Section (North of Ontario Center Parkway) NTS
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Figure 3.8d: Via Villagio Private Streetscape Section and Plan

10. Via Villagio Section

10. Via Villagio Plan
RESIDENTIAL BLDG.

COMMERCIAL / RESIDENTIAL BLDG.

TRAFFIC
LANE

TRAFFIC
LANE
12’ 12’ 18’
LANDSCAPE SIDE- WALK
6’ 5’

DIAGONAL

PARKING

TRAFFIC
LANE

TRAFFIC
LANE
12’ 12’

DIAGONAL

PARKING
18’ 18’

DIAGONAL

PARKING

RESIDENTIAL
BLDG.

TRAFFIC
LANE

TRAFFIC
LANE

VIA VILLAGIO
12’ 12’
LANDSCAPE

RESIDENTIAL

LANDSCAPE
6’
LANDSCAPESETBACK
6’
SIDEWALK
5’
SIDEWALK
5’ 5’

DIAGONAL

PARKING
18’

DIAGONAL

PARKING
18’
NTS
3381
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8e: Ontario Center Parkway (East of Via Asti) Public Streetscape Section and Plan 14’-0”
Drop Off Lane
6’-0”
Sidewalk ARENA

11. Ontario Center Parkway (East of Via Asti) Section
14’ 14’ 6’ 12’ 14’ 4’ 5’ 4’

TO ARENA

SIDEWALK

DROP OFF AREA

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

LANDSCAPE

LANDSCAPE SIDEWALK CURB
CURB

11. Ontario Center Parkway (East of Via Asti) Plan NTS
3382
Design Guidelines and
Development Regulations
April 2022 Page 3-55

OUTBOUND OUTBOUND

OUTBOUND

INBOUND

INBOUND

INBOUND

BIKE LANE

BIKE LANE

BIKE LANE BIKE LANE

PARKING STRUCTURE

SIGNAGE

RESIDENTIAL
12’ 5’ 4’ 5’ 12’ 12’ 12’
CURB
Figure 3.8f: Via Piemonte - North Section (North Entrance) Private Streetscape Section and Plan

12. Via Piemonte - North Section (North Entrance)

12. Via Piemonte - North Section (North Entrance)
5’ 12’ 4’
BIKE
LANE
5’
BIKE
LANE

TRAFFIC
LANE
12’

TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE

PLANTED
MEDIAN
12’ 12’ VARIES (15’-30’)

TO PARKING

STRUCTURE

TO RESIDENTIAL

BUILDING
VARIES (10’-25’)

PARKING

STRUCTURE

RESIDENTIAL

BUILDING COMMERCIAL

SIGNAGE
NTS
3383
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8g: Via Piemonte - North Section (North of Via Villagio) Private Streetscape Section and Plan

13. Via Piemonte - North Section (North of Via Villagio) Section

13. Via Piemonte - North Section (North of Via Villagio) Plan 6’ 5’ 12’ 12’ 5’ 6’

VARIES TO PARKING

STRUCTURE

OPEN PLAZA LANDSCAPE

PLANTER

LANDSCAPE

PLANTER
BIKE
LANE
BIKE
LANE

TRAFFIC
LANE

TRAFFIC
LANE

PARKING SIGNAGE STRUCTURE

RESIDENTIAL

BUILDING

OUTDOOR
PLAZA
CURB
12’ 5’ 12’ 5’

TRAFFIC LANE

TRAFFIC LANE

BIKE LANE

BIKE LANE
NTS
3384
Design Guidelines and
Development Regulations
April 2022 Page 3-57

PARKING

STRUCTURE

PARKING

SIGNAGE

STRUCTURE

RESIDENTIAL/COMMERCIAL RESIDENTIAL
/COMMERCIAL

OUTDOOR
PLAZA

TRAFFIC LANE

TRAFFIC LANE

BIKE LANE

BIKE LANE

TRAFFIC LANE

TRAFFIC LANE
CURB
CURB
12’ 5’
12’ 5’
12’ 12’
12’ 12’
12’ 13’

14. Via Villagio Roundabout Plan NTS
Figure 3.8h: Via Villagio Roundabout Private Streetscape Plan 3385
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8i: Via Piemonte - Middle Section (South of Via Villagio) Private Streetscape Section and Plan

15. Via Piemonte - Middle Section (South of Via Villagio) Section

15. Via Piemonte - Middle Section (South of Via Villagio) Plan

LARGE CANOPY

SHADE TREE

COMMERCIAL/

RESIDENTIAL
BLDG.

VARIES
6’ MINIMUM

SIDEWALK
19’-6”

DIAGONAL

PARKING
13’

TRAFFIC
LANE
12’

TRAFFIC
LANE
VARIES
6’ MINIMUM

SIDEWALK

COMMERCIAL/

RESIDENTIAL
BLDG.

DIAGONAL PARKING

TRAFFIC LANE

TRAFFIC LANE
CURB
CURB

COMMERCIAL/ RESIDENTIAL BUILDING

COMMERCIAL/ RESIDENTIAL BUILDING
12’
13’ 6’
NTS
3386
Design Guidelines and
Development Regulations
April 2022 Page 3-59

PARALLEL

PARKING

TUMBLED CONCRETE

UNIT PAVER CROSSWALK

WATER FEATURE POTTED PLANTS

TUMBLED CONCRETE

UNIT PAVERS

PHOENIX DACTYLIFERA
GROVE

ENHANCED
PAVING

AT ENTRY
ROUND

ABOUT ROUND
ABOUT

BOLLARD

WITH CHAIN
Figure 3.8j: Via Piemonte - South Section - (North of Ontario Center Pkwy) Private Streetscape Section and Plan Figure 3-18
Verduzzo (Private Street “B”) Section
Section Key Map
Source: Architects Orange, Applied Planning, Inc.,January 2006.

Office
Hotel

16. Via Piemonte - South Section - (North of Ontario Center Pkwy) Plan

16. Via Piemonte - South Section (North of Ontario Pkwy) Section NTS
3387
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
HOTEL

ICE CREAM

COMMERCIAL
KIOSK
OPEN
PLAZA
VARIES 6’ 14’ 12’ 14’ 6’ 5’

TO OPEN PLAZA TRAFFIC
LANE

TRAFFIC
LANE

TRAFFIC
LANE
LANDSCAPELANDSCAPESIDEWALK
VARIES

TO HOTEL
Figure 3.8k: Ontario Center Parkway Roundabout Public Streetscape Section and Plan

17. Ontario Center Parkway (East of Via Piemonte) Section

17. Ontario Center Parkway (East of Via Piemonte) Plan
HOTEL
KIOSK
PALM
TREES

OUTDOOR

SEATING

TRAFFIC LANE

SIDEWALK

ROUND TRAFFIC LANE
ABOUT

TRAFFIC LANE

COMMERCIAL

BUILDING
OPEN
PLAZA
14’ 12’ 14’ 6’ 5’ 6’
NTS
3388
Design Guidelines and
Development Regulations
April 2022 Page 3-61
Figure 3.8l: Via Alba - North Section (North of Via Villagio) Private Streetscape Section and Plan

18. Via Alba - North Section (North of Via Villagio)

18. Via Alba - North Section (North of Via Villagio)
13’ 13’

PARKING STRUCTURE

PARKING LOT

TRAFFIC LANE

TRAFFIC LANE
5’ 5’ 5’ 5’ 5’ VARIES 3’ MIN.

PARKING STRUCTURE
5’ 5’ 5’
WALK
13’

TRAFFIC
LANE
13’

TRAFFIC
LANE
5’
WALK
5’ VARIES
3’ MIN.

NTS
3389
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8m: Via Alba - Middle Section (South of Via Villagio) Private Streetscape Section and Plan

19. Via Alba - Middle Section (South of Via Villagio) Section

19. Via Alba - Middle Section (South of Via Villagio) Plan NTS VIA ALBA 3-21A

RESIDENTIAL EXISTING

COMMERCIAL
3390
Design Guidelines and
Development Regulations
April 2022 Page 3-63
Figure 3.8n: Shared Drive Between SA 7, 8, & 11 (South of Via Villagio) Private Streetscape Section and Plan

20. Shared Drive Between SA 7, 8, & 11 (South of Via Villagio) Section

20. Shared Drive Between SA 7,8, &11 (South of Via Villagio) Plan NTS 3391
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8o: Via Alba - South Section (North of Ontario Center Parkway) Private Streetscape Section and Plan

21. Via Alba - South Section (North of Ontario Center Parkway) Section

21. Via Alba - South Section (North of Ontario Center Parkway) Plan NTS
3392
Design Guidelines and
Development Regulations
April 2022 Page 3-65
Figure 3.8p: Via Turin Private Streetscape Section and Plan

22. Via Turin Plan

22. Via Turin Section
NTS
3393
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8q: Ontario Center Parkway (West of Via Asti) Public Streetscape Section and Plan

PARKING

STRUCTURE

RESIDENTIAL
BLDG. ONTARIO CENTER PARKWAY

PARKING LOT

PARKING LOT
9’ 5’ 5’ 9’ 6’ 6’ 14’ 12’ 12’ 12’ 14’

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

LANDSCAPE CURB

CURB LANDSCAPE

23. Ontario Center Parkway (West of Via Asti) Plan

23. Ontario Center Parkway (West of Via Asti) Section
NTS
3394
Design Guidelines and
Development Regulations
April 2022 Page 3-67
Figure 3.8r: Shared Drive Between SA 18 & 19 (South of Toyota Arena) Private Streetscape Section and Plan 12’ 12’

COMMERCIAL
KIOSKS
TO
ARENA

TO OPEN PLAZA
NTS
12 12’

ICE CREAM

COMMERCIAL
KIOSK

TO ARENA TO OPEN PLAZA

24. Shared Drive Between SA 18 & 19 (South of Toyota Arena) Section

24. Shared Drive Between SA 18 & 19 (South of Toyota Arena) Plan 3395
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3.8s: Shared Drive Between SA 17 & 18 (South of Toyota Arena) Private Streetscape Section and Plan ICE CREAM KIOSK

ELECTRONIC

BILLBOARD

ORNAMENTAL GRASS
OPEN
PLAZA
OPEN
PLAZA
15’-16’ 5’ 7’ 12’ 12’ 6’ 12’ 12’ 7’ 5’ 15’-16’

VARIES SIDE VARIES
WALK
SIDE
WALK

TRAFFIC
LANES

TRAFFIC
LANES
6’ 12’ 12’ 12’ 12’ 7’ 5’ 7’ 15’-16’ 5’ 15’-16’

VARIES VARIES

TOYOTA ARENA ENTRANCE

ELECTRONIC

BILLBOARD

OUTDOOR

SEATING
OPEN
PLAZA

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE

TRAFFIC LANE
OPEN
PLAZA
12’ 12’
KIOSK

25. Via Piemonte (South of Ontario Center Parkway) Section

25. Via Piemonte (South of Ontario Center Parkway) Section NTS 3396
Design Guidelines and
Development Regulations
April 2022 Page 3-69
Figure 3.8t: Plaza East of Toyota Arena Private Streetscape Section and Plan ARENA

PATIO RAILING OUTDOOR DINING

WATER FEATURE

ELECTRONIC

BILLBOARD

COMMERCIAL

STAIRS FOR

TURF ACCESS &

LOUNGING
LANDSCAPE GRID (TYP.)
20’
(TYP.)
20’

ARENA PATIO

COMMERCIAL
TURF
KIOS

OUTDOOR WATER FEATURE
DINING

OUTDOOR
DINING

RAILING
ARENA

ELECTRONIC

BILLBOARDS

STAIRS FOR

TURF ACCESS &

LOUNGING

PLANTERS
20’
(TYPICAL)
20’
(TYPICAL)

26. Plaza South of Ontario Canter Pkwy (East of Toyota Arena) Section

26. Plaza South of Ontario Canter Pkwy (East of Toyota Arena) Plan NTS 3397
Piemonte Overlay at
Ontario Center Specific Plan

April 2022

RESIDENTIAL

RAISED PEDESTRIAN BRIDGE

RESIDENTIAL

COMMERCIAL
BEACH
WATER

FEATURE

OUTDOOR

SEATING
58’
63’-6”
NTS
Figure 3.8u: Pedestrian Pathway Between SA 16 & 17 (East of Toyota Arena) Private Streetscape Section and Plan

COMMERCIAL
BLDG

RESIDENTIAL

BUILDING

RESIDENTIAL

BUILDING

RESIDENTIAL
BLDG

RAISED PEDESTRIAN BRIDGE

OUTDOOR SEATING
58’

BEACH WATER FEATURE

27. Pedestrian Pathway Between SA 16 & 17 (East of Toyota Arena) Section

27. Pedestrian Pathway Between SA 16 & 17 (East of Toyota Arena) Plan 3398
Design Guidelines and
Development Regulations
April 2022 Page 3-71
concepts to be implemented at each type of entry. Sufficient area on both sides of entry roadways should be reserved to allow for construction of entry statement features and associated landscaping. To these ends, 400 square feet in a roughly square configuration shall be reserved at each Primary entry intersection corner (800 square feet total, 400 square feet allocated to each intersection corner); 300 square feet in a roughly square configuration shall be reserved at Secondary entry intersection corner (600 square feet total, 300 square feet allocated to each intersection corner); and 200 square feet in a roughly square configuration shall be reserved at each Tertiary entry intersection corner (400 square feet total, 200 square feet allocated to each intersection corner). The entry designs will be submitted at the time of the development application.

