Table 4.7-4 in the Draft Subsequent EIR evaluates the consistency of the proposed Project to the applicable measures of the Community CAP. As discussed in the Table, the proposed Project would be consistent with the applicable measures. Additionally, the Project would be consistent with the CAP Appendix B, Greenhouse Gas Emissions CEQA Thresholds and Screening Tables (CAP Screening Tables), which establishes a points system that assigns values for each GHG emissions mitigation design element or operational program feature incorporated into a given development project. The CAP Screening Tables point values correspond to the minimum GHG emissions reduction expected from each feature. Projects with features that yield at least 100 Screening Table points are considered consistent with the reduction quantities anticipated in the City’s CAP.
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6. Remediates On-site Contamination
The Project would remediate existing site conditions, which consist of historic agricultural and dairy-related uses that contributed to on-site contamination.
C. CONCLUSION
The City Council of Ontario has balanced the Project’s benefits against the significant unavoidable impacts. The City Council finds that the proposed Project’s benefits, which aim to meet the goals and policies of the City of Ontario General Plan (TOP) 2050, outweigh the Project’s significant unavoidable impacts, and these impacts, therefore, are considered acceptable in the light of the Project’s benefits. The City Council finds that each of the benefits described above is an overriding consideration, independent of the other benefits, that warrants approval of the Project notwithstanding the Project’s significant unavoidable impact.
SECTION VI. MITIGATION MONITORING AND REPORTING PLAN
Pursuant to PRC §21081.6, the City Council hereby adopts the Mitigation Monitoring and Reporting Plan attached to this Resolution as Exhibit B. Implementation of the Mitigation Measures contained in the Mitigation Monitoring and Reporting Program is hereby made a condition of approval of the Project. In the event of any inconsistencies between the mitigation measures as set forth herein and the Mitigation Monitoring and Reporting Plan, the Mitigation Monitoring and Reporting Plan shall control.
SECTION VII. PROJECT APPROVAL
Based upon the entire record before it, including the EIR, Findings of Fact, Statement of Overriding Considerations, and all written and oral evidence presented, City Council hereby approves the proposed Project.
SECTION VIII. STAFF DIRECTION
A Notice of Determination shall be filed with the County of San Bernardino within five (5) working days of final Project approval
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PASSED, APPROVED, AND ADOPTED this 18th day of October 2022. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________
SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________
BEST BEST & KRIEGER LLP
CITY ATTORNEY
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STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. ____ was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held October 18, 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. ____ duly passed and adopted by the Ontario City Council at their regular meeting held October 18, 2022. _________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
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EXHIBIT A
Final Subsequent Environmental Impact Report and
Response to Comments
(To follow this page)
1019
FINAL SUBSEQUENT
ENVIRONMENTAL IMPACT REPORT
AND RESPONSE TO COMMENTS
ONTARIO RANCH BUSINESS PARK
SPECIFIC PLAN AMENDMENT
SCH No. 2019050018
LEAD AGENCY
City of Ontario
ALEXIS VAUGHN, ASSISTANT PLANNER
303 EAST “B” STREET
ONTARIO, CA 91761
(909) 395-2036
CONSULTANT
Kimley-Horn and Associates, Inc.
KEVIN THOMAS, CEP, ENV SP
3880 LEMON STREET, SUITE 420
RIVERSIDE, CALIFORNIA 92501
September 2022
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Final Subsequent Environmental Impact Report Table of Contents City of Ontario i September 2022
Table of Contents
1.0 Introduction .............................................................................................................................1-1
1.1 Organization of the Final Subsequent EIR.........................................................................1-1
1.2 CEQA Requirements for a Final Subsequent EIR................................................................1-1
1.3 Clarifications, Amplifications and Modifications to the Draft Subsequent EIR ...................1-3 - Section 1.0, Executive Summary....................................................................................1-4 - Section 2.0, Introduction...............................................................................................1-5 - Section 3.0, Project Description.....................................................................................1-6 - Section 4.10, Land Use and Planning .............................................................................1-7 - Section 6.0, Alternatives .............................................................................................1-10
2.0 Response to Comments............................................................................................................2-1
2.1 List of Draft Subsequent EIR Comments ...........................................................................2-1 - Comment Letter L1 – Riverside County Airport Land Use Commission (ALUC) ...............2-2 Response to Letter L1 ....................................................................................................2-3 - Comment Letter L2 – Jurupa Unified School District......................................................2-4 Response to Letter L2 ....................................................................................................2-5 - Comment Letter L3 – South Coast Air Quality Management District (SCAQMD).............2-6 Response to Letter L3 ....................................................................................................2-7 - Comment Letter L4 – City of Chino................................................................................2-8 Response to Letter L4 ..................................................................................................2-10 - Comment Letter L5 –City of Eastvale...........................................................................2-15 Response to Letter L5 ..................................................................................................2-17 1021
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1.0 INTRODUCTION
The City of Ontario (City), as the Lead Agency, has prepared this Final Subsequent Environmental Impact Report (EIR) in accordance with the California Environmental Quality Act (CEQA) as amended (Public Resources Code [PCR] §§21000 et seq.) and CEQA Guidelines (California Code of Regulations [CCR] §§15000 et seq.).
According to the CEQA Guidelines Section 15132, the Final Subsequent EIR shall consist of:
(a) The Draft Environmental Impact Report (EIR) or a revision of the Draft; (b) Comments and recommendations received on the Draft Subsequent EIR either verbatim or in summary;
(c) A list of persons, organizations, and public agencies comments on the Draft Subsequent EIR; (d) The responses of the Lead Agency to significant environmental points raised in the review and consultation process; and
(e) Any other information added by the Lead Agency.
This document contains responses to comments received on the Draft Subsequent EIR for the Ontario Ranch Business Park Specific Plan Amendment (Project) during the public review period, which began June 7, 2022, and closed July 22, 2022. This document has been prepared in accordance with CEQA and the CEQA Guidelines and represents the independent judgment of the Lead Agency. Pursuant to CEQA Guidelines §15132, this document, in conjunction with the circulated Draft Subsequent EIR, comprise the Final Subsequent EIR.
1.1 ORGANIZATION OF THE FINAL SUBSEQUENT EIR
This document is organized as follows:
• Section 1, Introduction. This section describes CEQA requirements and content of this Final Subsequent EIR.
• Section 2, Response to Comments. This section provides a list of agencies and interested persons commenting on the Draft Subsequent EIR; copies of comment letters received during the public review period, and individual responses to written comments. To facilitate review of the responses, each comment letter has been reproduced and assigned a number. Individual comments have been numbered for each letter and the letter is followed by responses with references to the corresponding comment number.
1.2 CEQA REQUIREMENTS FOR A FINAL SUBSEQUENT EIR
As described in CEQA Guidelines §§15088, 15089, 15090 and 15132, the Lead Agency must evaluate comments received on the Draft Subsequent EIR and prepare written responses and consider the information contained in a Final Subsequent EIR before approving a project. 1022
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CEQA Guidelines §15204(a) outlines parameters for submitting comments, and reminds persons and public agencies that the focus of review and comment of Draft Subsequent EIRs should be:
…on the sufficiency of the document in identifying and analyzing possible impacts on the environment and ways in which significant effects of the project might be avoided or mitigated. Comments are most helpful when they suggest additional specific alternatives or mitigation measures that would provide better waysto avoid or mitigate the significant environmental effects. At the same time, reviewers should be aware that the adequacy of an EIR is determined in terms of what is reasonably feasible. …CEQA does not require a lead agency to conduct every test or perform all research, study, and experimentation recommended or demanded by commenters. When responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers, as long as a good faith effort at full disclosure is made in the EIR.
CEQA Guidelines §15204(c) further advises, “Reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to §15064, an effect shall not be considered significant in the absence of substantial evidence.” Section 15204(d) also states, “Each responsible agency and trustee agency shall focus its comments on environmental information germane to that agency’s statutory responsibility.” Section 15204(e) states, “This section shall not be used to restrict the ability of reviewers to comment on the general adequacy of a document or of the lead agency to reject comments not focused as recommended by this section.”
State CEQA Guidelines §15088 recommends that where a response to comment makes important changes in the information contain in the text of the Draft Subsequent EIR, that the Lead Agency either revise the text of the Draft Subsequent EIR or include marginal notes showing that information. The Final Subsequent EIR for the Project has been prepared in accordance with CEQA. CEQA Guidelines §15132 indicates that the contents of a Final Subsequent EIR shall consist of:
• “The Draft Subsequent EIR or a revision of the draft; • Comments and recommendations received on the Draft Subsequent EIR either verbatim or in summary;
• A list of persons, organizations, and public agencies commenting on the Draft Subsequent EIR; • The responses of the Lead Agency to significant environmental points raised in the review and consultation process; and
• Any other information added by the Lead Agency.”
The City has evaluated comments on environmental issues from persons who reviewed the Draft Subsequent EIR and has prepared a written response, pursuant to CEQA Guidelines §15088(a).
Pursuant to CEQA Guidelines §15088(b), the City provided written responses to comments to any public agency that commented on the Draft Subsequent EIR, at least ten (10) days prior to the City Council consideration of certifying the EIR as adequate under CEQA. Written responses to comments will also be provided to non-public agency individuals, organizations, and entities that commended on the Draft 1023
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Subsequent EIR. In addition, the Final Subsequent EIR will be made available to the general public at the City’s Planning Division office and on the City’s website a minimum of 10 days prior to the City Council public hearing.
The Final Subsequent EIR, along with other relevant information and public testimony at the Planning Commission and City Council public hearings, will be considered by the City’s Council.
1.3 CLARIFICATIONS, AMPLIFICATIONS AND MODIFICATIONS TO THE
DRAFT SUBSEQUENT EIR
CEQA requires recirculation of a Draft Subsequent EIR only when “significant new information” is added to a Draft Subsequent EIR after public notice of the availability of the Draft Subsequent EIR has occurred (refer to California Public Resources Code [PRC] Section 21092.1 and CEQA Guidelines Section 15088.5), but before the EIR is certified. Section 15088.5 of the CEQA Guidelines specifically states::
“(a) A lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the Draft Subsequent EIR for public review under Section 15087 but before certification. As used in this section, the term "information" can include changes in the project or environmental setting as well as additional data or other information. New information added to an EIR is not "significant" unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project's proponents have declined to implement. “Significant new information” requiring recirculation include, for example, a disclosure showing that:
(1) A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented.
(2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. (3) A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project’s proponents decline to apply it.
(4) The Draft Subsequent EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded (Mountain Lion Coalition v. Fish and Game Com. (1989) 214 Cal.App.3d 1043).”