OCSP Entry Treatments
Figure 3.9: Piemonte Overlay Entry Hierarchy also identifies the location of primary and secondary entries to the OCSP, which entries are shared intersections with the Piemonte Overlay at Ontario Center. At these locations, the Piemonte Overlay will integrate and complete entry statements and intersection treatments consistent with current requirements of the OCSP. Schematic designs and dimensional criteria for these OCSP entry treatments are presented in Figure

3.13: Existing OCSP Entry Statement. Please refer also to related discussions presented in Section 3.8.4 Signs.
3399
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
June, 2
2021
Figure 3.9: Piemonte Overlay Entry Hierarchy
NTS
Fourth St.

SA 1
SA 2
SA 3
SA 5
SA 6
SA 7
SA 8
SA 11
SA 12
SA 10
SA 9
SA 9
SA 13
SA 4
SA 15
SA 14
Via Asti
Via Villagio
Ontario Center Pkwy.

Via Turin
Via Alba
Via Piemonte/
The Resort
Haven Ave.

C
o
nco
urs St.

Duesenberg Dr.

Milliken Ave.

Legend
Piemonte Overlay area
Existing Ontario Center
Corner Monumentation
Future Secondary Ontario
Center Corner Monumentation
Existing Primary Entry
Existing Secondary Entry
Existing Tertiary Entry
Future Project Entry
City of Rancho Cucamonga
City of Ontario
SA 16
SA 18
SA 19
SA 17
3400
Design Guidelines and
Development Regulations
April 2022 Page 3-73
Figure 3-23
Primary Entrance
Source: Architects Orange, Applied Planning, Inc., January 2006.

Section Key Map
Figure 3.10: Existing Primary Entrance
Figure 3-24
Secondary Entrance
Source: Architects Orange, Applied Planning, Inc., November 2005.

Section Key Map
Figure 3.11: Existing Secondary Entrance
3401
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Figure 3-25
Tertiary Entrance
Source: Architects Orange, Applied Planning, Inc., November 2005.

Section Key Map
Figure 3.12: Existing Tertiary Entrance
3402
Design Guidelines and
Development Regulations
April 2022 Page 3-75
Figure 3.13: Existing OCSP Entry Statement
3403
Piemonte Overlay at
Ontario Center Specific Plan

3.8.2 Landscape/Streetscape Development Regulations

3.8.2.1 General Landscape and Planting Requirements
General landscape/streetscape development regulations presented below are representative of area-wide requirements of the OCSP and shall guide the selection and installation of landscape improvements within the Overlay:
• Shrubs shall be 5 gallon minimum.
• All street trees shall be planted and staked per City of Ontario Standards. All trees receive separate tree bubbler irrigation.
• Trees shall be planted in minimum sizes and ratios presented in Table 3.7:

Piemonte Overlay Tree Planting Schedule.

Table 3.7: Piemonte Overlay Tree Planting Schedule
Minimum Tree Size Mix
Minimum Percent Mix of
Required Trees Size
10% 48-inch box or larger
15% 36-inch box
25% 24-inch box
50% 15-gallon
Minimum Tree Species Mix
Number of Trees Proposed Number of Tree Species Required 20 or fewer 2
21 to 30 3
31 to 40 4
More than 40 5
Tree planting ratios for major streets shall be:
• Primary tree species: 40 percent
• Secondary tree species: 60 percent
• Trees in parkways and medians shall be at an average ratio of 4 trees per 100 linear feet of frontage unless otherwise specified.
3404
Design Guidelines and
Development Regulations
April 2022 Page 3-77
Planting for major street medians and parkway shall be, ground cover, ornamental grasses and shrubs. In addition to the above requirements, 15 percent of the median area shall be devoted to cobble treatment. Exceptions to the above requirements may be granted by the City.

Staking and guying of all trees shall be in accord with City standards. Where appropriate, vines or suitable shrubs shall be used throughout the Piemonte Overlay for graffiti deterrence. Replacement of dead or broken plant material shall be the responsibility of the property owner. All landscaped areas within the Overlay shall be maintained to City standards. All landscape and irrigation plans shall be submitted to, and approved by, the City. Changes in the landscape, irrigation plans, or plant materials may be substituted as necessary by the City.

3.8.2.2 Public Streetscape
Each public street along the perimeter of the Overlay has a set of designated primary trees, complemented by a range of subordinate (or secondary) tree plantings. The previous Figures 3-9 and Figure 3.8n: Via Turin Private Streetscape Section and Plan and Figures 3-11 and Figure 3.8l: Via Alba - Middle Section (South of Via Villagio) Private Streetscape Section and Plan schematically present how the streetscape was implemented along these streets. Significant elements identified within these Figures include a meandering sidewalk, bordered on both sides by shrubs, groundcover, ornamental grass, and primary and secondary trees. Ornamental grass and trees will be located between the sidewalk and street pavement. Trees, shrubbery and groundcover will be located behind the sidewalk. Refer to Appendix E for the Applicable OCSP Planting Matrix for these streets.
3405
Piemonte Overlay at
Ontario Center Specific Plan

April 2022

3.8.2.3 Private Streetscape
Each private drive within the Piemonte Overlay also has designated primary and secondary tree plantings refer to Table 3.8: Private Street Planting Matrix and Table 3.9: Internal Trees for the species allowed for each drive.

Table 3.8: Private Street Planting Matrix
Species Primary
Entrance
Statement
Secondary
Entrance
Statement
Via
Asti
Via
Piemonte
Via
Alba
Via
Latin name Common Villagio
name
Citrus species NCN X X
Cupressus
sempervirens
Italian
Cypress X X X
Olea europaea Fruitless
Olive X X X
Quercus suber Cork Oak X X
Phoenix canariensis Canary Island
Date Palm X X
Phoenix dactylifera Date Palm X
Pinus canariensis Canary Island
Pine X
Pittosporum
undulatum Victorian Box X X
Platanus acerifolia London Plane X X
Washingtonia
filiferia
California
Fan Palm X X X X X
3406
Design Guidelines and
Development Regulations
April 2022 Page 3-79
Table 3.9: Internal Trees
Latin name Common name
Trees
Arbutus ‘Marina’ Strawberry Tree
Bambusa oldhamii Clumping Giant Timber Bamboo
Bauhinia purpurea Orchid Tree
Cercidium hybrid ‘Desert Museum’ Hybrid Palo Verde
Citrus sinensis Orange Tree
Eucalyptus citriodora Lemon Scented Gum
Jacaranda mimosifolia Jacaranda
Koelreuteria paniculata Golden Rain Tree
Lagerstroemia indica Crape Myrtle
Magnolia grandiflora ‘D.D. Blanchard’ Southern Magnolia Magnolia grandiflora ‘Little Gem’ Southern Magnolia
Michelia champaca ‘Alba’ White Fragrant Himalayan Champaca Olea europaea Olive
Pinus caneriensis Canary Island Pine
Pyrus calleryana ‘Chanticleer’ Chanticleer Pear
Rhus lancea African Sumac
Strelitzia nicholai Giant Bird-of-Paradise
Tristania conferta Brisbane Box
Palms
Archontophoenix cunninghamiana King Palm
Brahea armata var. Clara Droopy Mexican Blue Fan Palm
Chamaerops humilis Mediterranean Fan Palm
Cycas revoluta Sago Palm
Syagrus romanzoffianum Queen Palm

3.8.2.4 Plant Palette/Planting Matrix
Table 3.10: Shrub Plant Palette for Parkways and Streetscapes and Table 3.11:

Shrub Plant Palette for Internal Courtyards and Landscape Areas Not Adjacent to Streetscapes lists environmentally sustainable plant materials are also allowed within the Overlay to reinforce the architectural and land use planning themes.

Plant varieties as indicated above will be employed in varying combinations throughout the Overlay.
3407
Piemonte Overlay at
Ontario Center Specific Plan

April 2022
Table 3.10: Shrub Plant Palette for Parkways and Streetscapes Latin name Common name
Acacia cognata ‘Cousin Itt’ Little River Wattle
Agapanthus africanus Lily-of-the-Nile
Agave ‘Blue Flame’ Blue Flame Agave
Aloe arborescens Tree Aloe
Aloe bainesii (barberae) N.C.N.

Aloe vera Medicinal Aloe
Buxus microphylla japonica Japanese Boxwood
Callistemon viminalis ‘LittleJohn’ Dwarf Bottlebrush
Carex species Blue Sedge
Carissa grandiflora ‘Green Carpet’ Natal Plum
Citrus Kumquat Hybrid ‘Tavares’ Kumquat
Cordyline australis ‘Red Star‘ Red Grass Palm
Dianella tasmanica ‘Silver Streak’ Silver Streak Flax Lily Feijoa sellowiana Pineapple Guava
Hemerocallis ‘Dwarf Red’ Day Lily
Ilex crenata 'Sky Pencil' Sky Pencil Ilex
Juncus patens California Gray Rush
Juniperus scopulorum ‘Skyrocket’ Skyrocket Juniper
Leucodendron ‘Jester’ Sunshine Conebrush
Leucophyllum langmaniae ‘Lynn’s Legacy’ Lynn’s Legacy Texas Ranger Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye Ligustrum japonicum ‘Texanum‘ Wax Leaf Privet
Lomandra longifolia ‘LM300’ Breeze Dwarf Mat Rush
Moraea bicolor Fortnight Lily
Olea europaea ‘Montra’ P.P.#6266 Little Ollie Dwarf Olive Pelargonium hortorum Common Geranium
Pennisetum ‘Fairy Tails‘ Fairy Tails Fountain Grass
Penstemon ‘Firebird’ Beard Tongue
Pittosporum Species Tobira
Podocarpus elongatus ‘Monmal’ Icee Blue Yellow-Wood
Rhaphiolepis species Indian Hawthorne
Rosa f. ‘Trumpeter’ Trumpeter Rose
Rosa x ‘Noare’ Flower Carpet Red Groundcover Rose
Strelizia reginae Bird-of-Paradise
Tecoma stans ‘Sierra Apricot’ Sierra Apricot
3408
Design Guidelines and
Development Regulations
April 2022 Page 3-81
Table 3.11: Shrub Plant Palette for Internal Courtyards and Landscape Areas Not Adjacent to Streetscapes
Latin name Common name
Acacia cognata ‘Cousin Itt’ Little River Wattle
Agapanthus africanus Lily-of-the-Nile
Aloe arborescens Tree Aloe
Aloe bainesii (barberae) N.C.N.