CEQA Guidelines Section 15088.5 also provides that “[re]circulation is not required where the new information added to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate EIR... A decision not to recirculate an EIR must be supported by substantial evidence in the administrative record.” As demonstrated in this Final Subsequent EIR, the responses to comments do not constitute new significant information warranting recirculation of the Draft Subsequent EIR as set forth in CEQA Guidelines Section 15088.5. Rather, the Draft Subsequent EIR is comprehensive and has been prepared in accordance with CEQA.
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As discussed herein and as elaborated upon in the respective Response to Comments, none of the responses to Draft Subsequent EIR comments reflect a new significant environmental impact, a “substantial increase” in the severity of an environmental impact for which mitigation is not proposed, or a new feasible alternative or mitigation measure that would clearly lessen significant environmental impacts but is not adopted, nor do the responses to Draft Subsequent EIR comments reflect a “fundamentally flawed” or “conclusory” Draft Subsequent EIR. In all cases, these minor clarifications do not identify new or substantially more severe environmental impacts that the City has not committed to mitigate. Here, the public has not been deprived of a meaningful opportunity to comment upon a substantial adverse environmental effect of the Project or an unadopted feasible Project alternative or mitigation measure. There were no revisions required to the Draft Subsequent EIR and recirculation is not required for further public comment under CEQA Guidelines Section 15088.5. The project will not result in a significant new environmental impact not previously disclosed or analyzed in the Draft Subsequent EIR. Therefore, this Final Subsequent EIR is not subject to recirculation prior to certification.
Furthermore, following approval of the City’s TOP 2050 Update on August 16, 2022, which modified the land use designation for a portion of the Project site, the unavoidable significant impact for Land Use and Planning identified in the Draft Subsequent EIR is no longer applicable. This change was already noted as an anticipated occurrence in the Draft Subsequent EIR (See Section 1.0, Executive Summary, page 1-7, 8, Section 2.0, Introduction, page 2-5; Section 3.0, Project Description, page 3-4, 6; Section 4.10, Land Use, pages 4.10-2,3,5,7,9,20,21), it does not represent a new or substantially more severe environmental impact and therefore does not warrant recirculation of the Draft Subsequent EIR.
Section 1.0, Executive Summary
1. Subsection 1.5.2 on Page 1-7 through 1-8 is revised as follows:
1.5.2 No Project/Existing General Plan Alternative
Section 15126.6(e) of the State CEQA Guidelines requires that an EIR evaluate and analyze the impacts of the “No-Project” Alternative. When the project is the revision of an existing land use or regulatory plan, policy or ongoing operation, the no-project alternative is the continuation of the plan, policy, or operation into the future. Therefore, under the No Project/Existing General Plan Alternative, the current General Plan land uses, and zoning would remain in effect. Development in accordance with the existing General Plan and zoning would occur. The City’s current TOP designates the Project site for development of Business Park (0.6 FAR), and Low-Medium Density Residential at 5.1-11 dwelling units per acre (du/ac).
Following approval of the City’s TOP 2050 Update, The existing land use designations would allow approximately 473,061 sf of business park, and 479 dwelling units at 8.5 du/ac. This alternative would generate approximately 1,660 employees and 1,914 residents. However, as part of the forthcoming proposed TOP 2050 Update that will precede this Project, the underlying land use designations for the Project site will include 11.63 acres of Business Park (at a maximum FAR of 0.6) and 60.06 acres of Industrial (at a maximum FAR of 0.55). The maximum allowable FARs in the TOP 2050 Update are greater than those proposed for this Project; as such, the No Project/Existing General Plan Alternative under the TOP 2050 Update would generate approximately 227,951 sf of business park development, 1,412,739 sf of industrial development, 1,631 employees, and zero residents. 1025
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Ability to Reduce Impacts
The No Project/Existing General Plan Alternative would result in reduced impacts to air quality, energy, greenhouse gas emissions, land use and planning, noise, population and housing, and transportation and traffic under the current TOP land use districts when compared to the impacts under the Project. This alternative will have greater impacts compared to the proposed Project related to hazards and hazardous materials, public services, and utilities and service systems. Impacts related to agricultural and forestry resources, biological resources, cultural resources, geology and soils, hydrology and water quality, and tribal cultural resources would be similar compared to the proposed Project.
However, as part of the forthcoming proposed TOP 2050 Update that will precede this Project, tThe No Project/Existing General Plan Alternative would result in increased impacts to air quality, energy, greenhouse gas emissions, land use and planning, noise, population and housing, and transportation and traffic under the proposed TOP 2050 Update, when compared to the impacts under the Project. Under the TOP 2050 Update, this alternative will have similar impacts compared to the proposed Project related to agricultural and forestry resources, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, and public services, tribal cultural resources, and utilities and service systems would be similar compared to the proposed Project.
2. Table 1-2: Summary of Significant Impacts and Proposed Mitigation Measures, is revised as follows:
Section 4.10, Land Use and Planning
Impact 4.10-1
Would the Project cause a
significant environmental
impact due to a conflict with
any land use plan, policy, or
regulation adopted for the
purpose of avoiding or
mitigating an
environmental effect?
[Threshold LU-2]
Significant
Less Than
Significant
No mitigation measures are feasible.
City’s adoption of the proposed TOP
2050 Update this August would remedy
this impact, should Project approval
follow TOP 2050 Update approval. No
mitigation is required.
Significant and
Unavoidable
Less Than
Significant
Section 2.0, Introduction
The second paragraph on Page 2-5 is revised as follows:
City of Ontario General Plan and The Ontario Plan: The City’s General Plan was comprehensively updated and adopted as a component of The Ontario Plan (TOP) on January 27, 2010 August 16, 2022. TOP 2050 Update is the City’s comprehensive business plan and serves as the major blueprint for directing growth in Ontario for the next 20 years or more. The General Plan analyzes existing conditions in the City, including physical, social, cultural, and environmental resources and opportunities. The General Plan also looks at trends, issues, and concerns that affect the region, includes City goals and objectives, and provides policies to guide development and change. The General Plan consists of a six-part Component Framework:
1) Vision, 2) Governance Manual, 3) Policy Plan, 4) City Council Priorities, 5) Implementation, and 6) Tracking and Feedback. The General Plan and TOP can be found here: https://www.ontarioplan.org/. Note 1026
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that TOP is currently in the process of being updated, referred to as TOP 2050 Update, scheduled for approval by the City in August 2022. However, this Project is analyzed in accordance with the currently adopted The Ontario Plan. Note that the proposed Project is planned for City consideration after the City’s planned adoption of TOP 2050 Update in August 2022 (the Project’s proposed land use designations are consistent with those shown in the proposed TOP Update 2050). With the City’s adoption of TOP 2050, the Project is consistent with TOP 2050 designated land uses and associated underlying zoning.
Section 3.0, Project Description
1. The first paragraph on page 3-4 is revised as follows:
Existing TOP Land Use Designations
TOP’s existing land use designations for the Project site are shown in Figure 3-5, Existing Land Use and Zoning. The 71.69-acre Project site has a LMDR and BP and IND land use designation with an Agricultural– Specific Plan (SP-AG) Overlay. Following adoption of the TOP 2050 Update, The City’s current TOP designates the Project site for development of BP (0.6 FAR), and LMDR at 5.1-11 du/ac. However, the City is planning to adopt TOP 2050 Update in August 2022, that will precede this Project, and change the underlying land use designations for the Project site to include 11.63 acres of BP (at a maximum FAR of
0.6) and 60.06 acres of IG (at a maximum FAR of 0.55).
TOP existing land use designations for the Project site by parcel number are as follows:
• LMDR (5.1 – 11 du/ac)
APNs: 1054-041-02, 1054-031-02, 1054-261-02, 1054-261-01, 1054-031-01, 1054-041-01 • BP (0.6 FAR)
APNs: 1054-291-01, 1054-291-02
TOP 2050 Update land use designations for the Project site by parcel number are as follows:
• Industrial (0.55 FAR)
APNs: 1054-041-02, 1054-031-02, 1054-261-02, 1054-261-01, 1054-031-01, 1054-041-01 • BP (0.6 FAR)
APNs: 1054-291-01, 1054-291-02.
2. The second paragraph on page 3-6, is revised as follows:
3.5.2 SB330 Compliance
The Housing Accountability Act, or Senate Bill 330 (SB330), requires that, when approving a Project, a City must ensure that there is “no net loss” of residential zoning capacity within the City. Although the Project 1027
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site is currently zoned with SP-AG, this overlay zone requires preparation of a Specific Plan to implement the policies in the City’s TOP. With planned adoption of TOP 2050 Update this August, Following adoption of the TOP 2050 Update, the Project site has would general plan land use designations of Business Park and Industrial, no residential zoning capacity will be lost as part of Project approval.
The City’s TOP 2050 Update process is a comprehensive policy planning process with “a particular focus on conducting technical updates to the Policy Plan to comply with state housing mandates; conform with new state laws related to community health, environmental justice, climate adaption, and mobility; bring long-term growth and fiscal projections into alignment with current economic conditions; and advance the Tracking and Feedback system and Implementation Plan.” Section 4.10, Land Use and Planning
1. The following paragraph on page 4.10-2 through 4.10-3 is revised as follows:
As discussed in Section 3.0, Project Description, the Project site’s current land use designation in the City's General Plan (TOP) is Low-Medium Density Residential (LMDR) and BP. However, the City is planning to adopt TOP 2050 Update in August 2022, Following approval of the TOP 2050 Update, which shows the Project site is designated as BP and IND consistent with the proposed SPA. As this Draft Subsequent EIR is planned for approval after approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations following TOP 2050 Update. As part of the forthcoming proposed TOP 2050 Update that will precede this Project, tThe underlying land use designations for the Project site will include
11.63 acres of BP (at a maximum FAR of 0.6) and 60.06 acres of IND (at a maximum FAR of 0.55). The maximum allowable FARs in the current TOP 2050 Update are greater than those proposed for this Project. TOP 2050 Update land use designations and the Ontario MC - Title 9 Development Code zoning classifications for the Project site is shown below in Table 4.10-2, TOP 2050 Update General Plan Land Use Designations and Zoning Classifications.
1 Table 4.10-2: TOP 2050 Update General Plan Land Use Designations and Zoning Classifications Location General Plan Land Use Designation Zoning Classification Project Site
Industrial (0.55 FAR)
Business Park (0.6 FAR) Chino Airport Overlay
SP, Specific Plan
AG, Agricultural Overlay
1. City of Ontario. 2022. The Ontario Plan 2050 Supplemental EIR, Figure ES-3 Place Types. Retrieved from:
https://files.ceqanet.opr.ca.gov/271618-
2/attachment/eWuGwlyBRUCdOW7ZaCm4H1mV0w8mPGsss0XHvAPaJ8sKEtqYcqdQkAGVxgSCOnxC8eoq7OlGLj0AWg4X0.