Aloe vera Medicinal Aloe
Buxus microphylla japonica Japanese Boxwood
Callistemon viminalis ‘LittleJohn’ Dwarf Bottlebrush
Carex species Blue Sedge
Carissa grandiflora ‘Green Carpet’ Natal Plum
Citrus Kumquat Hybrid ‘Tavares’ Kumquat
Cordyline australis ‘Red Star‘ Red Grass Palm
Dianella tasmanica ‘Silver Streak’ Silver Streak Flax Lily Feijoa sellowiana Pineapple Guava
Hemerocallis ‘Dwarf Red’ Day Lily
Ilex crenata 'Sky Pencil' Sky Pencil Ilex
Juncus patens California Gray Rush
Juniperus scopulorum ‘Skyrocket’ Skyrocket Juniper
Leucodendron ‘Jester’ Sunshine Conebrush
Leucophyllum langmaniae ‘Lynn’s Legacy’ Lynn’s Legacy Texas Ranger Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye Ligustrum japonicum ‘Texanum‘ Wax Leaf Privet
Lomandra longifolia ‘LM300’ Breeze Dwarf Mat Rush
Moraea bicolor Fortnight Lily
Olea europaea ‘Montra’ P.P.#6266 Little Ollie Dwarf Olive Pelargonium hortorum Common Geranium
Pennisetum ‘Fairy Tails‘ Fairy Tails Fountain Grass
Penstemon ‘Firebird’ Beard Tongue
Pittosporum Species Tobira
Podocarpus elongatus ‘Monmal’ Icee Blue Yellow-Wood
Rhaphiolepis species Indian Hawthorne
Rosa f. ‘Trumpeter’ Trumpeter Rose
Rosa x ‘Noare’ Flower Carpet Red Groundcover Rose
Strelizia reginae Bird-of-Paradise
Tecoma stans ‘Sierra Apricot’ Sierra Apricot
3409
Piemonte Overlay at
Ontario Center Specific Plan

April 2022

3.8.2.5 Other Elements
Design and development standards applicable to other features represented within the Overlay area are discussed below.

Parking Lot/Streetscape Interface
As provided for under the OCSP to implement the informal landscape concept proposed along the major arterials within the Piemonte Overlay parking setbacks within the Overlay may be averaged.

Limited Use Areas
Standard limited use areas shall be maintained within the Piemonte Overlay as required by the City Engineering Department. Limited use areas restrict development and obstructions proximate to intersections, thereby establishing adequate site distances and promoting pedestrian and vehicular safety.

Retaining Walls
It is anticipated that certain areas of the Piemonte will require construction of expansive retaining walls which will be exposed to public view. Screenwalls may also be introduced where protection from intrusive views may be warranted. The following standards will be observed for expansive walls constructed within the Overlay:
• Visual impact of walls should be minimized by limiting wall heights to five (5) feet whenever possible.
• Walls will be stepped to allow for screen planting whenever possible.

Landscape Grading
Landscaped areas within the Overlay area will be graded as swales to the maximum extent practicable in order to maximize conservation of irrigation water and natural rainfall run-off.
3410
Design Guidelines and
Development Regulations
April 2022 Page 3-83

3.8.3 Piemonte Open Space and Urban Recreational Opportunities The Piemonte Overlay has a unique opportunity to provide an amazing active open space amenity, due to the connection and adjacency to the Arena. Several of the private streets have been designed so they can easily be closed off to vehicular traffic, thereby creating a pedestrian open air mall.

Special events and festivals, along with farmer’s markets, would benefit from this flexible urban activity. Most useful, however, would be pre- and post‑game celebrations extending up from the Arena. Physically expanding the connection to the restaurants and retail component, which will be directly located east and south of the Arena and just one block to the north, will not only create an economic benefit, but more importantly foster a social connection among event attendess and other visitors; as well as create a hub of activity.

3.8.4 Signs
The following discussions identify visual attributes of, and define the standards for, signs within the Piemonte Overlay. The intent is to permit flexibility of design consistent with the proposed mix of land uses, and to provide a cohesive system of signs that are visually coordinated and aesthetically pleasing.

Various signs and monumentation within the Piemonte Overlay will provide identity and reinforce the land use plan and architectural design of the proposal.

Sign design and details will relate to the architectural character, support the overall design concept, and reflect the proposed varied architectural styles.

The Sign Design Guidelines and Sign Regulations presented below constitute the basis of the Master Sign Program for the Piemonte Overlay, which Program is subject to review and approval by the City as provided in Chapter 4. The Master Sign Program will illustrate and demonstrate thematic integration of signs within the overall design, as well as internal compatibility of signs with each other, and with other elements. Further, as verified by the City through the review 3411
Piemonte Overlay at
Ontario Center Specific Plan

processes, all signage will comply with applicable provisions of the Manual on Uniform Traffic Control Devices (MUCTD).

The Master Sign Program will be developed concurrent with design of each individual Project. As a minimum, a draft of the Master Sign Program will be provided to the City for review prior to issuance of the first building permit within the applicable project site, with final approval of the Master Sign Program to be accomplished prior to issuance of the first Certificate of Occupancy. Signs proposed for individual development projects within the Piemonte Overlay will be reviewed by the Planning Department/City for consistency with the Piemonte Sign Program.

3.8.4.1 Sign Design Guidelines
The following Sign Design Guidelines will establish and reinforce the identity of the Overlay, and provide a cohesive informational and directional graphic system. The detailing and style of signs shall relate to the architectural themes proposed, and shall support the Piemonte development concept while contributing to the overall ambience.

Thematic Character
Interesting and colorful signs will serve to attract patrons and facilitate desired circulation within the Piemonte. Signs will also establish and reinforce the development character within the Piemonte Overlay. The goals of the Piemonte sign guidelines are to:
• Foster variety in signs, including variety of size, design, placement, detail, shape and color.
• Encourage the use of design elements which interpret and incorporate thematic architectural elements.

To achieve these goals, the following guidelines will be followed in the design and implementation of signs within the Piemonte Overlay:
• Signs shall exhibit a varied mix of designs, colors, shapes, materials, and 3412
Design Guidelines and
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fabrication technologies to reinforce the architectural themes. For example, modern office buildings within the Overlay will introduce signs evidencing modern designs, and which interpret architectural styles materials and styles of the buildings they (the signs) identify. The use of certain common sign colors, design elements, and/or language (e.g., “XYZ Business at Piemonte”), will lend to a cohesive sense of the Piemonte Overlay.
• Monument entry signs shall be integrated into cohesive landscape treatments.

Sign Categories
The following general categories of signs will be implemented in the Piemonte Overlay.

Perimeter Identity Signs
• Perimeter Monumentation. Entry and perimeter statements identifying the overall property and corporate identifications as applicable, consisting of vertical or horizontal monument signs which are integrated into landscape features.
• Perimeter and Tenant Identification Signs. Signs and identification statements denoting the Piemonte Overlay, as well as illuminated logos and tenant images which are integrated into building facades and roof edges. • Perimeter Directional Signs. Directional signs located on the perimeter of Piemonte Overlay.

Internal Directional/Informational Signs
• Site Circulation Signs. Signs which facilitate pedestrian and vehicle circulation and assist drivers to identify areas within the Overlay while reinforcing the overall Overlay. The character of these signs will reflect the varied architectural themes employed within Overlay.
• Interior Banners. System of pole-mounted banners for identification purposes. It is anticipated that banners would be employed primarily in the more informal settings of the Commercial areas.
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• Regulatory Signs. Regulatory signs will be provided consistent with City requirements. To the extent feasible, these signs will continue and interpret the Overlay architectural and landscape/streetscape themes.

Tenant Signs
Tenant signs will reflect individual occupancies, as determined by specific user requirements, including but not limited to: corporate logos, colors, and sign configurations. As a component of the City’s development review process, tenant signs will be evaluated for consistency with these guidelines.

Digital Advertising Signs
Digitial Advertising Signs are allowed within the plaza area east of the Arena building, in the general area between Subareas 16 and 18, and Subareas 17 and 19. The signs will be a series of LED Billboard Screens and located in highly visible, high traffic, outdoor plaza and pedestrian corridor. The Digital Adversiting Signs may display products, brands, and businesses associated with the commercial uses in the development as well as offsite advertisements, City sponsored events, and public service announcements. An approved Master Sign Program shall be required in accordance with the Ontario Development Code to establish development standards for design, sign area, location, and use.

3.2.8.2 Sign Regulations
Sign regulations are organized to address the two (2) primary categories of signs within the Piemonte as described above: Perimeter Identity Signs and Internal Informational/Directional Signs. Individual tenant improvements signs will be addressed as a component of City’s review processes for individual development proposals within the Piemonte Overlay. Of primary concern are the visual attributes of internal signs, and public perception of the signs as seen from offsite vantages. 3414
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Perimeter Identity Signs
The purpose of the Perimeter Identity Signs is to provide identification of the Piemonte Overlay at the edges and entrances and primary tenants. The character and details of these signs will interpret and reinforce general architectural themes of the Piemonte Overlay and will incorporate elements consistent with the design expressions common to prevailing architectural style(s). Perimeter Identity Signs shall be implemented consistent with the following guidelines:

Perimeter Entry Monumentation
Entry monumentation will be provided at each of the Overlay’s perimeter entrances. (Please refer to the SPA topical discussion of Entry Statements).

Monument signs provided at the development entrances will incorporate and reflect architectural themes exhibited by structures within the Piemonte Overlay.

These signs may incorporate corporate identifiers, electronic graphics or similar visual displays. Detailed dimensions and locations of perimeter entry monument signs will be as provided for within the Piemonte Sign Program.

Perimeter Project and Tenant Identification
Perimeter and tenant identification statements will consist of horizontal or vertical monuments integrated into landscaping features along perimeter roadways. Content may include the development name and logo and names and logos of major tenants. Detailed dimensions and locations of perimeter and tenant identification monument signs will be as provided for within the Piemonte Sign Program.

Perimeter Directional Signs
Perimeter directional signs will typically be fabricated metal panels on posts, or panels mounted to lighting standards. Dimensions and general locations of perimeter directional signs will be as provided for within the Piemonte Sign Program. 3415
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Internal Informational/Directional Signs
Internal Informational/Directional Signs shall be limited to the following:
• Vehicular Circulation. Directional signs associated with on-site roadways and traffic circulation system.
• Pedestrian Circulation. Directional signs associated with on-site pedestrian walkways and corridors.
• Interior Banners. Banners or similar informal signs may be implemented throughout the Piemonte as a means of introducing color, variety, and as a unifying thematic element.
• Parking Zone Markers. Signs mounted on permanent poles to identify parking areas.

Other Regulatory Signs
Other regulatory signs, e.g., traffic controls signs, access control signs, will be provided throughout the Piemonte Overlay consistent with City or other applicable agency requirements.

Internal informational/directional signs will reflect the varied architectural themes and styles that are proposed throughout the Project. With the exception of signs mandated by City or other ordinances, dimensions and area of all Internal Informational/Directional Signs shall be as provided for within the Piemonte Sign Program.
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3.8.5 Lighting

3.8.5.1 Lighting Design Guidelines
Lighting themes and fixtures will lend a varied ambience to the nighttime appearance of the Piemonte Overlay, while providing illumination that is consistent with customary municipal safety standards. A combination of light fixtures will be used to illuminate surfaces such as roadways, parking areas and walkways, as well as landscape areas and building facades. The overall effect to be achieved is a balanced composition of lighting elements consisting of warm color light for architecture and cool color light for landscaping. The utilization of varying shades of white light will bring out the most desirable color characteristics of each.