2. City of Ontario. Zoning Map. (2015). Retrieved from: https://www.ontarioca.gov/sites/default/files/OntarioFiles/Planning/Documents/Zoning%20Map/Zoning_20210212.pdf
2. The last and first paragraph on Page 4.10-4 through 4.10-5 is revised as follows:
The Ontario Plan
The City adopted TOP 2050 Update on January 27, 2010 August 16,2022. TOP is the community’s blueprint for future development through 2035. The Project site is made of 8 parcels total–2 is designated as BP 1 This is the current land use designation in the City's TOP. However, the City is planning to adopt TOP 2050 Update this August, which shows the Project site as Business Park and Industrial, consistent with the proposed SPA. As the ORBP II SPA Subsequent EIR is planned for approval after approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations following TOP 2050 Update. 1028
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and 6 as LMDR IND. The existing land use designations and descriptions are provided in Table 4.10-3, Existing TOP Land Use Designations.
Table 4.10-3: Existing TOP Land Use Designations
Land Use Dwelling Units per Acre
or Floor Area Ratio
Description of Land Use Designation
Business Park 0.6 FAR Employee-intensive office uses including corporate offices, technology centers, research and development, “clean” industry, light manufacturing, and supporting retail.
Low-Medium
Density Residential
5.1 - 11 du/ac Single/multi-family attached and detached residences, including small lot subdivisions, townhouses, and courtyard homes.
Source: City of Ontario. Rev 2017. LU-02 Land Use Designations Summary Table. https://www.ontarioplan.org/wpcontent/uploads/sites/4/2020/11/LU-02-Land-Use-design-table_032017.pdf.
The City is planning to adopt TOP 2050 Update in August 2022, which shows the Project site as BP and IND, consistent with the proposed Project SPA. With the City’s adoption of TOP 2050 Update following release of the Draft Subsequent EIR, the Project is consistent with existing TOP 2050 land use and associated underlying zoning. As this Draft Subsequent EIR is planned for approval after approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations following TOP 2050 Update, as shown in Table 4.10-4 Table 4.10-3, TOP 2050 Update Land Use Designations.
3. The first impact on page 4.10-6 is revised as follows:
Impact 4.10-1 Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? [Threshold LU-2]
Level of Significance Before Mitigation: Potentially Significant Impact. Less Than Significant Impact.
4. The second paragraph on page 4.10-7 is revised as follows:
The 71.69-acre Project site’s proposed industrial and business park use is consistent with the TOP 2050 Update, approved August 16, 2022. is inconsistent with the Project site’s current TOP land use designation, which is currently 56 acres of LMDR and 18 acres of BP (the Project proposes approximately 12 acres of BP, and approximately 60-acres of IND, to facilitate development of the Project). The Project SPA would provide a land use plan, circulation plan, streetscape plan, infrastructure service plan, grading plan, maintenance plan, phasing plan, design guidelines, development regulations, and implementation measures to guide the development of the Project site. Although the Project would be inconsistent with the City’s current TOP (a significant unavoidable impact), this would be remedied upon the City’s planned adoption of TOP 2050 Update, which is scheduled for City approval in August 2022. Should the Project follow approval of TOP 2050 (which proposes the site as BP and IND land uses consistent with the Project’s proposed SPA), the Project would be consistent with the City’s TOP 2050 land use designations.
5. The first paragraph on page 4.10-9 is revised as follows:
The Ontario Plan Compatibility
An analysis of the Project’s consistency with Citywide goals in the current TOP 2050 Update is provided in Table 4.10-6, Consistency with the City of Ontario General Plan (TOP). Because CEQA Impact Threshold
4.10-2 emphasizes consistency with land use goals “adopted for the purpose of avoiding or mitigating an 1029
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environmental effect,” Table 4.10-6 focuses on consistency with the City’s TOP 2050 Update Elements that address environmental issues. Goals and policies that do not address environmental effects or are not applicable to the Project are not addressed below. Note that the following TOP consistency analysis is based upon Project consistency with the City’s current TOP. While the Project is consistent with the current TOP goals and policies noted below, the Project’s proposed land use designations as reflected in the proposed SPA are inconsistent with current TOP land use designations of LMDR and BP, which represents a significant impact. The Project is consistent with TOP 2050 Update goals and policies noted below, the Project’s proposed land uses as reflected in the proposed SPA are consistent with the TOP 2050 Update land use designations, which represent a less than significant impact. As discussed further below, this land use inconsistency would be remedied upon the City’s approval of the proposed TOP 2050 Update planned for August 2022. Should the Project approval follow TOP 2050 Update approval, the Project’s land uses would be consistent with the City’s General Plan land use designations as proposed in TOP 2050 Update.
6. The sixth paragraph on page 4.10-20 is revised as follows:
The Project would develop business park and industrial uses that would benefit from the Chino Airport to further develop the local economy and business. With the City’s adoption of TOP 2050 Update, August 16, 2022, following release of the Draft Subsequent EIR, the Project is consistent with existing TOP 2050 Update land use designations and associated underlying zoning. Although the proposed Project land uses are not consistent with current TOP land use designations, the City’s proposed TOP 2050 Update includes land uses designations that are consistent with the Project. Furthermore, the SPA would promote orderly development to coincide with adjacent land uses, including Chino Airport. The proposed Project SPA embodies the goals and policies in the applicable long-range planning documents. However, as noted above, the Project’s proposed land uses are inconsistent with current TOP land uses and as such, this represents a significant impact. This impact would be remedied upon the City’s adoption of TOP 2050 Update which is planned for August 2022. Therefore, no significant impact would result with respect to TOP land use and City zoning consistency.
7. The last four paragraphs on page 4.10-21 is revised as follows:
Cumulative projects could include General Plan amendments and/or zone changes, modifications to existing land uses. However, such amendments do not necessarily represent an inherent negative effect on the environment, particularly if the proposed changes involve changes in types and intensity of uses, rather than eliminating application of policies that were specifically adopted for the purpose of avoiding or mitigating environmental effects. Determining whether any future project might include such amendments and determining the cumulative effects of any such amendments would be speculative since it cannot be known what applications that are not currently filed might request. As noted above the Project’s proposed land uses are inconsistent consistent with the City’s current TOP 2050 Update, which represents a less than significant Project impact and potentially less than significant cumulative impact.
Therefore, the Project represents a is not a cumulatively considerable impact related to policy consistency.
This Project and cumulative impact would be remedied upon the City’s adoption of TOP 2050 Update planned for August 2022.
4.10.7 Level of Significance Before Mitigation
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Final Subsequent Environmental Impact Report Section 1.0 | Introduction City of Ontario 1-10 September 2022
Upon implementation of regulatory requirements, impacts on 4.10 1 would be less than significant. a significant and unavoidable impact due to conflict with current TOP land use designations: 4.10-1.
4.10.8 Mitigation Measures
No mitigation measures feasible. Should the City adopt TOP 2050 Update, there would be no mitigation measures necessary relative to land use and planning. No significant Project-level or cumulative impacts to land use and planning were identified and no mitigation measures are necessary.
4.10.9 Level of Significance After Mitigation
Even with implementation of regulatory requirements and standard conditions of approval, the Project would result in unavoidable significant impacts with respect to conflict with the City’s land use plan (Impact 4.10-1). This impact would be remedied upon the City’s planned approval of TOP 2050 Update scheduled for August 2022 Compliance with existing regulatory requirements will ensure that impacts remain less than significant.
Section 6.0, Alternatives
1. Subsection 6.4.10 on page 6-6, is revised as follows:
The No Project/No Build Alternative would continue the existing agriculture and residential uses, and the City’s existing TOP land use and zoning designations for the Project site would remain consistent. The Project site is located within an Agricultural Overlay Zoning, which allows for agricultural uses within the City, until such time that urban development consistent with the Ontario Plan (TOP) occurs. Due to provisions of the Agricultural Overlay Zoning which would allow for the existing agricultural land uses to continue as-is, impacts under the No Project/No Build Alternative would be less than significant. The Project as proposed conflicts with the existing TOP land use designations and as such results in a significant and unavoidable impact. This land use inconsistency would be remedied upon the City’s approval of the proposed TOP 2050 Update planned for in August 2022. Should the Project approval follow TOP 2050 Update approval, t The Project’s land uses would are be consistent with the City’s General Plan land use designations as proposed shown in TOP 2050 Update. Impacts under this alternative would be reduced compared to the proposed Project.
2. Subsection 6.5 on page 6-8 through 6-9 is revised as follows:
6.5 No Project/Existing General Plan Alternative
Section 15126.6(e) of the State CEQA Guidelines requires that an EIR evaluate and analyze the impacts of the “No-Project” Alternative. When the project is the revision of an existing land use or regulatory plan, policy or ongoing operation, the no-project alternative is the continuation of the plan, policy, or operation into the future. Therefore, under the No Project/Existing General Plan Alternative, the current General Plan land uses and zoning would remain in effect. Development in accordance with the existing General Plan and zoning would occur. The City’s TOP designates the Project site for development of Business Park (0.6 floor area ratio [FAR]), and Low-Medium Density Residential at 5.1-11 dwelling units per acre (du/ac).
The existing land use designations would allow approximately 473,061 sf of business park, and 479 1031
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 1.0 | Introduction City of Ontario 1-11 September 2022
dwelling units at 8.5 du/ac. This alternative would generate approximately 1,660 employees and 1,914 residents. However, as part of the forthcoming proposed The City’s TOP 2050 Update designates that will precede approval of this the Project site will include as 11.63 acres of Business Park (at a maximum FAR of 0.6) and 60.06 acres of Industrial (at a maximum FAR of 0.55). The maximum allowable FARs in the TOP 2050 Update are greater than those proposed for this Project; as such, the No Project/Existing General Plan Alternative under the TOP 2050 Update would generate approximately 227,951 sf of business park development, 1,412,739 sf of industrial development, 1,631 employees, and zero residents.
3. Subsection 6.5.10 on page 6-11 is revised as follows:
6.5.10 Land Use and Planning
The No Project/Existing General Plan Alternative would develop the Project site with business park and residential industrial land uses. This alternative would be consistent with existing TOP 2050 Update and zoning designations and would result in a less than significant impact. However, tThe Project’s proposed land uses are inconsistent with current TOP 2050 Update land use designations and zoning, and the Project would result in a significant and unavoidable less than significant impact for land use consistency under the current TOP. However, the City is planning to adopt TOP 2050 Update in August 2022, which shows the Project site as Business Park and Industrial, consistent with the proposed Specific Plan Amendment (SPA) for the Project. As the Project SPA is planned for approval after approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations as proposed in TOP 2050 Update. Therefore, impacts would be similar to those of the proposed Project. unlike the proposed Project, the No Project/Existing General Plan Alternative would result in a less than significant impact related to land use, and impacts are reduced compared to the proposed Project.