Illumination for roadways will be provided by decorative poles that are compatible with the architectural character of the Piemonte Overlay and its surroundings. Light sources will be energy-efficient fixtures selected for their durability and reliability. Finishes will be complementary to architectural and landscaping components.

Parking areas will receive “cut-off” luminaries that shield against light trespass.

The fixtures will be pole-mounted and shall include optics which will allow all appropriate areas to receive an average light level of approximately 1.5 foot candles. Fixtures will be energy-efficient LED or other code compliant lights.

Facade lighting will consist of energy-efficient LED, metal halide, fluorescent, and incandescent sources. The goal will be to accent architectural building details, and to create a unified appearance for all structures. Layers of light from multiple sources will help to control contrasts and to enhance 3-dimensional perspectives.

Low level path lighting and illuminated bollards will be used to accent walkways, plazas, paseos and other pedestrian access areas. Fluorescent sources are most desirable for this type of lighting.
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Metal halide and fluorescent fixtures are the primary light source that will be used to highlight planting and trees. The intent is to bring out the green of tree canopies as well as the vibrant colors of seasonal plants at grade level.

Project signs may be internally or externally illuminated, consistent with provisions of the Piemonte Sign Program.

3.8.5.2 Lighting Development Standards
All lighting along public roadways will comply with applicable City and OCSP requirements (as modified by this Overlay). Lighting and light fixtures within the Piemonte Overlay shall conform to the following standards:
• The use of lighting should be integrally designed as part of the built environment and should reflect a balance for the lighting needs with the contextual ambient light level and surrounding nighttime characteristics of the community.
• Lighting designs should be designed to minimize glare, light trespass, energy conservation, and to maintain dark skies.
• Full cut-off fixtures, mounting heights, and shielding should be utilized to effectively control glare and light trespass where possible. • Lighting standards should support the overall intended theme of the Project. • Lighting should be both aesthetically pleasing as well as functional. • Lighting should meet all code requirements to properly achieve appropriate coverage.
• Lighting should provide a sense of safety and security for all site users.

All lighting within the Piemonte Overlay will be implemented and operated in conformance with Section 6.01.015.N.13 of the Ontario Development Code. 3418
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4.0 ADMINISTRATION

4.1 INTRODUCTION
Approval of the Piemonte Overlay Specific Plan Amendment (2022) indicates acceptance by the City of Ontario City Council of the general framework for the development of the Piemonte Overlay property. Part of that framework establishes specific development standards that constitute the zoning regulations for the Piemonte Overlay. The provisions contained herein regulate development within the Specific Plan area, and provide the process for review and approval of development projects within the Overlay area.

4.2 SEVERABILITY
If any portion of this Specific Plan Overlay document is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining portions thereof. The legislative body hereby declares that they would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective.

4.3 MINOR MODIFICATIONS TO THE OVERLAY
The City recognizes that modifications to the text and exhibits of this document may be needed over time. The following minor modifications to this document may be process as Specific Plan Minor Amendments, pursuant to Ontario Development Code Section 4.02.080; the reviewing authority however shall have the discretion to defer any such request for modification to the Planning Commission or City Council.
• Expansions or reductions of the net acreage covered within a Subarea. • A decrease in development intensity/density (non-residential square footage, lodging rooms, and/or residential units).
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treatments, plant matrices, fencing, lighting, and entry treatments. • Implementation of alternative landscape materials, wall materials, wall alignment, entry monument design, and streetscape design that are generally consistent with the conceptual design guidelines contained within this Overlay.
• Modifications to Architectural Design Guidelines, such as variation of materials within a particular architectural style and variations in materials and colors.
• Modifications to Signage requirements.
• Final infrastructure facility sizing and precise location of dry utilities, water, sewer, and storm drainage improvements when directed by the City Engineer. • Roadway alignment when the changes are warranted. Revisions to exhibits which do not substantially change the intent of the Specific Plan. • Modification and deletions to the list of allowed uses. • Specific modifications of a similar nature to those listed above which are deemed minor by the Planning Director, which are in keeping with the intent of this Specific Plan and which are in conformance with the City of Ontario General Plan.

4.4 AMENDMENTS TO THE OVERLAY
Amendments to the Overlay may be requested by the applicant or the City pursuant to Section 65453(a) of the Government Code. Amendments shall be processed pursuant to the provisions of the Government Code for Specific Plan Amendments and Section 4.01.035 Specific Plans and Amendments of the Ontario Development Code.

In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) are responsible for preparing the necessary CEQA documentation. 3420
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4.5 SUBDIVISION MAPS
Approval of subdivision maps may occur concurrently or subsequent to the adoption of the Overlay. All tentative and final subdivision maps shall be reviewed and approved pursuant to Division 2.02, Application Filing and Processing, and Division 6.08, Subdivisions, of the Ontario Development Code and consistent with the applicable provisions of the Land Use, Infrastructure, Development Regulations, and Design Guidelines adopted as part of the Overlay.

4.6 DEVELOPMENT REVIEW PROCESS
Development proposals within the Piemonte Overlay area are subject to review and approval by the City of Ontario through the City’s review processes discussed below.

4.6.1 Development Plans
Development proposals shall be submitted to the City for consideration, pursuant to the provisions of the Development Code Division 2.02 and Division

4.02. Development Plans shall be substantially consistent with the Overlay and associated exhibits. Applications and appeals related to Development Plan Review shall conform to requirements of the Ontario Development Code.

Through the Development Plan review process, development of individual proposals will be evaluated for consistency with the land uses, facilities configurations, and Design Guidelines and Development Regulations established under the Overlay. Development Plan review will consider and evaluate such details as building architecture, design, location and orientation, development intensity, and circulation/site access.

4.6.2 Development Capacity Conversion
Any conversion of remaining development capacity shall be processed at the same time as the applicable development plan.
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4.7 CONDITIONAL USE PERMIT
Conditional Use Permits shall be required in accordance with Table 5.02-1:

Land Use Matrix of the Ontario Development Code. Conditional uses shall be processed pursuant to the requirements of Section 4.02.015 Conditional Use Permits of the Ontario Development Code. Conditional Use Permits adjacent to residential uses shall consider and address the following residential/commercial interface issues during the review process:

1. Parking
• Guest
• Personal spaces being used

2. Traffic
• Blocked streets
• Arena/restaurant events

3. Noise
• People
• Traffic/Motorcycles
• Horns
• Music
• Arguments

4. Late Night Activities
• Every night until 2 am

5. Security
• Unwanted element
• Sheer number of people in area
• Strangers

6. Lack of Privacy
• Walking
• Jogging
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• Dog Walking

7. Trash Pickup
• Early morning noise

8. Deliveries
• Large trucks
• Times of day

9. Lighting
• Overall light – amount of light
• Lights shining in windows

10. Odors/Smell/Health
• Kitchens/food
• Flies and bugs
• Rats and rodents

11. View/Appearance
• Back of house
• Loading areas
• Wash out areas

12. Physical Damage
• Walls
• Buildings
• Gates
• Landscape

4.8 APPEALS
An appeal from any determination, decision, or requirement of staff, City, or Planning Commission shall conform to the appeal procedures established by Division 2.04 Appeals of the Ontario Development Code.
3423

5.0 GENERAL PLAN CONSISTENCY
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits the adoption and administration of Specific Plans as an implementation tool for elements contained in the local General Plan. Specific Plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the General Plan.

The Piemonte Overlay has been prepared in conformance with the goals and policies of The Ontario Plan (TOP) Policy Plan (General Plan). The policy analysis in this Chapter describes the manner in which the Overlay complies with TOP Goals and Polices applicable to the development.
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Policy Plan Goals and Policies Overlay Consistency

LAND USE ELEMENT
GOAL LU 1: 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.

LU 1-1 Strategic Growth. We concentrate growth in
strategic locations that help create place and identify, maximizes available and planned infrastructure, and
foster the development of transit.

The Overlay area is located within the Ontario
Center Specific Plan (OCSP) identified in
The Ontario Plan and will rely on available
infrastructure. The Overlay will adhere to current
approved City of Ontario Infrastructure Master
Plans.

LU 1-2 Sustainable Community Strategy. We
integrate state, regional and local Sustainable
Community/Smart Growth principles into the
development and entitlement process.

Sustainable Community/Smart Growth principles
are incorporated into Land Use Plan. Pedestrian
sidewalks connect the mix of land uses within
the OCSP. The project will contain many energy
efficient features.

LU 1-3 Adequate Capacity. We require adequate
infrastructure and services for all development.

The Overlay is located in an area where planned
infrastructure and public facilities have been
constructed to ensure that adequate roadways and
public utilities including sewer, water and drainage
facilities along with parks and other public facilities are provided to serve the Overlay area.

LU 1-4 Mobility. We require development and urban
design, where appropriate, that reduces reliance
on the automobile and capitalizes on multi-modal
transportation opportunities. (Link to Mobility
Element Policy M 3-3)
The mix of residential and commercial land uses
within the Overlay are within walkable distance
reducing the reliance on the automobile..

LU 1-5 Jobs-Housing Balance. We coordinate land
use, infrastructure, and transportation planning and
analysis with regional, county and other local agencies to further regional and subregional goals for jobshousing balance. (Link to Community Economics Element Policy CE1-1)
N/A
LU 1-6 Complete Community. We incorporate a
variety of land uses and building types in our land use planning efforts that result in a complete community
where residents at all stages of life, employers, workers and visitors have a wide spectrum of choices of where
they can live, work, shop and recreate within Ontario.
(Link to Complete Community Section of Community
Economics Element)
The Overlay plans for a complete infill
community with a mix of residential,
commercial, and offices where residents can live,
work, shop and recreate at adjacent areas.
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Policy Plan Goals and Policies Overlay Consistency
LU 1-7 Revenues and Costs. We require future
amendments to our Land Use Plan to be accompanied
by analyses of fiscal impacts. (Link to Community
Economics Policy CE3-2)
N/A
GOAL LU 2: Compatibility between a wide range of uses.

LU 2-1 Land Use Decisions. We minimize adverse
impacts on adjacent properties when considering land
use and zoning requests.

All development will be reviewed through
the City’s Development Plan process. Parking
demand is carefully reviewed to minimize
impacts on adjacent properties.

LU 2-2 Buffers. We require new uses to provide
mitigation or buffers between existing uses where
potential adverse impacts could occur. (Link to
Community Design)
N/A
LU 2-3 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. ( Link to
Hazardous Materials & Waste including Policies S6-4
and S6-5)
N/A
LU 2-4 Regulation of Nuisances. We regulate the
location, concentration and operations of potential
nuisances.

N/A
LU 2-5 Regulation of Uses. We regulate the location,
concentration and operations of uses that have
impacts on surrounding land uses.

All development will be reviewed through the
City’s Development Plan and/or applicable CUP
process.

LU 2-6 Infrastructure Compatibility. We require
infrastructure to be aesthetically pleasing and in
context with the community character.

The Overlay provides for an aesthetically
pleasing streetscape concept.

LU 2-7 Inter-jurisdictional Coordination. We
maintain an ongoing liaison with IEUA, LAWA,
Caltrans, Public Utilities Commission, the railroads
and other agencies to help minimize impacts and
improve the operations and aesthetics of their
facilities.

N/A
LU 2-8 Transitional Areas. We require development
in transitional areas to protect the quality of life of current residents.

N/A
LU 2-9 Methane Gas Sites. We require sensitive land
uses and new uses on former dairy farms or other
methane-producing sites be designed to minimize
health risks.

N/A
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Policy Plan Goals and Policies Overlay Consistency
GOAL LU3: Staff, regulations and processes that support and allow flexible response to conditions and circumstances in order to achieve the Vision.

LU 3-1 Development Standards. We maintain clear
development standards which allow flexibility to
achieve our Vision.

The Overlay will set forth clear development
standards compatible with the City’s vision.

LU 3-2 Design Incentives. We offer design incentives
to help projects achieve the Vision. (Link to
Community Design)
N/A
LU 3-3 Land Use Flexibility. We consider uses not
typically permitted within a land use category if doing so improves livability, reduces vehicular trips, creates community gathering places and activity nodes, and
helps create identity.

The Overlay will be classified as mixed use to
allow for flexible land use that will improve
livability around the area by creating a
pedestrian driven community, through open
spaces, plazas, and entertainment.

Goal LU 4: Development that provides short-term value only when the opportunity to achieve our Vision can be preserved.

LU 4-1 Commitment to Vision. We are committed to
achieving our Vision but realize that it may take time
and several interim steps to get there.

The Overlay master plan is designed to be
developed in a series of phases to achieve the
Vission around the Piemonte Overlay.

LU 4-2 Interim Development. We allow development
in growth areas that is not immediately reflective
of our ultimate Vision provided it can be modified
or replaced when circumstances are right. We will
not allow development that impedes, precludes or
compromises our ability to achieve our Vision. (Link
to Community Economics Policy CE2-3)
The Overlay development allows for areas to be
utilized as temporary uses if it will facility and
assist towards achieving the ultimate vision.

Some areas can be used as immediate parking
areas that can later be developed to achieve and
accomodate the required parking.

LU 4-3 Infrastructure Timing. We require that the
necessary infrastructure and services be in place prior to or concurrently with development.

Necessary infrastructure and services will be in
place at occupancy.

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

LU 5-1 Coordination with Airport Authorities.

We collaborate with FAA, Caltrans Division
of Aeronautics, airport owners, neighboring
jurisdictions, and other shareholders in the
preparation, update and maintenance of airportrelated plans.

N/A
LU 5-2 Airport Planning Consistency. We coordinate
with airport authorities to ensure The Ontario Plan
is consistent with state law, federal regulations and/
or adopted master plans and land use compatibility
plans for the ONT and Chino Airport.

N/A
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LU 5-3 Airport Impacts. We work with agencies
to maximize resources to mitigate the impacts and
hazards related to airport operations.

N/A
LU 5-4 ONT Growth Forecast. We support and
promote an ONT that accommodates 30 million
annual passengers and 1.6 million tons of cargo per
year, as long as the impacts associated with that level of operations are planned for and mitigated
N/A
LU 5-5 Airport Compatibility Planning for ONT.

We create and maintain the Airport Land Use
Compatibility Plan for ONT.

N/A
LU 5-6 Alternative Process. We fulfill our
responsibilities and comply with state law with regard
to the Alternative Process for proper airport land use
compatibility planning.

N/A
LU 5-7 ALUCP Consistency and Land Use
Regulations. We comply with state law that requires
general plans, specific plans and all new development
to be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for
any public use airport.

The Overlay is located within the Airport
Influence Areas of Ontario International Airport.

Section 2.1.2 notifies the reader to refer to the
ONT ALUCP.

LU 5-8 Chino Airport. We will support the creation
and implementation of the Airport Land Use
Compatibility Plan for Chino Airport.

N/A

HOUSING ELEMENT
Goal H1: Stable neighborhoods of quality housing, ample community services and public facilities, well-maintained infrastructure, and public safety that foster a positive sense of identity
H 1-1 Housing Rehabilitation. We support the
rehabilitation, maintenance, and improvement of
single-family, multiple-family, and mobile homes
through code compliance, removal of blight where
necessary, and provision of rehabilitation assistance
where feasible.

N/A
H 1-2 Neighborhood Conditions. We direct
efforts to improve the long-term sustainability of
neighborhoods through comprehensive planning,
provision of neighborhood amenities, rehabilitation
and maintenance of housing, and community building
efforts.

Our mixed-use project combines residential and
commercial uses which will help vitalize an
underutilized area.
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H 1-3 Community Amenities. We shall provide
adequate public services, infrastructure, open
space, parking and traffic management, pedestrian,
bicycle and equestrian routes and public safety for
neighborhoods consistent with City master plans and
neighborhood plans.

The Overlay allows for plaza areas to be publicly
accessible community amenities and encourages
engagement with the adjacent commercial ues.

H 1-4 Historical Preservation. We support the
preservation and enhancement of residential
structures, properties, street designs, lot
configurations, and other reminders of Ontario’s past
that are considered to be local historical or cultural
resources.

N/A
H 1-5 Neighborhood Identity. We strengthen
neighborhood identity through creating parks and
recreational outlets, sponsoring neighborhood events
and encouraging resident participation in the planning
and improvement of their neighborhoods.

N/A
GOAL H2: Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario.

H 2-1 Corridor Housing. We revitalize transportation
corridors by encouraging the production of
higher density residential and mixed-uses that are
architecturally, functionally and aesthetically suited to corridors.

The design guidelines and development
standards provide for development suited
for adjacency to corridors. The proposed high
density housing is also suitable for the adjacent
Haven and Fourth Streets high traffic corridors.
2-2 Historic Downtown. We foster a vibrant historic
downtown through facilitating a wide range of
housing types and affordability levels for households
of all ages, housing preferences, and income levels.

N/A
H 2-3 Ontario Airport Metro Center. We foster
a vibrant, urban, intense and highly amenitized
community in the Ontario Airport Metro Center Area
through a mix of residential, entertainment, retail and office-oriented uses.

The Overlay allows for a mix of residential,
entertainment, retail and potentially officeoriented uses centered around the Arena.

H 2-4 New Model Colony. We support a premier
lifestyle community in the New Model Colony
distinguished by diverse housing, highest design
quality, and cohesive and highly amenitized
neighborhoods.

N/A
H 2-5 Housing Design. We require architectural
excellence through adherence to City design
guidelines, thoughtful site planning, environmentally
sustainable practices and other best practices.

The Overlay has its own design guidelines to
achieve architectural excellence.
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Policy Plan Goals and Policies Overlay Consistency
H 2-6 Infill Development. We support the
revitalization of neighborhoods through the
construction of higher-density residential
developments on underutilized residential and
commercial sites.

The Overlay allows for development on
underutilized residential and commercial sites,
including high density residential developments.

Goal H3: A City regulatory environment that balances the need for creativity and excellence in residential design, flexibility and predictability in the project approval process, and the provision of an adequate supply and prices of housing.

H 3-1 Incentives. We maintain incentive programs
that can be offered to projects that provide benefits
to the community such as exceptional design quality,
economic advantages, environmental sustainability, or
other benefits that would otherwise be unrealized.

N/A
H 3-2 Flexible Standards. We allow flexibility in the
application of residential and mixed-use development
standards in order to gain benefits such as exceptional design quality, economic advantages, sustainability, or other benefits that would otherwise be unrealized.

This Overlay provides flexibility in design to
allow the most exceptional design quality.

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

N/A
H 3-4 Financial Incentives. We consider financial
incentives to facilitate and encourage the production,
rehabilitation or improvement of housing, or
provision of services where such activity furthers
housing and community-wide goals.

N/A
GOAL H4: Increased opportunities for low and moderate income households and families to afford and maintain quality ownership and rental housing opportunities, including move-up opportunities.

H 4-1 Preservation of Affordable Apartments. We
strive to facilitate the preservation of the affordability of publicly assisted apartments for lower income
households through financial assistance, technical
assistance, rehabilitation, and collaborative
partnerships.

N/A
H 4-2 Homeownership Opportunities. We increase
and expand homeownership rates for lower and
moderate income households by offering financial
assistance, low-interest loans and educational
resources, and by working in collaboration with
partnerships.

N/A
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H 4-3 Rental Assistance. We support the provision of
rental assistance for individuals and families earning
extremely low, very low, and low income with funding
from the state and federal government.

N/A
H 4-4: Mixed-income Housing. We encourage the
integration of affordable housing in the New Model
Colony, Ontario Airport Metro Center Area, and
existing neighborhoods.

The Overlay provides for apartment living. The
proposed rent range will include rents affordable
to more moderate income residents.

H 4-5 Collaborative Partnerships. We support
collaborative partnerships of nonprofit organizations,
affordable housing developers, major employers, and
for-profit developers to produce affordable housing.

N/A
H 4-6 Fair Housing. We further fair housing by
prohibiting discrimination in the housing market
and providing education, support, and enforcement
services to address discriminatory practices
N/A
Goal H5: A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age or other status.

H 5-1 Senior Housing. We support the development
of accessible and affordable senior housing and
provide financial assistance for seniors to maintain
and improve their homes.

N/A
H 5-2 Family Housing. We support the development
of larger rental apartments that are appropriate for
families with children, including, as feasible, the
provision of services, recreation and other amenities.

The Overlay allows residential two- and threebedroom apartments that will have access to children friendly amenities.

H 5-3 Disabled People. We increase the supply of
permanent, affordable and accessible housing for
people with disabilities, and provide assistance to
allow them to maintain and improve their homes
Residential development in the Overlay project
area will comply with ADA standards.

H 5-4 Homeless People. We partner with non-profit
partners to provide emergency shelters, transitional
housing, permanent supportive housing, and
supportive services for people who are homeless.

N/A
H 5-5 Supportive Services. We financially support
organizations, as feasible, that provide support
services that meet the needs of those with special
needs and further the greatest level of independence.

N/A
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Policy Plan Goals and Policies Overlay Consistency
H 5-6 Partnerships. We collaborate with non-profit
organizations, private developers, employers,
government agencies and other interested parties
to develop affordable housing and provide support
services.

N/A

PARKS AND RECREATION ELEMENT
Goal PR1: A system of safe and accessible parks that meets the needs of the community.

PR 1-1 Access to Parks. We strive to provide a park
and/or recreational facility within walking distances
(1/4 mile) of every residence.

All residents will have access to a range of onsite amenities including plazas, gathering areas, playgrounds, pools and gyms.

PR 1-2 Adjacency to Schools. We examine locating
parks adjacent to school sites to promote joint-use
opportunities.

N/A
PR 1-3 Funding. We shall seek outside, one-time
sources of funding for capital improvements and
reserve ongoing City funds primarily for operations
and maintenance.

N/A
PR 1-4 Joint-use Opportunities. In areas where there
is a need but no City recreational facility, we explore joint-use opportunities. (e.g., school sites).

N/A
PR 1-5 Acreage Standard. We strive to provide 5 acres
of parkland (public and private) per 1,000 residents.

Park fees will be paid at the time of building
permits to assist the City in its park efforts.

PR 1-6 Private Parks. We expect development to
provide a minimum of 2 acres of developed private
park space per 1,000 residents.

Park fees will be paid at the time of building
permits.

PR 1-7 Special Needs/Universal Design. We attempt
to provide recreational opportunities at parks for
people of all ages and abilities.

N/A
PR 1-8 Renovation. We examine renovating existing
facilities prior to building replacement facilities. N/A PR 1-9 Phased Development. We require parks
be built in new communities before a significant
proportion of residents move in.

Park fees will be paid at the time of building
permits.

PR 1-10 Master Plans for Individual Park Facilities.

We require an individual park master plan for parks
in excess of 10 acres.

N/A
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PR 1-11 Environmental Function of Parks. We require
new parks to meet environmental management
objectives.

N/A
PR 1-12 Trails. We promote connections between
parks and local trails including those managed by
other public agencies.

N/A
PR 1-13 Equestrian Trails. We require the design,
construction and maintenance of equestrian trails in
Rural Residential designated areas.

N/A
PR 1-14 Multi-family Residential Developments.