4. Subheading on page 6-13 through 6-14 would be revised as follows:
6.5.17 Conclusion
Ability to Reduce Impacts
The No Project/Existing General Plan Alternative would result in reduced impacts to air quality, energy, GHG emissions, land use and planning, noise, population and housing, and transportation and traffic under the current TOP land use districts when compared to the impacts under the Project. This alternative will have greater impacts compared to the proposed Project related to hazards and hazardous materials, public services, and utilities and service systems. Impacts related to agricultural and forestry resources, biological resources, cultural resources, geology and soils, hydrology and water quality, and tribal cultural resources would be similar compared to the proposed Project.
However, as part of the forthcoming proposed TOP 2050 Update that will precede this Project, tThe No Project/Existing General Plan Alternative would result in increased impacts to air quality, energy, GHG emissions, land use and planning, noise, population and housing, and transportation and traffic under the proposed TOP 2050 Update, when compared to the impacts under the Project. Under the TOP 2050 Update, this alternative will have similar impacts compared to the proposed Project related to agricultural and forestry resources, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, land use and planning, and public services, tribal cultural resources, and utilities and service systems would be similar compared to the proposed Project. 1032
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 1.0 | Introduction City of Ontario 1-12 September 2022
5. Subheading on page 6-14 is revised as follows:
Ability to Achieve Project Objectives
Implementation of the No Project/Existing General Plan Alternative would not meet four of the six Project objectives. For example, this alternative would not create a professional, well-maintained and attractive environment for the development of a multi-purpose business park, light industrial and warehousing/ logistics complex that is compatible with nearby residential neighborhoods (Objective 1); provide the entitlements and framework for the development of approximately 1.6 million sf of business park and light industrial uses (Objective 2); expand Ontario’s industrial uses in proximity to local airports and regional transportation networks (Objective 5); nor would it create an economic engine to drive future growth in Ontario Ranch, spur infrastructure improvements in the area and implement the Specific Plan vision (Objective 6). This alternative would provide employment opportunities for community residents (Objective 3) and facilitate the construction of utilities, roads, and other major infrastructure investments that will be sufficiently sized to adequately serve the Specific Plan area (Objective 4).
However, as part of the forthcoming proposed TOP 2050 Update that will precede this Project, tThe underlying land use designations for the Project site are Business Park and Industrial. Therefore, under the TOP 2050 Update, the No Project/Existing General Plan Alternative would meet all six Project objectives as it would create a professional, well-maintained and attractive environment for the development of a multi-purpose business park, light industrial and warehousing/logistics complex that is compatible with nearby residential neighborhoods (Objective 1); provide the entitlements and framework for the development of approximately 1.6 million sf of business park and light industrial uses (Objective 2); expand Ontario’s industrial uses in proximity to local airports and regional transportation networks (Objective 5); and it would create an economic engine to drive future growth in Ontario Ranch, spur infrastructure improvements in the area and implement the Specific Plan vision (Objective 6). This alternative would provide employment opportunities for community residents (Objective 3) and facilitate the construction of utilities, roads, and other major infrastructure investments that will be sufficiently sized to adequately serve the Specific Plan area (Objective 4).
6. Subheading 6.6.10 is revised as follows:
6.6.10 Land Use and Planning
The Reduced-Intensity Alternative would require a SPA to implement the Project. This alternative would have similar levels of consistency with the SCAG RTP/SCS policies, the City’s General Plan, the City’s Development Code, and consistency with airport plans. Similar to the Project, the Reduced-Intensity Alternative would be inconsistent with current TOP 2050 Update land use designations and would require a SPA, resulting in a significant and unavoidable less than significant impact for land use consistency under the current TOP. However, the City is planning to adopt TOP 2050 Update in August 2022, which shows the Project site as Business Park and Industrial, consistent with the proposed SPA for the Project. As the Project SPA is planned for approval after approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations following TOP 2050 Update. Therefore, like the proposed Project, the Reduced-Intensity Alternative would result in a less than significant significant and unavoidable impact related to land use and would be similar compared to the proposed Project. 1033
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-1 September 2022
2.0 RESPONSE TO COMMENTS
CEQA Guidelines Section 15088(a) states that: “The lead agency shall evaluate comments on environmental issues received from persons who reviewed the Draft Subsequent EIR and shall prepare a written response. The Lead Agency shall respond to comments that were received during the noticed comment period and any extensions and may respond to late comments.” In accordance with these requirements, this section of the Final Subsequent EIR provides the City of Ontario’s responses to each of the comments on the Draft Subsequent EIR received during the public comment period.
Comment letters and specific comments are given letters and numbers for reference purposes. Where sections of the Draft Subsequent EIR are excerpted in this document, the sections are shown indented.
The following is a list of agencies and persons that submitted comments on the Draft Subsequent EIR during the public review period.
2.1 LIST OF DRAFT SUBSEQUENT EIR COMMENTS
Comments have been numbered as shown below, with responses to each comment following the respective comment letter.
Letter Date Received Organization/Name
Local
L1 June 17, 2022 Riverside County Airport Land Use Commission (ALUC) L2 June 21, 2022 Jurupa Unified School District
L3 July 6, 2022 South Coast Air Quality Management District (SCAQMD) L4 July 19, 2022 City of Chino
L5 July 22, 2022 City of Eastvale
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-2 September 2022
Comment Letter L1 – Riverside County Airport Land Use Commission (ALUC) 1035
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-3 September 2022
Response to Letter L1 Riverside County Airport Land Use Commission (ALUC) June 17, 2022
Response L1-a
The commenter notes that the Project is outside of Riverside County, and therefore, it will not require Airport Land Use Commission (ALUC) review. Additionally, the commenter recommends referring to the Ontario Airport Land Use Compatibility Plan and its potential impact on the Project.
As discussed in Section 4.8, Hazards, Section 4.10, Land Use and Section 4.11, Noise, of the Draft Subsequent EIR, the Ontario Airport Land Use Compatibility Plan was utilized to evaluate potential Project impacts. The Project site is located five miles south of the Ontario International Airport. The Project site is not within a safety zone, a noise impact zone, or an airspace protection zone of the Ontario International Airport. Therefore, the Project would not result in a safety hazard or excessive noise for people residing or working in the Project area and impacts would be less than significant. 1036
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-4 September 2022
Comment Letter L2 – Jurupa Unified School District
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-5 September 2022
Response to Letter L2 Jurupa Unified School District
June 21, 2022
Response L2-a
The commenter notes that the Jurupa Unified School District received the Notice of Availability for the Draft Subsequent EIR and has no comments. The comment is noted for the record and no further action is needed.
1038
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-6 September 2022
Comment Letter L3 – South Coast Air Quality Management District (SCAQMD) 1039
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-7 September 2022
Response to Letter L3 South Coast Air Quality Management District July 6, 2022
Response L3-a
The comment is introductory and general in nature. No further action is needed.
Response L3-b
The comment is noted for the record and no further action is needed.
Response L3-c
The commenter requests that all technical documents related to air quality, health risk, and greenhouse gas emissions, and related files that were used to quantify the air quality impacts from construction and/or operation of the Project, be sent via a Dropbox link to the South Coast South Coast Air Quality Management District (AQMD) staff by Monday July 11, 2022.
In response, all technical documents were provided to the South Coast AQMD via an emailed Dropbox with a confirmed receipt dated July 7, 2022.
Response L3-d
The comment is noted for the record and no further action is needed. 1040
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-8 September 2022
Comment Letter L4 – City of Chino
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-9 September 2022
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-10 September 2022
Response to Letter L4 City of Chino
July 19, 2022
Response L4-a
The commentor indicates that the list of Related Approved and Pending Projects listed on Table 4-1 on Page 4-5 of the Draft Subsequent EIR includes outdated or missing related projects or project components. Most noticeably, the letter requests that the Eagles’ Nest V and VI airport hangar project proposed to be developed on the Chino Airport along the southern portion of Merrill Avenue should be included.
The cumulative development list was compiled at the time the Traffic Analysis (Appendix I of the Draft Subsequent EIR) was prepared. Due to school and business closures associated with the COVID-19 pandemic, historic traffic counts from January 2019, in conjunction with a 2%-5% per year growth rate, were utilized for existing conditions. As such, some cumulative development projects that have recently been completed are still included in the cumulative projects list, since their traffic would not be captured within the 2019 traffic counts. Including cumulative projects that have recently been completed provides a more conservative CEQA analysis, as it can be unclear if these projects are fully occupied and operational upon completion of construction of these cumulative projects.
According to the Initial Study for the Eagle’s Nest V and VI Aviation Business Park Project, prepared by Crable & Associates, September 2020, the proposed Eagle’s Nest airport hangar project would not generate any significant impacts. The Initial Study determined that impacts to biological resources, noise, cultural resources, hazards and hazardous materials, and tribal cultural resources would be reduced to less than significant with the implementation of mitigation. All other impacts were determined to be less than significant and did not require mitigation measures. Regarding traffic, the proposed Eagle’s Nest airport hangar project is anticipated to generate 17 AM peak hour trips, 30 PM peak hour trips, and 198 daily trips. Since the cumulative project is anticipated to generate fewer than 50 peak hour trips, the project would not generate enough trips to significantly affect the results of the Traffic Analysis (see Appendix I of the Draft Subsequent EIR). Additionally, the initial study prepared for the Eagle’s Nest V and VI Aviation Business Park project concluded that since the project is anticipated to generate fewer than 50 peak hour trips, there would be no apparent safety or operational concerns. As such, the cumulative development project identified in this comment letter has not been included in the transportation analysis. Moreover, traffic from this cumulative Eagle’s Nest V and VI Aviation Business Park project would be captured in the ambient traffic growth included for Opening Year Cumulative traffic conditions.1
Similar to the traffic impacts discussed above, a review of other Eagle’s Nest V and VI Aviation Business Park project impacts would also not result in any new cumulative impacts. 1 City of Chino. 2020. Initial Study for the Eagle’s Nest V and VI Aviation Business Park Project Located at Chino Airport, Chino, California.
Available at https://cityofchino.org/DocumentCenter/View/628/Eagles-Nest-Initial-Study---Mitigated-Negative-Declaration-PDF. 1043
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-11 September 2022
Response L4-b
The commentor is requesting clarification on potential traffic and air quality impacts caused by the increased industrial building square footage associated with this Project.
In general, the proposed land use designation changes for the Project from residential or business park to industrial are anticipated to result in an overall net reduction to vehicular trips, although there would be a net increase in truck traffic associated with the proposed industrial uses in comparison to residential uses. The Project Traffic Analysis (Appendix I of the Draft Subsequent EIR) evaluates the allocation of the proposed Project truck trips along the nearby truck routes, including Merrill Avenue to both Euclid Avenue (SR-83) and Archibald Avenue (Grove Avenue is not a designated truck route).
As such, the analysis accounts for the anticipated increase in trips associated with the Project. The Horizon Year (2040) Without Project traffic conditions accounts for the currently adopted underlying land uses while the Horizon Year (2040) With Project traffic conditions assess the effects of the proposed land use changes, including any potential impacts caused by an increase in truck traffic along the Merrill Avenue corridor.
Air quality and greenhouse gas impacts were analyzed based on the Project Traffic Analysis (Appendix I of the Draft Subsequent EIR) which stated the Project would generate 3,656 new vehicle trips(2,908 new passenger vehicle trips and 748 new truck trips). Mobile source emissions were modeled by conservatively assuming the Project would generate 28,461,798 total annual VMT (17,571,222 VMT associated with passenger vehicles and 10,890,576 VMT associated with trucks). As a result, operational air quality impacts and greenhouse gas impacts were determined to be significant and unavoidable (refer to section 4.2 Air Quality and section 4.7 Greenhouse Gas of the Draft Subsequent EIR).
Additionally, air quality cumulative impacts were fully discussed in Draft Subsequent EIR Section 4.2.
As described on pages 4.2-22 through 4.2-24, the South Coast AQMD has not established separate cumulative thresholds and does not require combining impacts from cumulative projects. Specifically, Appendix D of the South Coast AQMD White Paper on Potential Control Strategies to Address Cumulative Impacts from Air Pollution (2003) notes that projects that result in emissions that do not exceed the project-specific South Coast AQMD regional thresholds of significance should result in a less than significant impact on a cumulative basis unless there is other pertinent information to the contrary. The Draft Subsequent EIR explains that Project construction emissions would not be cumulatively considerable.
The South Coast AQMD has developed strategies to reduce criteria pollutant emissions outlined in the Air Quality Management Plan (AQMP) pursuant to the Federal Clean Air Act mandates. South Coast AQMD rules, mandates, and compliance with adopted AQMP emissions control measures would also be imposed on projects throughout the South Coast Air Basin, which would include related projects. Compliance with South Coast AQMD rules and regulations would further reduce the Project impacts. Even with implementation of regulatory requirements, standard conditions of approval and implementation of MM AQ-1 through MM AQ-6, NOX emissions would remain above the South Coast AQMD’s operational threshold. Therefore, as disclosed in the Draft Subsequent EIR operational air quality impacts would be cumulatively considerable.
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-12 September 2022
The Traffic Analysis recommends the construction of the half width section along the each of the Project fronting roadways, including along Merrill Avenue. This is a standard practice and often a requirement for most developments, however, the south side of the Project frontage located along the Chino Airport is controlled by San Bernardino County. As such, it is recommended that the Project Applicant work with the City and County of San Bernardino, to obtain easements for the Project’s frontage in order to make full width improvements along Merrill Avenue. If an agreement is reached with the County of San Bernardino, these roadway improvements will only be made to the curb and gutter along the south side of Merrill Avenue under the jurisdiction of San Bernardino County (does not include sidewalks, landscaping to the south, or other utilities within the City of Chino). The ultimate roadway improvement will accommodate two lanes in each direction of travel once completed.
Traffic Analysis study area intersections along Merrill Avenue are anticipated to operate at an acceptable level of service during the peak hours with the ultimate roadway cross-section in place.
Intersections along roadways are typically the “choke points” along roadway segments. In other words, the detailed peak hour intersection operations analysis on either side of a roadway segment is conducted to assess whether intersections and roadway segments can adequately process anticipated traffic flows. Additional roadway widening is typically not recommended if the adjacent intersections achieve acceptable operations without the need for additional through lanes. Since the Traffic Analysis study area intersections along Merrill Avenue are anticipated to operate at an acceptable level of service during the peak hours with the identified improvementsto Merrill Avenue (4-lane roadway), the roadway segment is anticipated to process the future traffic flows, including truck traffic, along Merrill Avenue. The City of Ontario uses the methodology of Origin-Destination (OD) and the VMT efficiency metric of VMT per service population. The OD method includes calculation of all trips by trip purpose, which includes light, medium and heavy-duty truck related trips generated by the Project.
Lastly, as identified within Section 3.0, Project Description, the Project site’s current land use designation in the City's General Plan (TOP) is Low-Medium Density Residential and Business Park (BP). However, the City is expected to adopt TOP 2050 Update in August 2022, which shows the Project site as BP and Industrial (IND) consistent with this Project. As certification of this Draft Subsequent EIR will post-date approval of the City's TOP 2050 Update, the Project would be consistent with the land use designations following TOP 2050 Update. As part of the TOP 2050 Update, the underlying land use designations for the Project site will include 11.63 acres of BP (at a maximum FAR of 0.6) and 60.06 acres of IND (at a maximum FAR of 0.55).
Response L4-c
The commentor would like greater clarification on the Reduced-Intensity Alternative. The commentor also requests clarification on how this Alternative would reduce potential impacts related to truck traffic compared to the Project.
Draft Subsequent EIR Section 6.6, page 6-14, states that under the Reduced-Intensity Alternative, a total of 1,640,690 square feet of industrial and warehouse uses will be reduced by 410,173 square feet and would instead be developed with 982,838 square feet of high-cube fulfillment center 1045
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-13 September 2022
warehousing and 158,843 square feet of office uses. This results in a reduction of 429,901 square feet specifically for the industrial uses on the Project site. With this Alternative, the development impact area would be similar to that of the Project, with a reduction in square footage. The truck traffic associated with the Reduced-Intensity Alternative would result in a proportional reduction in truck traffic.
Additionally, as stated in Table 4-2: Project Trip Generation Summary (Actual) in Appendix I of the Draft Subsequent EIR, the Fulfillment Center Warehouse, High-Cube Cold Storage Warehouse, and the Warehouse, would generate approximately 632 daily truck tips. Based on the 25% reduction under the Reduced-Intensity Alternative, the Reduced-Intensity Alternative is estimated to result in approximately 474 daily truck trips.
While there would be an associated reduction in truck trips under the Reduced-Intensity Alternative, the Reduced-Intensity Alternative would, as described on page 6-18 of Section 6.6 of the Draft Subsequent EIR, still result in a potential impact and still be required to implement mitigation measures in locations that are (1) not within the jurisdiction of the City of Ontario, and thus, the City cannot guarantee implementation of the mitigation measure improvements, and (2) within the City of Ontario, but not accounted for in an adopted plan or program for improvements. This alternative would not reduce total VMT/service population (SP) by at least 15 percent compared to the Citywide average. As a result, transportation and traffic impacts based on VMT generated from this alternative would be reduced compared to the proposed Project, but would remain significant and unavoidable, as concluded in Section 6.6.
Pursuant to CEQA Guidelines Section 15126.6(d), alternatives do not need to be described or analyzed at the same level of detail as the Project. Sufficient detail and analysis have been provided in Section 6.0, Alternatives, of the Draft Subsequent EIR, such that the Lead Agency can differentiate the impacts between the alternatives to select the Environmentally Preferred Alternative.
Response L4-d
The commentor is requesting that the Traffic Analysis include the analysis of two primary Chino Airport access intersections on Merrill Avenue (Cal Aero Drive and Stearman Drive) in the vicinity of the Project.
Since the identified intersections are not included in the Circulation Plan of the City of Chino General Plan, they were not selected for evaluation for the purposes of this Traffic Analysis (see Appendix I of the Draft Subsequent EIR). Consistent with other recent traffic studies performed in the City of Chino and City of Ontario, the intersections selected for evaluation include intersections with two roadways crossing one another that are classified as a Secondary or higher. The Chino Airport access intersections noted in the comment at Cal Aero Drive and Stearman Drive appear to be private roadways or local roadways that do not appear as classified roadways in the City’s General Plan.
Therefore, they were not included in the Traffic Analysis study area.
Response L4-e
The commenter states that the City of Chino has implemented a requirement that new industrial projects to provide a truck routing plan that clearly indicates to the development and their tenants 1046
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-14 September 2022
the allowable truck routes to and from the project, along with enhanced truck routing signage. The commentor requests that the Project include the same type of requirements to assist in ensuring truck traffic has minimized impacts to sensitive land uses.
The City of Ontario does not require truck route plans for industrial projects. Therefore, a truck route plan is not a requirement for the proposed Project. As such, no changes to the Traffic Analysis are necessary.
1047
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-15 September 2022
Comment Letter L5 –City of Eastvale
1048
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-16 September 2022
1049
Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-17 September 2022
Response to Letter L5 City of Eastvale
July 22, 2022
Response L5-a
The commentor states that the Draft Subsequent EIR for the Project fails to analyze the Project’s true potential impacts. The commentor requests that the Draft Subsequent EIR be revised to analyze the environmental impacts expected from development of the Ontario Ranch Business Park Specific Plan (Approved SP) and this Project.
The City disagrees with this Project assertion. As stated in Section 3.0, Project Description of the Draft Subsequent EIR, the Approved SP consisted of a General Plan Amendment (GPA), Specific Plan, Development Plan Review, Tentative Parcel Maps, and a Development Agreement to allow for development of an industrial and business park on 11 parcels covering 85 acres in the City of Ontario.
The Approved SP project included eight warehouse buildings ranging from 46,900 square feet to 618,353 square feet, totaling a maximum development of 1,905,027 square feet of warehouse and office uses. The City Council certified an EIR for the Approved SP in October of 2020. Two months later, in December of 2020, the City issued the Notice of Preparation for this Project, which would incorporate the abutting 71.69 acres to the east of the Approved SP site into the overall Approved SP area.
An EIR can only analyze possible future actions that are a reasonably foreseeable consequence of the project that the EIR studies. Here, the Project was never a reasonably foreseeable consequence of any previous project, including Approved SP.
A project is not a piecemealed portion of a larger development if the project has independent utility or serves an independent purpose, and it is not dependent on or compelled by the completion of another development. The Project has been designed and is being processed by the City as an independent project, and can move forward regardless of the status of any other project in Ontario.
Finally, it should be noted that the Draft Subsequent EIR specifically includes the Approved SP development in its cumulative impacts analysis, and the Project’s environmental analysis considered any potential impacts on the surrounding cities’ traffic circulation, including the City of Eastvale (refer to Appendix I of the Draft Subsequent EIR). The cumulative impacts analysis ensures that all applicable past, present, and probable future developments are appropriately analyzed for environmental impacts that may not be individually significant but may be cumulatively significant.