We require that new multi-family residential
developments of five or more units provide
recreational facilities or open space, in addition to
paying adopted impact fees.

The Overlay requires that all multi-family
developments within the Overlay provide
private recreational areas for residents of the
development in addition to the payment of park
fees at the time of building permits.

PR 1-15 Trail Connectivity. We strengthen and
improve equestrian, bike and multipurpose trail
connections within the City and work to improve trail
connections into adjacent jurisdictions.

N/A
PR 1-16 Equestrian Master Plan. We use Homer
Briggs Park as the primary focal point for the
development of a Master Plan of Equestrian Trails in
the Rural Residential area.

N/A

ENVIRONMENTAL RESOURCES ELEMENT
GOAL ER1: A reliable and cost effective system that permits the City to manage its diverse water resources and needs.

ER 1-1 Local Water Supply. We increase local water
supplies to reduce our dependence on imported water. N/A ER 1-2 Matching Supply to Use. We match water
supply and quality to the appropriate use. N/A
ER 1-3 Conservation. We require conservation
strategies that reduce water usage.

All Overlay development will meet CALGreen
low flow fixture requirements. All irrigation
systems will be designed per State and/
or the City of Ontario’s Water Conservation
Ordinance and utilize the existing reclaimed
water infrastructure system. Landscaped areas
within the Overlay area will be graded as swales
to the maximum extent practicable in order to
maximize conservation of irrigation water and
natural rainfall run-off.
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ER 1-4 Supply-Demand Balance. We require that
available water supply and demands be balanced. N/A
ER 1-5 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.

The Overlay development will comply with all
applicable regulations in regards to protecting
groundwater quality.

ER 1-6 Urban Run-off Quantity. We encourage the use
of low impact development strategies to intercept runoff, slow the discharge rate, increase infiltration and ultimately reduce discharge volumes to traditional
storm drain systems.

Overlay development shall be designed to retain
and in-filter, harvest and use or biotreat the
Design Capture Volume of surface run-off, onsite, to comply with the current requirements of the San Bernardino County NPDES Stormwater
Program’s Water Quality Management (WQMP)
for new development projects.

ER 1-7 Urban Run-off Quality. We require the control
and management of urban run-off, consistent with
Regional Water Quality Control Board regulations.

Overlay Development is obligated to minimize
the impacts of urban run-off, through the
implementation of on-site and off-site Low
Impact Development (LID) Site Design Best
Management Practices (BMPs) which retain/
in-filter, harvest and use, or biotreat the
average 2-year, 24-hour storm run-off volume
(85th percentile storm event) from the project,
consistent with Regional Water Quality Control
Board regulations as part of the County-wide
NPDES Permit.

ER 1-8 Wastewater Management. We require the
management of wastewater discharge and collection
consistent with waste discharge requirements adopted
by the Regional Water Quality Control Board.

The project is obligated to comply with
wastewater discharge and collection
requirements adopted by the Regional Water
Quality Control Board.

Goal ER2: A cost effective, integrated waste management system that meets or exceeds state and federal recycling and waste diversion mandates.

ER 2-1 Waste Diversion. We shall meet or exceed AB
939 requirements.

All development will comply with City
construction waste diversion requirements.

ER 2-2 Hazardous and Electronic Wastes. We prohibit
the disposal of hazardous and electronic waste into
the municipal waste stream pursuant to state law.

N/A
ER 2-3 Purchase Products Made from Recycled
Materials. We purchase recycled-content products
where it is cost effective
N/A
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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.

ER 3-1 Conservation Strategy. We require conservation as the first strategy to be employed to meet applicable energysaving standards.

All development within the Overlay will meet
California’s stringent CALGreen and Energy
Codes.

ER 3-2 Green Development- Communities. We
require the use of best practices identified in green
community rating systems to guide the planning and
development of all new communities.

The Overlay contains a broad mix of land uses,
and density as identified in the best practices of
several rating systems.

ER 3-3 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.

All development within the Overlay will meet
California’s stringent CALGreen and Energy
Codes.

ER 3-4 Green Development– Public Buildings. We
require all new and substantially renovated City
buildings in excess of 10,000 square feet achieve a
LEED Silver Certification standard, as determined by
the U.S. Green Building Council.

N/A
ER 3-5 Fuel Efficient and Alternative Energy Vehicles
and Equipment. We purchase and use vehicles and
equipment that are fuel efficient and meet or surpass
state emissions requirements and/or use renewable
sources of energy
N/A
ER 3-6 Generation. Renewable Sources. We promote
the use of renewable energy sources to serve public
and private sector development.

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

ER 4-1 Land Use. We reduce GHG and other local
pollutant emissions through compact, mixed use, and
transit-oriented development and development that
improves the regional jobs-housing balance.

The Overlay provides for compact mix of uses
that improves the regional jobs-housing balance.

ER 4-2 Sensitive Land Uses. We prohibit the future
siting of sensitive land uses, within the distances
defined by the California Air Resources Board
for specific source categories, without sufficient
mitigation.

N/A
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ER 4-3 Greenhouse Gases (GHG) Emissions
Reductions. We will reduce GHG emissions
in accordance with regional, state and federal
regulations.

The Overlay complies with regional, state and
federal regulations.

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

Overlay development will be required to comply
with all State laws in regards to indoor air
quality.

ER 4-5 Transportation. We promote mass transit and
non-motorized mobility options (e.g. walking, biking)
to reduce air pollutant emissions.

Overlay development includes a variety of
pedestrian and bicycle paths that is consistent
with a walkable master plan.

ER4-6 Particulate Matter. We support efforts to reduce
particulate matter to meet State and Federal Clean Air
Standards.

N/A
ER4-7 Other Agency Collaboration. We collaborate
with other agencies within the South Coast Air Basin
to improve regional air quality at the emission source.

N/A
ER 4-8 Tree Planting. We protect healthy trees within
the City and plant new trees to increase carbon
sequestration and help the regional/local air quality.

Where possible, healthy existing street trees will
be protected. Additional trees will be planted
within the Overlay per the landscape standards
and requirements.

Goal ER5 Protected high value habitat and farming and mineral resource extraction activities that are compatible with adjacent development.

ER 5-1 Habitat Conservation Areas. We support
the protection of biological resources through the
establishment, restoration and conservation of high
quality habitat areas.

N/A
ER 5-2 Entitlement and Permitting Process. We
comply with state and federal regulations regarding
protected species.

N/A
ER 5-3 Right to Farm. We support the right of existing
farms to continue their operations within the New
Model Colony.

N/A
ER 5-4 Transition of Farms. We protect both existing
farms and sensitive uses around them as agricultural
areas transition to urban uses.

N/A
ER 5-5 Mining Operations. We prohibit future mining
operations where the resource extraction activities are incompatible with existing or proposed adjacent land
uses.

N/A
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COMMUNITY ECONOMICS ELEMENT
GOAL CE1: A complete community that provides for all incomes and stages of life.

CE 1-1 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 outcommuting.

The Overlay allows for mixed land uses of
commercial, office, and residential to promote job
growth in the area.

CE 1-2 Jobs and Workforce Skills. We use our
economic development resources to: 1) attract jobs
suited for the skills and education of current and
future City residents; 2) work with regional partners
to provide opportunities for the labor force to improve its skills and education; and 3) attract businesses that increase Ontario’s stake and participation in growing
sectors of the regional and global economy. (Link to
Social Resource Policy SR2-2)
N/A
CE 1-3 Regional Approach to Workforce
Development. We work with our partners to provide
workforce training and development services
throughout the region recognizing that Ontario
employers rely on workers living outside of the City.

N/A
CE 1-4 Business Retention and Expansion. We
continuously improve two-way communication with
the Ontario business community and emphasize
customer service to existing businesses as part of our
competitive advantage.

N/A
CE 1-5 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.

N/A
CE 1-6 Diversity of Housing. We collaborate with
residents, housing providers and the development
community to provide housing opportunities for
every stage of life; we plan for a variety of housing
types and price points to support our workforce,
attract business and foster a balanced community.

The Overlay provides smaller studio to
3-bedroom apartments that will serve a diversity
of households and incomes.

CE 1-7 Retail Goods and Services. We seek to
ensure a mix of retail businesses that provide the full continuum of goods and services for the community.

The Overlay allows for an exciting mix of retail
businesses.
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CE 1-8 Regional Attraction. We encourage the
development and programming of regional, cultural,
and entertainment destinations in Ontario. (Link to
Social Resources Entertainment and Culture Policy
SR5-4)
The Overlay vision encourages a regional
entertainment destination around the Arena.

CE 1-9 Regional Leadership. We provide leadership
for public, quasi-public, and private-sector partners
that help Ontario and its residents and businesses
realize our goals and achieve our Vision.

N/A
CE 1-10 Life-Long Education. We work with our
partners who provide life-long learning to ensure that
our residents and workforce have access to education
at all stages of life. (Link to Social ResourcesEducation SR2-1) N/A
CE 1-11 Socioeconomic Trends. We continuously
monitor, plan for, and respond to changing
socioeconomic trends.

N/A
CE 1-12 Circulation. We continuously plan and
improve public transit and non-vehicular circulation
for the mobility of all, including those with limited
or no access to private automobiles. (Link to Mobility
Public Transit)
Existing bus routes are located on adjacent streets
to the Overlay, allowing residents and patrons
of commercial development easy access to
alternative means of transportation.

CE 1-13 Safety and Security. We invest in public
safety and communicate our successes because the
perception and reality of safety and security are
necessary prerequisites for private investment and
economic growth. (Link to Safety Element)
N/A
GOAL CE2: A City of distinctive neighborhoods, districts, and corridors, where people choose to be.

CE 2-1 Development Projects. We require new
development and redevelopment to create unique,
high-quality places that add value to the community.
(Link to Community Design Element)
The Overlay sets forth criteria for creating
high-quality places and development. In
particular, residential development expressed in
a contemporary architectural vernacular will be
unique to Ontario.

CE 2-2 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.

The Overlay provides standards and guidelines
to create unique, functional and sustainable
places.
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CE 2-3 Interim Development. We require interim
development that does not reflect the long-term
Vision, be limited in scale of development so that the
investment can be sufficiently amortized to make
Vision-compatible redevelopment financially feasible.

N/A
CE 2-4 Protection of Investment. We require that new
development and redevelopment protect existing
investment by providing architecture and urban
design of equal or greater quality.

The Overlay provides a framework for high
quality architecture and urban design.

CE 2-5 Private Maintenance. We require adequate
maintenance, upkeep, and investment in private
property because proper maintenance on private
property protects property values. (Link to
Community Design Policy CD5-1)
There is an existing Piemonte at Ontario Center
Property Owners Association that maintains the
private drives.

CE 2-6 Public Maintenance. We require the
establishment and operation of maintenance districts
or other vehicles to fund the long-term operation and
maintenance of the public realm whether on private
land, in rights-of-way, or on publicly-owned property.
(Link to Community Design Policy CD 5-1)
N/A
Goal CE3 Decision-making deliberations that incorporate the full short-term and long-term economic and fiscal implications of proposed City Council actions.

CE 3-1 Fiscal Impact Disclosure. We require requests
for City Council action to disclose the full fiscal
impacts, including direct and indirect costs.

N/A
CE 3-2 General Plan Amendments. We require those
proposing General Plan amendments to disclose
reasonably foreseeable impacts through a fiscal
analysis.

N/A
CE 3-3 Long-Term Funding Disclosure. We require
those requesting City support or funding for projects
or programs to disclose if and how they can be
continued without further City support.

N/A
CE 3-4 Improving Fiscal Decision-Making. We
periodically assess the accuracy of projections for staff time and City resources and use the assessment results
to improve our fiscal decision-making process.

N/A
CE 3-5 Sustainable Development. We recognize
impacts to municipal finances as an element of
sustainability, and we require claims of sustainability to assess fiscal impacts.