In summary, no analysis was “piecemealed.” No additional analysis is required.
Response L5-b
The comment is noted for the record and no further action is needed.
Response L5-c
The commentor states that the Traffic Analysis contained in the Subsequent EIR is deficient as it relates to intersections in the City of Eastvale.
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Ontario Ranch Business Park Specific Plan Amendment
Final Subsequent Environmental Impact Report Section 2.0 | Response to Comments City of Ontario 2-18 September 2022
According to Policy C-10 of the City of Eastvale General Plan, a peak hour level of service of “D” may be allowed in commercial and employment areas, and at intersections of any combination of major highways, urban arterials, secondary highways, or freeway ramp intersections. As such, LOS D has been utilized as the target LOS for City of Eastvale intersections, consistent with the City of Eastvale’s General Plan. All study area intersections within the City of Eastvale currently meet this criterion.
Consistent with other projects evaluated in the City of Eastvale and based on guidance from City of Eastvale staff, a 50 peak hour trip criterion has been utilized to determine study area intersections within the City of Eastvale. The 50 peak hour trip criterion is based on guidance from the County of Riverside’s Transportation Analysis Guidelines for Level of Service and Vehicle Miles Traveled, December 2020. Additional intersections along Limonite Avenue have not been evaluated since the proposed Project is anticipated to contribute fewer than 50 trips to these intersections. Therefore, it is anticipated that the Project would not significantly affect the traffic operations at the intersections identified in the comment letter, based on the guidance set forth in the County’s traffic study guidelines. Additionally, as shown in Table 1-3 of the Traffic Analysis, the Project responsibility towards these improvements is a fair share payment, with the exception of a second westbound right turn lane at Archibald Avenue Limonite Avenue. This improvement is identified as a construct obligation since it is deficient under E+P conditions. All other improvements are identified as being cumulative traffic deficiencies. Since the City of Eastvale utilizes a target LOS of D per the City of Eastvale General Plan, adopted June 13, 2012, and since the traffic study achieves LOS D for all study area intersections, with improvements, there are no additional changes necessary to the traffic study.
Response L5-d
The commentor requests that the following condition of approval be added to Project entitlements:
Prior to the issuance of grading permits, the developer shall construct the improvements or pay the fair share costs for the improvements, or pay the City of Eastvale’s Transportation Development Impact Fees (DIF) for the following ten intersections impacted by the project: Archibald and Limonite, Harrison and Limonite, Sumner and Limonite, Scholar and Limonite, Cloverdale Marketplace and Limonite, Hamner and Ontario Ranch Road (Cantu Galleano), Hamner and Limonite, Eastvale Gateway and Limonite, I-15 S ramp and Cantu Galleano, and I-15 S ramp and Limonite.
See Response L5-c above. The subject intersections have not been evaluated as the Project is anticipated to contribute fewer than 50 trips to these locations. As a result, no Project impacts will occur, and no improvements or fees are necessary.
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Ontario Ranch Business Park Specific Plan Amendment Mitigation Monitoring and Reporting Program 1 Exhibit B
Mitigation Monitoring and Reporting Program
Ontario Ranch Business Park Specific Plan Amendment
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Ontario Ranch Business Park Specific Plan Amendment Mitigation Monitoring and Reporting Program 2 SECTION 1: AUTHORITY
This environmental Mitigation Monitoring and Reporting Program (Program) has been prepared pursuant to Section 21081.6 of the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.), and CEQA Guidelines (14 Cal. Code Regs. Section 15000 et seq.) Sections 15091(d) and 15097, to ensure implementation of and provide for the monitoring of mitigation measures required of the Ontario Ranch Business Park Specific Plan Amendment (Project), as set forth in the Final Subsequent Environmental Impact Report (EIR) prepared for the Project. This report will be kept on file in the offices of the CEQA Lead Agency, the City of Ontario (City).
As noted in the EIR, the Project has been designed to avoid sensitive resources, as reflected in Project design plans and in Project Design Features. The Subsequent EIR also addresses the potential environmental impacts of the Project, and, where appropriate, recommends mitigation measures to avoid or substantially lessen significant environmental impacts. The Program detailed in the matrix table below is designed to monitor and ensure implementation of all mitigation measures that are adopted for the Project.
The City is the Lead Agency for the Project and assumes ultimate enforcement responsibilities for implementation of all mitigation measures listed in this Program. The City may assign responsibility for implementation or monitoring to appropriate designees such as a construction manager or thirdparty monitor. However, as the Lead Agency, the City remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with this Program. In some cases, the City is required to secure permits or approvals from third-party agencies in order to implement a mitigation measure. In these cases, the City is responsible for verifying that such permits or approvals have been obtained in accordance with the conditions stipulated in the mitigation measure. The City’s existing planning, engineering, operations, and procurement review and inspection processes will be used as the basic foundation for the Program procedures and will also serve to provide the documentation for the reporting program.
SECTION 2: MONITORING SCHEDULE
Prior to construction, while detailed design plans are being prepared by City staff or its agents, City staff will be responsible for ensuring compliance with mitigation monitoring applicable to the Project construction, development, and design phases. Once construction has begun and is underway, monitoring of the mitigation measures associated with construction will be included in the responsibilities of City staff, who shall prepare or cause to be prepared periodic monitoring reports as appropriate. Regulatory agencies will have to harmonize CEQA mitigation with regulatory permit conditions and monitoring/reporting as part of the regulatory permitting process and will likely require submittal of formal monitoring reports. Once construction has been completed, the City will monitor the project as specified in the mitigation measures or as otherwise deemed necessary. At minimum, the City will prepare a mitigation monitoring status report prior to commencing construction, prior to commencing operations, within 90 days of commencing operations, and following completion of the first full year of operations. 1053
Ontario Ranch Business Park Specific Plan Amendment Mitigation Monitoring and Reporting Program 3 SECTION 3: SUPPORT DOCUMENTATION
Findings and related documentation supporting the findings involving modifications to mitigation measures shall be maintained in the Project file with the Mitigation Monitoring and Reporting Program and shall be made available to the public upon request.
SECTION 4: FORMAT OF MITIGATION MONITORING MATRIX
The mitigation monitoring matrix on the following pages identifies the environmental issue areas for which monitoring is required, the required mitigation measures, the time frame for monitoring, and the responsible implementing and monitoring agencies.
SECTION 5: DEFINITIONS
The following list provides definitions for acronyms used in the mitigation monitoring and reporting program.
Acronyms/Abbreviation Description
ACM ................................................ Asbestos-Containing Materials AG ................................................... Agriculture and Forestry AQ ................................................... Air Quality AST .................................................. Aboveground Storage Tank BIO .................................................. Biological Resources BUOW ............................................. Burrowing Owl CARB ............................................... California Air Resources Board CDFW .............................................. California Department of Fish and Wildlife CEQA............................................... California Environmental Quality Act City.................................................. City of Ontario County............................................. County of San Bernardino County Coroner............................... San Bernardino County Coroner CRMP .............................................. Construction Risk Management Plan CUL.................................................. Cultural Resources DTSC................................................Department of Toxic Substances Control EIR................................................... Environmental Impact Report EPA .................................................. Environmental Protection Agency ESA.................................................. Environmental Site Assessment ESL................................................... Environmental Screening Levels GEO.................................................Geology and Soils GHG.................................................Greenhouse Gas HAZ ..................................................Hazards and Hazardous Materials HSP..................................................Health and Safety Plan MM .................................................Mitigation Measure NAHC ...............................................Native American Heritage Commission NOI ..................................................Noise PPMV ..............................................Parts Per Million Volume PRC..................................................Public Resources Code PRMP...............................................Paleontological Resource Monitoring Plan SBCFD..............................................San Bernardino County Fire Protection District
SCAQMD .........................................South Coast Air Quality Management District
SMP.................................................Soil Management Plan State................................................State of California TCR ..................................................Tribal Cultural Resources TDM ................................................Travel Demand Management TPH..................................................Total Petroleum Hydrocarbons TRANS .............................................Traffic and Transportation TRU..................................................Transport Refrigeration Units VMT.................................................Vehicle Miles Travelled VOC .................................................Volatile Organic Compound 1054
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AGRICULTURE AND FORESTRY
MM AG-1: Deed disclosure – In order to reduce conflicts issued between sensitive receptors and agricultural uses, all property owners in the Ontario Ranch Business Park Specific Plan Amendment shall be provided with a deed disclosure or similar notice approved by the City Attorney regarding the proximity and nature of neighboring agricultural uses. This disclosure shall be applied at the tentative map stage to the affected properties, or otherwise prior to finalizing the sale or rental agreement of any property. The written disclosure shall be supplied to the property purchaser or renter by the vendor or vendor’s agent. The content and text of the disclosure shall be approved by the City Attorney and shall include language to inform new residents that existing agricultural uses may create nuisances such as flies, odors, dust, night-light, and chemical spraying.
Project Applicant Prior to the approval
of tentative tract map
City Attorney
AIR QUALITY
MM AQ-1: The Project shall utilize “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC content than what is required) put forth by SCAQMD’s Rule 1113 for all architectural coatings. Super-Compliant low VOC paints shall be no more than 10g/L of VOC. Plans shall specify that all architectural coatings will be super-compliant low VOC paints.
Project Applicant Prior to issuance of a
building permit
City of Ontario
Building Department
MM AQ-2: Only electric-powered off-road equipment (e.g., yard trucks/hostlers, forklifts, indoor material handling equipment, etc.) shall be utilized onsite for daily warehouse and business operations. The Project developer/facility owner shall disclose this requirement to all tenants/business entities prior to the signing of any lease agreement. In addition, the limitation to use only electric-powered off-road equipment shall be included in all leasing agreements.
Prior to issuance of a Business License for a new tenant/business entity, the Project developer/facility owner and tenant/business entity shall provide to the City of Ontario Planning Department and Business License Department a signed document (verification document) noting that the Project development/facility owner has disclosed to the tenant/business entity the requirement to use only electric-powered equipment for daily operations. This verification document shall be signed by authorized agents for the Project developer/facility owner and tenant/business Project Developer Prior to issuance of a
Business License
City of Ontario
Planning Department
and Business License
Department
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entities. In addition, if applicable, the tenant/business entity shall provide documentation (e.g., purchase or rental agreement) to the City of Ontario Planning Department and Business License Department to verify, to the City’s satisfaction, that any off-road equipment utilized will be electricpowered.