N/A
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CE 3-6 Fully Funded Liability. We require long-term
liabilities, such as retiree medical benefits, employee accrued leave balances and self insured liability
claims, to be fully funded to ensure sound, long-term
fiscal health.

N/A
CE 3-7 Programmatically Balanced Budget. We
require that the annual budget include appropriations
allocated in a manner to meet the goal of the
programmatically balanced budget.

N/A
CE 3-8 Budget Margins. We require that the adopted
budget for revenue and expenditures reflect sufficient
budget margins to minimize negative impacts to City
services due to economic uncertainties.

N/A
CE 3-9 Complete Comparative Context. We require
that our annual budget process provide the complete
comparative context for proposed new and increased
funding so decision makers can fully understand the
trade-offs among budget choices.

N/A

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

S 1-1: 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.

All habitable buildings within the Overlay will be
required to meet the California Building Code.

S 1-2 Entitlement and Permitting Process. We follow
state guidelines and the California Building Code to
determine when development proposals must conduct
geotechnical and geological investigations.

All habitable buildings within the Overlay will be
required to meet the California Building Code.

S 1-3 Continual Update of Technical Information.

We maintain up-to-date California Geological Survey
seismic hazard maps.

N/A
S 1-4 Seismically Vulnerable Structures. We
conform to state law regarding unreinforced masonry
structures.

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

S 2-1 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 downgradient.

N/A
S 2-2 Flood Insurance. We will limit development
in flood plains and participate in the National Flood
Insurance Program.

N/A
S 2-3 Facilities that Use Hazardous Materials. We
comply with state and federal law and do not permit
facilities using, storing, or otherwise involved with
substantial quantities of on-site hazardous materials
to be located in the 100 year flood zone unless all
standards of elevation, flood proofing and storage
have been implemented to the satisfaction of the
Building Department.

N/A
S 2-4 Prohibited Land Uses. We prohibit the
development of new essential and critical facilities in the 100-year floodplain.

N/A
S 2-5 Storm Drain System. We maintain and improve
the storm drain system to minimize flooding. (Link to
Environmental Resources)
N/A
S 2-6 Use of Flood Control Facilities. We encourage
joint use of flood control facilities as open space or
other types of recreational facilities.

N/A
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.

S 3-1 Prevention Services. We proactively mitigate or
reduce the negative effects of fire, hazardous materials release, and structural collapse by implementing the
adopted Fire Code.

All buildings and site design will comply with
the California Fire Code.

S 3-2 Community Outreach. We provide education
to local schools and community groups to promote
personal and public safety.

N/A
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S 3-3 Fire and Emergency Medical Services. We
maintain sufficient fire stations, equipment and
staffing to respond effectively to emergencies.

N/A
S 3-4 Special Team Services. We maintain effective
special rescue services. N/A
S 3-5 Emergency Communication Services. We
maintain a 9-1-1 emergency communication and
dispatch center.

N/A
S 3-6 Interagency Cooperation. In order to back
up and supplement our capabilities to respond to
emergencies, we participate in the California Fire
Rescue and Mutual Aid Plan.

N/A
S 3-7 Water Supply and System Redundancy. We
monitor our water system to manage firefighting
water supplies.

N/A
S 3-8: Fire Prevention through Environmental
Design. We require new development to incorporate
fire prevention consideration in the design of
streetscapes, sites, open space and buildings. (Link to Community Design Element)
All development within the Overlay incorporates
fire prevention considerations in the design of
streetscapes, sites, open spaces and buildings and
will be verified for compliance during the review
process.

S 3-9 Resource Allocation. We analyze fire data
to evaluate the effectiveness of our fire prevention
and reduction strategies and allocate resources
accordingly.

N/A
Goal S4 An environment where noise does not adversely affect the public’s health, safety, and welfare.

S 4-1 Noise Mitigation. We utilize the City’s Noise
Ordinance, building codes and subdivision and
development codes to mitigate noise impacts.

All habitable buildins withing the Overlay will
be required to meet the City’s Noise Ordinance,
California Building Code and subdivision and
develoment codes to mitigate noise impact.

S 4-2 Coordination with Transportation Authorities.

We collaborate with airport owners, FAA, Caltrans,
SANBAG, SCAG, neighboring jurisdictions, and
other transportation providers in the preparation
and maintenance of, and updates to transportationrelated plans to minimize noise impacts and provide appropriate mitigation measures.

N/A
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S 4-3 Airport Noise Mitigation. We aggressively
pursue funding and utilize programs to reduce effects
of aircraft noise in impacted areas of our community.
(Link to Land Use Element and Quiet Home Program)
N/A
S 4-4 Truck Traffic. We manage truck traffic to
minimize noise impacts on sensitive land uses. (Link
to Mobility Element)
N/A
S 4-5 Roadway Design. We design streets and
highways to minimize noise impacts. N/A
S 4-6 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.

The Overlay complies with the ALUCP for
Ontario International Airport.

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

S 5-1 Backup Power in Critical Facilities. We require
backup power be maintained in critical facilities. N/A
S 5-2 Dust Control Measures. We require the
implementation of Best Management Practices for
dust control at all excavation and grading project.

Construction within the Overlay will comply
with all mitigation measures identified in the
project EIR with regard to dust control.

S 5-3 Grading in High Winds. We prohibit excavation
and grading during strong wind conditions, as
defined by the Building Code.

The Overlay complies with the Building Code.

Goal S6 Reduced potential for hazardous materials exposure and contamination.

S 6-1 Disclosure and Notification. We enforce
disclosure laws that require all users, producers, and
transporters of hazardous materials and wastes to
clearly identify the materials that they store, use or
transport.

N/A
S 6-2 Response to Hazardous Materials Releases.

We respond to hazardous materials incidents and
coordinate these services with other jurisdictions.

N/A
S 6-3 Safer Alternatives. We minimize our use
of hazardous materials by choosing non-toxic
alternatives that do not pose a threat to the
environment.

N/A
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S 6-4 Safe Storage and Maintenance Practices.

We require that the users of hazardous materials
be adequately prepared to prevent and mitigate
hazardous materials releases.

N/A
S 6-5 Location of Hazardous Material Facilities.

We regulate facilities that will be involved in the
production, use, storage or disposal of hazardous
materials, pursuant to federal, state, county, and local regulations, so that impacts to the environment and
sensitive land uses are mitigated.

N/A
S 6-6 Location of Sensitive Land Uses. We prohibit
new sensitive land uses from locating within airport
Safety Zones and near existing sites that use, store, or generate large quantities of hazardous materials. (Link to Land Use Element)
N/A
S 6-7 Household Hazardous Waste. We support the
proper disposal of household hazardous substances. N/A
S 6-8 Mitigation and Remediation of Groundwater
Contamination. We actively participate in local
and regional efforts directed at both mitigating
environmental exposure to contaminated
groundwater and taking action to clean up
contaminated groundwater once exposure occurs.

N/A
S 6-9 Remediation of Methane. We require
development to assess and mitigate the presence of
methane, per regulatory standards and guidelines.

N/A
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.

S 7-1 Police Unit Response. We respond to calls for
service in a timely manner. N/A
S 7-2 Community Oriented Problem Solving
(C.O.P.S.). We support and maintain the mission of
COPS to identify and resolve community problems.

N/A
S 7-3 Prevention Services. We provide crime
prevention programs targeted to youth, parents,
seniors, businesses, and neighborhoods.

N/A
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S 7-4: Crime Prevention through Environmental
Design (CPTED). We require new development to
incorporate CPTED in the design of streetscapes, sites, open spaces and buildings.

All new development will be reviewed and
approved pursuant to the provisions of the City’s
Subdivision Ordinance and Development Plan
Review process which provides for review by the
City’s Police Department and that may require
the development to incorporate CPTED in the
design of streetscapes, sites, and buildings.

S 7-5 Interdepartmental Coordination. We utilize all
City departments to help reduce crime and promote
public safety.

N/A
S 7-6 Partnerships. We partner with other local, state
and federal law enforcement agencies and private
security providers to enhance law enforcement service
to Ontario.

N/A
S 7-7 Resource Allocation. We analyze crime data
to evaluate the effectiveness of crime prevention
and reduction strategies and allocate resources
accordingly.

N/A

MOBILITY ELEMENT
GOAL M1: A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.

M 1-1: 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.
• 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 Overlay complies with federal, state and
local design and safety standards. It is consistent
with the requirements of the City’s Functional
Roadway Classification Plan.

M 1-2: Mitigation of Impacts. We require
development to mitigate its traffic impacts.

All development will implement all traffic
mitigation measures, standard conditions
and project design features identified in the
project EIR.
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M 1-3 Roadway Improvements. We work with
Caltrans, SANBAG and others to identify, fund
and implement needed improvements to roadways
identified in the Functional Roadway Classification
Plan.

N/A
M 1-4 Adjacent Jurisdictions. We work with
neighboring jurisdictions to meet our level of service
standards at the City limits.

Street improvements along 4th Street will
have been approved by the City of Rancho
Cucamonga.

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

M 2-1 Bikeway Plan. We maintain our Multipurpose
Trails & Bikeway Corridor Plan to create a
comprehensive system of on- and off-street bikeways
that connect residential areas, businesses, schools,
parks, and other key destination points.

Existing bike lanes on public streets will remain.

M 2-1 Bikeway Plan. We maintain our Multipurpose
Trails & Bikeway Corridor Plan to create a
comprehensive system of on- and off-street bikeways
that connect residential areas, businesses, schools,
parks, and other key destination points.

N/A
M 2-3: Pedestrian Walkways. We require walkways
that promote safe and convenient travel between
residential areas, businesses, schools, parks, recreation areas, and other key destination points. (Link to
Community Design CD 3-1)
Pedestrian walkways are planned throughout
the Overlay area, promoting safe and convenient
travel between destination points.

M 2-4 Network Opportunities. We explore
opportunities to expand the pedestrian and bicycle
networks. This includes consideration of utility
easements, levees, drainage corridors, road right-ofways, medians and other potential options.

N/A
GOAL M3: A public transit system that is a viable alternative to automobile travel and meets the basic transportation needs of the transit dependent.

M 3-1 Transit Partners. We maintain a proactive
working partnership with transit providers to ensure
that adequate public transit service is available.

N/A
M 3-2 Transit Facilities at New Development. We
require new development to provide transit facilities,
such as bus shelters, transit bays and turnouts, as
necessary.

Transit facilities are located on adjacent or
nearby streets.
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M 3-3 Transit-Oriented Development. We may
provide additional development-related incentives to
those inherent in the Land Use Plan for projects that
promote transit use.

N/A
M 3-4 Bus Rapid Transit (BRT) Corridors. We work
with regional transit agencies to implement BRT
service to target destinations and along corridors, as
shown in the Transit Plan.

N/A
M 3-5 Light Rail. We support extension of the Metro
Rail Gold Line to Ontario, and will work to secure
station locations adjacent to the Meredith site and at
the proposed multimodal transit center.

N/A
M 3-6 Metrolink Expansion. We advocate expansion
of Metrolink service to include the Downtown and the
multimodal transit center.

N/A
M 3-7 High Speed Rail. We encourage the
development of high-speed rail systems that would
enhance regional mobility in Southern California and
serve the City of Ontario.

N/A
M 3-8 Feeder Systems. We work with regional transit
agencies to secure convenient feeder service from
the Metrolink station and the proposed multimodal
transit center to employment centers in Ontario.

N/A
M 3-9 Ontario Airport Metro Center Circulator. We
will explore development of a convenient mobility
system, including but not limited to shuttle service,
people mover, and shared car system, for the Ontario
Airport Metro Center.