If emergency generators are proposed, the Project applicant shall explore non-diesel options. If non-diesel generators are determined to not be feasible, the Project applicant shall provide written justification for the use of diesel-powered emergency generators to be approved by the City’s Building Department. Feasibility of non-diesel generators would be explored on the basis of fire and life safety purposes, relative cost and availability of non-diesel generators, as well as whether or not the nondiesel generator has the capacity to supply the required level of power for the required uses.
MM AQ-3: Prior to issuance of occupancy permits, the Project operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall include, but is not limited to the following:
• Provide a transportation information center and on-site TDM coordinator to educate residents, employers, employees, and visitors of surrounding transportation options;
• Promote bicycling and walking through design features such as showers for employees, self-service bicycle repair area, etc. around the Project site;
• Provide on-site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a vehicle of a different type than they use day-to-day;
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ridematching service; and Project Operator Prior to the issuance
of a Certificate of
Occupancy
City of Ontario
Planning Department
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• Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces for carpool/vanpool users.
MM AQ-4: Prior to the issuance of a building permit, the Planning Department shall confirm that the Project is designed to include the following:
• The buildings’ electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site. Conduit should be installed from the electrical room to tractor trailer parking spaces in a logical location(s) on the site determined by the Project Applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric-powered engines.
• The buildings’ electrical room shall be sufficiently sized to hold additional panels that may be needed in the future to supply power to trailers with transport refrigeration units (TRUs) during the loading/unloading of refrigerated goods. Conduit should be installed from the electrical room to the loading docks determined by the Project Applicant during construction document plan check as the logical location(s) to receive trailers with TRUs.
City of Ontario
Planning Department
Prior to the issuance
of a building permit
City of Ontario
Planning Department
MM AQ-5: Prior to the issuance of occupancy permits, the Planning Department shall confirm that tenant lease agreements include contractual language that requires all Transport Refrigeration Units (TRUs) entering the Project site be plug-in capable. Electrical hookups shall be provided as part of the tenant improvements for any tenant that requires cold storage. The electrical hookups shall be provided at loading bays for truckers to plug in any onboard auxiliary equipment and power refrigeration units while their truck is stopped.
City of Ontario
Planning Department
Prior to the issuance
of occupancy permits
City of Ontario
Planning Department
MM AQ-6: All truck access gates and loading docks within the Project site shall have a sign posted that states:
• Truck drivers shall turn off engines when not in use
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• Truck drivers shall shut down the engine after five minutes of continuous idling operation (pursuant to Title 13 of the California Code of Regulations, Section 2485). Once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged.
• Telephone numbers of the building facilities manager and CARB to report violations.
• Truck travel is restricted to identified truck routes only In addition, signage shall be installed to direct trucks to the appropriate designated truck routes
MM AQ-7: Prior to issuance of grading permits, the applicant shall prepare and submit documentation to the City of Ontario that demonstrate that all off-road diesel-powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off-road emissions standards. Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each unit’s Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment.
Project Applicant Prior to issuance of
grading permits
City of Ontario
Planning Department
BIOLOGICAL RESOURCES
MM BIO-1: Prior to the issuance of permits for any construction activity, the Project Applicant shall demonstrate compliance with the MBTA to the satisfaction of the City of Ontario that either of the following has been accomplished:
• Conduct grading activities and vegetation removal outside of the nesting season (February 1 to August 31) to avoid impacts to nesting birds, including raptors.
• If vegetation removal will occur during the bird nesting season, between February 1 and August 31, pre-construction nesting bird surveys shall be performed within three days prior to any Project Applicant
Qualified Biologist
Prior to the issuance
of permits for any
construction activity
City of Ontario
Planning Department
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disturbance of the site, including disking, demolition activities, and grading. If active nests are found, they shall be flagged and the biologist shall establish suitable buffers around the nest (generally a minimum of 200 feet up to 500 feet for raptors and a minimum of 50 feet up to 300 feet for passerine species, with specific buffer widths to be determined by a qualified biologist). The buffer areas shall be avoided until the nests are no longer occupied and the juvenile birds can survive independently from the nests.
MM BIO-2: The Project Applicant shall conduct surveys for tricolored blackbird across all suitable breeding and foraging habitat with the Project site. If tricolored blackbirds are identified, the Project Proponent shall avoid all occupied habitat on-site. If on-site avoidance is infeasible, the Project Proponent shall apply for an incidental take permit (ITP) with California Department of Fish and Wildlife (CDFW) and shall mitigate for the loss of all habitat through the acquisition, conservation, and management of in-kind habitat at a minimum 3:1 ratio, or as approved by the final ITP. Habitat shall be conserved in perpetuity via conveyance of a conservation easement to a CDFW-approved conservation entity and a management fund (endowment) shall be established by the Project Proponent consisting of an interest-bearing account with the amount of capital necessary to generate sufficient interest and/or income to fund all monitoring, management, and protection of the conservation area(s), including but not limited to, reasonable administrative overhead, biological monitoring, invasive species and trash removal, fencing and signage replacement and repair, law enforcement measures, long-term management reporting, and other actions designed to maintain and improve the habitat of the conserved land(s), in perpetuity. A Property Analysis Record, or substantially equivalent analysis, shall be conducted to determine the management needs and costs described above, which then will be used to calculate the capital needed for the management of the fund. Except for uses appropriate to a habitat conservation area, the public shall not have access to the mitigation area(s), and no activities shall be permitted within the site, except maintenance of habitat, including the removal of nonnative plant species, trash, and debris, and the installation of native plant materials.
Project Applicant Prior to ground
disturbing activities
CDFW
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MM BIO-3: Prior to implementation of Project activities, a qualified biologist shall be retained to determine whether potential roosting sites for bats may be affected. For large ornamental trees suitable for bat roosting/nursery, exit counts and acoustic surveys shall be performed prior to initial ground disturbance and vegetation removal to determine whether the project footprint and a 300-foot buffer supports a nursery or roost, and by which species. This survey work will occur between latespring and late summer and/or in the fall (generally mid-March through late October).
If the results of the bat survey finds a total of a single roosting individual of a special-status bat species or 25 or more individuals of non-specialstatus bat species with potential to be present in the study area (i.e., western Mastiff bat, big free-tailed bat, pallid bat, western red bat, and western yellow bat), a Bat Management Plan shall be developed to ensure mortality to bats does not occur. For each location confirmed to be occupied by bats, the plan will provide details both in text and graphically where exclusion devices/and or staged tree removal will need to occur, the timing for exclusion work, and the timeline and methodology needed to exclude the bats. The plan will need to be reviewed and approved by CDFW prior to disturbance of the roost(s).
Qualified Biologist Prior to
implementation of
Project activities
CDFW
MM BIO-4: Prior to issuance of a demolition or grading permit for any ground disturbing activity, a qualified biologist shall conduct surveys for BUOW across all suitable breeding, wintering, and foraging habitat with the Project site, within 14 days prior to initiating ground disturbance activities. If burrowing owls are identified, the Project Proponent shall either avoid all impacts on-site or conserve non-impacted occupied habitat on-site and/or conserve occupied burrowing owl habitat off-site at a minimum total 2:1 ratio of conserved to impacted habitat.
Coordination with the CDFW shall occur to mitigate for the loss of habitat through the acquisition, conservation, and management of in-kind habitat. Lands conserved shall include 1) sufficiently large acreage with fossorial mammals present; 2) permanent protection through a conservation easement for the purpose of conserving burrowing owl habitat and prohibiting activities incompatible with burrowing owl use; 3) development and implementation of a mitigation land management plan to address long-term ecological sustainability and maintenance of Qualified Biologist
Project Proponent
Prior to issuance of a
demolition or grading
permit for any ground
disturbing activity
CDFW
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the site for burrowing owls; and 4) funding for the maintenance and management of mitigation land through the establishment of a long-term funding mechanism such as an endowment.
CULTURAL RESOURCES
MM CUL-1: Prior to the issuance of any grading permits for the Project site, a Cultural Awareness Training Program shall be provided to all construction managers and construction personnel prior to commencing any ground disturbance work at the Project sites. The training shall be prepared and conducted by a Qualified Archaeologist to the satisfaction of the City Planning Department. The training may be discontinued when ground disturbance is completed. Construction personnel shall not be permitted to operate equipment within the construction area unless they have attended the training. A copy of the training transcript and/or training video, as well as a list of the names of all personnel who attended the training and copies of the signed acknowledgment forms shall be submitted to the City Planning Department for their review and approval.
Project Applicant
Qualified
Archaeologist
Prior to the issuance
of any grading
permits
City of Ontario
Planning Department
GEOLOGY AND SOILS
MM GEO-1: A shrinkage study will be performed involving several excavated test-pits where in-place densities are determined using in-situ testing methods instead of laboratory density testing on small-diameter samples. Special care will be taken to properly moisture condition and maintain 2 to 4 percent above the optimum moisture content within all subgrade soils as well as newly placed fill soils. Additional expansion index testing will be performed at the time of the design-level geotechnical investigation. Protection (protective coating, metal plating, corrosive inhibitors, etc.) for embedded metal improvements will be installed and additional chloride content testing will be performed on soils.
Project Applicant Prior to the start of
construction
City of Ontario
Building Department
MM GEO-2: All manure and any organic topsoil will be removed during initial site stripping and that additional organic testing will be conducted during the design-level geotechnical investigation. Prior to grading, grubbing, and segregating of the manure in the cattle pens and the highly organic soils in the planted areas will be done. These soils will be removed from the site or reutilized in nonstructural areas, such as landscape planters. Any additional organic materials encountered in buried fills will also be segregated during grading and reutilized in nonstructural areas, Project Applicant Prior to grading City of Ontario
Building Department
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such as landscape planters. Any additional organic materials encountered in buried fills will also be segregated during grading.
MM GEO-3: Additional soluble sulfate testing would be conducted during the design-level geotechnical investigation and at the completion of rough grading to verify the soluble sulfate concentrations of the soils.
Project Applicant At the completion of
rough grading
City of Ontario
Building Department
MM GEO-4: The remedial grading would be performed to remove the existing undocumented fill soils as well as a portion of the near-surface native alluvium and replace these materials as compacted structural fill.
The over excavation would extend to a sufficient depth so that the native soils that will remain in place below the recommended depth of over excavation will not be subject to significant load increases from the foundations of the new structures.
Project Applicant Prior to grading City of Ontario
Building Department
MM GEO-5: Periodic paleontological spot checks would be conducted when excavation exceeds depths of 10 feet below the surface to determine if older, paleontologically-sensitive sediments are present. If present, full-time monitoring would be implemented. Prior to the start of construction, a paleontological resource monitoring plan (PRMP) would be prepared and implemented. The Project’s PRMP would implement the following procedures:
• A trained and qualified paleontological monitor would perform spot-check and/or monitoring of any excavations on the Project that have the potential to impact paleontological resources in undisturbed native sediments below 10 feet in depth. The monitor will have the ability to redirect construction activities to ensure avoidance of adverse impacts to paleontological resources. • The Project paleontologist may re-evaluate the necessity for paleontological monitoring after examination of the affected sediments during excavation, with approval from Lead Agency and Client representatives.