N/A
M 3-10 Multimodal Transit Center. We intend to
ensure the development of a multimodal transit center
near LAONT airport to serve as a transit hub for
local buses, BRT, the Gold Line, high-speed rail, the
proposed Ontario Airport Metro Center circulator and
other future transit modes.

N/A
M 3-11 Transit and Community Facilities. We require
the future development of community-wide serving
facilities to be sited in transit-ready areas that can
be served and made accessible by public transit.

Conversely, we plan (and coordinate with other transit
agencies to plan) future transit routes to serve existing community facilities.

N/A
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Goal M4 An efficient flow of goods through the City that maximizes economic benefits and minimizes negative impacts
M 4-1 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.

N/A
M 4-2 Regional Participation. We work with regional
and subregional transportation agencies to plan and
implement goods movement strategies, including
those that improve mobility, deliver goods efficiently
and minimize negative environmental impacts (Link
to Environmental Resources Policy ER4-3)
N/A
M 4-3 Railroad Grade Separations. We eliminate
at-grade rail crossings identified on the Functional
Roadway Classification Plan.

N/A
M 4-4 Environmental Considerations. We support
efforts to reduce/eliminate the negative environmental
impacts of goods movement.

N/A
M 4-5 Air Cargo. We support and promote a LAONT
airport that accommodates 1.6 million tons of cargo
per year, as long as the impacts associated with that
level of operations are planned for and mitigated.

N/A
Goal M5 A proactive leadership role to help identify and facilitate implementation of strategies that address regional transportation challenges.

M 5-1 Regional Leadership. We maintain a leadership
role to help identify and implement potential solutions to long-term regional transportation problems.

N/A
M 5-2 Land Use Compatibility with Regional
Transportation Facilities. We work with LAWA,
railroads, Caltrans, SANBAG, and other
transportation agencies to minimize impacts.

N/A
Goal LU5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.

LU 5-1 Coordination with Airport Authorities. We
collaborate with FAA, Caltrans Division of Aeronautics, airport owners, neighboring jurisdictions, and
other shareholders in the preparation, update and
maintenance of airport-related plans.

N/A
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LU 5-2 Airport Planning Consistency. We coordinate
with airport authorities to ensure The Ontario Plan
is consistent with state law, federal regulations and/
or adopted master plans and land use compatibility
plans for the ONT and Chino Airport.

N/A
LU 5-3 Airport Impacts. We work with agencies
to maximize resources to mitigate the impacts and
hazards related to airport operations.

N/A
LU 5-4 ONT Growth Forecast. We support and
promote an ONT that accommodates 30 million
annual passengers and 1.6 million tons of cargo per
year, as long as the impacts associated with that level of operations are planned for and mitigated.

N/A
LU 5-5 Airport Compatibility Planning for ONT.

We create and maintain the Airport Land Use
Compatibility Plan for ONT.

N/A
LU 5-6 Alternative Process. We fulfill our
responsibilities and comply with state law with regard
to the Alternative Process for proper airport land use
compatibility planning.

N/A
LU 5-7 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.

The Overlay is located within the Airport
Influence Areas of Ontario International Airport.

Section 2.1.2. notifies the reader to refer to ONT
ALUCP.

LU 5-8 Chino Airport. We will support the creation
and implementation of the Airport Land Use
Compatibility Plan for Chino Airport.

N/A

COMMUNITY DESIGN ELEMENT
GOAL CD1: A dynamic, progressive city containing distinct neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.

CD1-1 City Identity. We take actions that are
consistent with the City being a leading urban center
in Southern California while recognizing the diverse
character of our existing viable neighborhoods.

N/A
CD 1-2 Growth Areas. We require development in
growth areas to be distinctive and unique places
within which there are cohesive design themes.

The Design Guidelines set forth a clear and
cohesive design theme by providing a set of unique
design criteria for site planning, architectural
styles, landscaping, and walls and fences.
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CD 1-3 Neighborhood Improvement. We require
viable existing residential and non-residential
neighborhoods to be preserved, protected, and
enhanced in accordance with our land use policies.

N/A
CD 1-4 Transportation Corridors. We will enhance our
major transportation corridors within the City through
landscape, hardscape, signage and lighting.

N/A
CD 1-5 View Corridors. We require all major northsouth streets be designed and redeveloped to feature views of the San Gabriel Mountains, which are part
of the City’s visual identity and a key to geographic
orientation. Such views should be free of visual clutter, including billboards and may be enhanced by framing
with trees.

Haven Avenue provides view of the San Gabriel
Mountains.

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

CD 2-1: Quality Architecture. We encourage all
development projects to convey visual interest and
character through:
• building volume, massing, and height to provide
appropriate scale and proportion;
• a true architectural style which is carried out in
plan, section and elevation through all aspects of
the building and site design and appropriate for its
setting; and
• exterior building materials that are visually
interesting, high quality, durable, and appropriate
for the architectural style.

The Design Guidelines set forth a clear and
cohesive design theme by providing a set
of unique design criteria for architecture,
landscaping, and walls and fences.
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CD 2-2 Neighborhood Design. We create distinct
residential neighborhoods that are functional, have a
sense of community, emphasize livability and social
interaction, and are uniquely identifiable places
through such elements as:
• a pattern of smaller, walkable blocks that promote
access, activity and safety;
• variable setbacks and parcel sizes to accommodate a
diversity of housing types;
• traffic calming measures to slow traffic and promote
walkability while maintaining acceptable fire
protection and traffic flows;
• floor plans that encourage views onto the street and
de-emphasize the visual and physical dominance
of garages (introducing the front porch as the
“outdoor living room”}, as appropriate; and
• landscaped parkways, with sidewalks separated from
the curb.

The Design Guidelines provide for distinct
residential neighborhoods that are functional,
have a sense of community, emphasize livability
and social interaction, and are uniquely
identifiable places.

CD 2-3 Commercial Centers. We desire commercial
centers to be distinctive, pedestrian friendly, functional and vibrant with a range of businesses, places to
gather, and connectivity to the neighborhoods they
serve.

The Design Guidelines set forth a clear and
cohesive design theme for pedestrian-friendly,
vibrant retail areas.

CD 2-4 Mixed Use, Urban Office and Transit Serving
Areas. We require mixed use, urban office and transit
serving areas to be designed and developed as
pedestrian oriented “villages” that promote a vibrant,
comfortable and functional environment.

The Design Guidelines set forth a clear and
cohesive design theme for pedestrian-friendly,
vibrant retail areas.

CD 2-5: Streetscapes. We design new and, when
necessary, retrofit existing streets to improve
walkability, bicycling and transit integration,
strengthen connectivity, and enhance community
identity through improvements to the public right of
way such as sidewalks, street trees, parkways, curbs,
street lighting and street furniture.

The Circulation Plan is designed to accommodate
pedestrians, bicycles and autos.
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CD 2-6: 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” through the following means:
local street patterns that provide access between
subdivisions and within neighborhoods and discourage
through traffic;
a local street system that is logical and understandable for the user. A grid system is preferred to avoid
circuitous and confusing travel paths between internal
neighborhood areas and adjacent arterials; and
neighborhoods, centers, public schools, and parks
that are linked by pedestrian greenways open space
networks. These may also be used to establish clear
boundaries between distinct neighborhoods and/or
centers.

The Circulation Plan is designed for
connectivity that unifies neighborhoods and
promotes walkability.

CD 2-7: 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.

All buildings will meet or exceed California’s
stringent CALGreen and California Energy
Codes reducing energy demand.

CD 2-8: Safe Design. We incorporate defensible space
design into new and existing developments to ensure
the maximum safe travel and visibility on pathways,
corridors, and open space and at building entrances
and parking areas by avoiding physically and
visually isolated spaces, maintenance of visibility and accessibility, and use of lighting.

The Overlay encourages “eyes on the street” for
neighborhood safety and security.

CD 2-9: Landscape Design. We encourage durable
landscaping materials and designs that enhance the
aesthetics of structures, create and define public and
private spaces, and provide shade and environmental
benefits.

The Overlay landscape enhances the aesthetics of
structures, creates and defines public and private
spaces, and provides shade.

CD 2-10 Surface Parking Areas. We require
parking areas visible to or used by the public to be
landscaped in an aesthetically pleasing, safe and
environmentally sensitive manner. Examples include
shade trees, pervious surfaces, urban run-off capture
and infiltration, and pedestrian paths to guide users
through the parking field.

The Overlay contains guidelines for surface
parking areas.
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CD 2-11: 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 Overlay contains guidelines for
neighborhood entries and monumentation.

CD 2-12: Site and Building Signage. We encourage
the use of sign programs that utilize complementary
materials, colors, and themes. Project signage should
be designed to effectively communicate and direct
users to various aspects of the development and
complement the character of the structures.

The Overlay contains guidelines for
neighborhood entries and monumentation.

CD 2-13 Entitlement Process. We work collaboratively
with all stakeholders to ensure a high degree of
certainty in the efficient review and timely processing of all development plans and permits.

N/A
CD 2-14 Availability of Information. We provide easy
access to information for developers, builders and the
public about design quality, construction quality, and
sustainable building practices.

N/A
CD 2-15 Leverage Professional and Trade
Organizations. We support excellence in design and
construction quality through collaboration with trade
and professional organizations that provide expertise,
resources and programs for developers, builders and
the public.

N/A
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.

CD 3-1 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. (Link
to Bicycle and Pedestrians Section of the Mobility
Element and Policies M2-3 and M2-4)
The Overlay is designed for pedestrian
accessibility throughout the community through
a network of on-street sidewalks, plazas, and
other open space designs. Bicycle corridors are
located on Haven Avenue, and Fourth Street and
on Inland Empire Boulevard to the south of the
Overlay.
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CD 3-2 Connectivity Between Streets, Sidewalks,
Walkways and Plazas. We require landscaping
and paving be used to optimize visual connectivity
between streets, sidewalks, walkways and plazas for
pedestrians.

Landscaping and paving are used to maintain a
visual connectivity between streets, sidewalks,
and walkways for pedestrians.

CD 3-3 Building Entrances. We require all building
entrances to be accessible and visible from adjacent
streets, sidewalks or public open spaces. (Link to
Safety Element Policy S 7-4)
The Overlay guidelines for doors and entries
promote the interface between public and
private spaces.

CD 3-4 Ground Floor Usage of Commercial
Buildings. We create lively pedestrian streetscapes
by requiring the location of uses, such as shopping,
galleries, restaurants, etc., on ground floors adjacent to sidewalks.

The Overlay allows for lively pedestrian streetscapes.

CD 3-5 Paving. We require sidewalks and road
surfaces to be of a type and quality that contributes to the appearance and utility of streets and public spaces.

Sidewalks and landscaping contribute to the
appearance of streets and public spaces.

CD 3-6 Landscaping. We utilize landscaping to
enhance the aesthetics, functionality and sustainability of streetscapes, outdoor spaces and buildings.

The landscape guidelines enhance the
streetscapes and outdoor spaces.

CD 3-7 Transit Stops. We require transit stops be well
lit, safe, appealing to and accessible by pedestrians. N/A Goal CD4: Historic buildings, streets, landscapes and neighborhoods, as well as the story of Ontario’s people, businesses, and social and community organizations, that have been preserved and serve as a focal point for civic pride and identity.

CD 4-1 Cultural Resource Management. We
update and maintain an inventory of historic sites
and buildings, professional collections, artifacts,
manuscripts, photographs, documents, maps and
other archives.

N/A
CD 4-2 Collaboration with Property Owners and
Developers. We educate and collaborate with
property owners and developers to implement
strategies and best practices that preserve the
character of our historic buildings, streetscapes and
unique neighborhoods.

N/A
CD 4-3 Collaboration with Outside Agencies. We
pursue opportunities to team with other agencies,
local organizations and non-profits in order to
preserve and promote Ontario’s heritage.

N/A
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