• Any potentially significant fossils observed shall be collected and recorded in conjunction with best management practices and Society of Vertebrate Paleontology professional standards.
Project Applicant
Qualified
Paleontological
Monitor
Prior to the start of
construction
City of Ontario
Planning Department
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• Any fossils recovered during mitigation shall be deposited in an accredited and permanent scientific institution for the benefit of current and future generations.
• A report documenting the results of the monitoring, including any salvage activities and the significance of any fossils, shall be prepared and submitted to the appropriate personnel.
GREENHOUSE GAS
MM GHG-1: The Project shall install solar photovoltaic (PV) panels or other source of renewable energy generation on-site, or otherwise acquire energy from the local utility that has been generated by renewable sources, that would provide 100 percent of the expected building load. The buildings shall include an electrical system and other infrastructure sufficiently sized to accommodate the PV arrays. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage.
Project Applicant Prior to the issuance
of occupancy permits
City of Ontario
Planning Department
MM GHG-2: Prior to the issuance of a building permit, the Project Applicant or successor in interest shall provide documentation to the City of Ontario demonstrating that the Project is designed to meet or exceed CALGreen Code Tier 2 standards in effect at the time of building permit application.
Project Applicant Prior to the issuance
of a building permit
City of Ontario
Planning Department
MM GHG-3: All project development proposals shall implement Screening Table Measures that achieve at least 100 points per the Screening Tables. The City shall verify that Screening Table Measures achieving the 100-point performance standard are incorporated in development plans prior to the issuance of building permit(s) and/or site plans (as applicable). The City shall verify implementation of the selected Screening Table Measures prior to the issuance of Certificate(s) of Occupancy.
Project Applicant Prior to the issuance
of occupancy permits
City of Ontario
Planning Department
HAZARDS AND HAZARDOUS MATERIALS
MM HAZ-1: Prior to the issuance of grading permits, the Project applicant shall conduct further testing for the presence of methane on the Project site, in accordance with DTSC methane assessment guidelines. The Project applicant shall prepare a methane gas soil survey and implement grading activity recommendations to the satisfaction of the City Building Department. This survey and recommendation shall include a postProject Applicant Prior to the issuance of grading permits
City of Ontario
Building Department
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construction soil gas investigation and installation of methane gas mitigation systems where post-grading methane levels exceed 5,000 ppmv, should any such levels occur.
MM HAZ-2: Following drainage of the on-site ponds, the Project applicant shall conduct a limited Phase II subsurface assessment of sediments to evaluate the sediments for chemical risks to human health and the environment. If contamination from dairy and animal-related wastes is encountered at a level above Environmental Screening Levels (ESLs) for non-residential uses, the appropriate environmental agency (Regional Water Quality Control Board, Department of Toxic Substance Control, South Coast Air Quality Management District) shall be notified.
Any contamination identified as a result of such testing/sampling shall be investigated and removed or remediated to the satisfaction of the environmental agency with evidence provided to the City, such that there are no residual significant impacts following mitigation. Prior to allowing the commencement of any soil removal or hauling activities at the Proposed Project, the City will review and/or evaluate potential air quality impacts (criteria pollutants and toxic air contaminants from equipment exhaust, earthmoving, and other on-site remedial activities, as applicable) to verify that impacts are properly assessed and disclosed in accordance with CEQA.
Project Applicant Following drainage of
the on-site ponds
City of Ontario
Planning Department
MM HAZ-3: Soil Management Plan. Prior to issuance of a grading permit, the Project applicant shall retain a qualified environmental consultant to prepare a Soil Management Plan that details procedures and protocols for on-site management of soils containing potentially hazardous materials. The SMP would be implemented during grading activities onsite to ensure that soils containing residual levels of hydrocarbons or arsenic are properly identified, monitored, and managed on-site, and include the following:
• A certified hazardous waste hauler shall remove all potentially hazardous soils. In addition, sampling of soil shall be conducted during excavation to ensure that all petroleum hydrocarbon and arsenic impacted soils are removed, and that Environmental Screening Levels (ESLs) for non-residential uses are not exceeded.
Excavated materials shall be transported per California Hazardous Project Applicant Prior to the issuance
of grading permits
City of Ontario
Planning Department
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Waste Regulations to a landfill permitted by the State to accept hazardous materials.
• Any subsurface materials exposed during construction activities that appear suspect of contamination, either from visual staining or suspect odors, shall require immediate cessation of excavation activities. Soils suspected of contamination shall be tested for potential contamination. If contamination is found to be present per the Department of Toxic Substances Control Screening Levels for industrial/commercial land use (DTSCSLi) and the U.S. EPA Regional Screening Levels for industrial/commercial land use (EPARSLi), it shall be transported and disposed of per state regulations to an appropriately permitted landfill.
• The SMP shall include a Health and Safety Plan (HSP) that addresses potential safety and health hazards and includes the requirements and procedures for employee protection; each contractor will be required to have their own HSP tailored to their particular trade that addresses the general project safety requirements. The HSP shall also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction.
• The SMP shall be prepared and executed in accordance with South Coast Air Quality Management District (SCAQMD) Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil. The SMP shall require the timely testing and sampling of soils so that contaminated soils can be separated from inert soils for proper disposal. The SMP shall specify the testing parameters and sampling frequency. Anticipated testing includes total petroleum hydrocarbons (TPH), volatile organic compounds (VOCs), and semivolatile organic compounds (SVOCs). During excavation, Rule 1166 requires that soils identified as contaminated shall be sprayed with water or another approved vapor suppressant or covered with sheeting during periods of inactivity of greater than an hour, to prevent contaminated soils from becoming airborne. Under Rule 1166, contaminated soils shall be transported from the project site by a licensed transporter and disposed of at a licensed 1065
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storage/treatment facility to prevent contaminated soils from becoming airborne or otherwise released into the environment. • All SMP measures shall be printed on the construction documents, contracts, and project plans prior to issuance of grading permits.
MM HAZ-4: Construction period testing: Construction at the Project site shall be conducted under a Project-specific Construction Risk Management Plan (CRMP) to protect construction workers, the general public, and the environment from subsurface hazardous materials previously identified and to address the possibility of encountering unknown contamination or hazards in the subsurface. The CRMP shall summarize soil and groundwater analytical data collected on the Project sites during past investigations and during site investigation activities; delineate areas of known soil and groundwater contamination, if applicable; and identify soil and groundwater management options for excavated soil and groundwater, in compliance with local, state, and federal statutes and regulations.
The CRMP shall:
• Provide procedures for evaluating, handling, storing, testing, and disposing of soil and groundwater during Project excavation and dewatering activities, respectively.
• Require the preparation of a Project-specific Health and Safety Plan that identifies hazardous materials present, describes required health and safety provisions and training for all workers potentially exposed to hazardous materials in accordance with State and Federal worker safety regulations, and designates the personnel responsible for Health and Safety Plan implementation.
• Require the preparation of a contingency plan that shall be applied should previously-unknown hazardous materials be encountered during construction activities. The contingency plan shall include provisions that require collection of soil and/or groundwater samples in the newly-discovered affected area by a qualified environmental professional prior to further work, as appropriate.
The analytical results of the sampling shall be reviewed by the Project Applicant Prior to the issuance
of construction and
demolition permits
San Bernardino
County Department of
Risk Management
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qualified environmental professional and submitted to the appropriate regulatory agency. The environmental professional shall provide recommendations, as applicable, regarding soil/waste management, worker health and safety training, and regulatory agency notifications, in accordance with local, state, and federal requirements. Work shall not resume in the area(s) affected until these recommendations have been implemented under the
oversight of the County or regulatory agency, as appropriate. • Designate personnel responsible for implementation of the CRMP.
The CRMP shall be submitted to the County for review and approval prior to the issuance of construction and demolition permits.
MM HAZ-5: Prior to the commencement of any construction-related site activities (clearing, demolition, grading etc.), all above-ground storage tanks (ASTs) and underground storage tanks (USTs) shall be removed.
ASTs storing diesel shall be disposed of by a State of California licensed contractor and in compliance with the required San Bernardino County Fire Department (SBCFD) Hazardous Materials Division regulations for tank removals. For stained soils in the vicinity of diesel containing ASTs, as identified in the Phase I Environmental Site Assessment (ESA) dated January 10, 2020, soil samples shall be collected, as directed by the SBCFD inspector, for chemical analysis at a laboratory licensed by the State of California. If contaminated soils are encountered, a soil management plan shall be prepared to manage the stained soils during redevelopment.
USTs shall be removed through reviewing available files at the SBCFD and ensuring the proper removal of the UST and a subsurface investigation to determine if the UST had impacted the subsurface.
Project Applicant Prior to construction
activities
City of Ontario
Building Department
MM HAZ-6: Prior to the issuance of a demolition permit for any buildings or structures on-site, the Project applicant shall conduct a comprehensive ACM survey to identify the locations and quantities of ACM in aboveground structures. The Project applicant shall retain a licensed or certified asbestos consultant to inspect buildings and structures on-site.
The consultant’s report shall include requirements for abatement, containment, and disposal of ACM, if encountered, in accordance with the South Coast Air Quality Management District’s Rule 1403.
Project Applicant Prior to the issuance
of a demolition
permit
City of Ontario
Building Department
I NOISE I
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Ontario Ranch Business Park Specific Plan Amendment Mitigation Monitoring and Reporting Program 17 Mitigation Measures
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
MM NOI-1: Heavy construction equipment will not remain stationary for more than fifteen minutes while operating within 500 feet of a sensitive receptor.
Project Applicant Prior to construction
activities
City of Ontario
Planning Department
MM NOI-2: Stationary construction equipment will not be placed within 500 feet of a sensitive receptor and will be oriented away from receptors.
Project Applicant Prior to construction
activities
City of Ontario
Planning Department
TRIBAL CULTURAL RESOURCES
MM TCR-1: Prior to the commencement of any ground-disturbing activity at the project site, the project applicant shall retain a Native American Monitor approved by the Gabrieleno Band of Mission Indians-Kizh Nation – the tribe that consulted on this Project pursuant to Assembly Bill (AB) 52 (the “Tribe” or the “Consulting Tribe”). A copy of the executed contract shall be submitted to the City of Ontario Planning and Building Departments prior to the issuance of any permit necessary to commence a ground-disturbing activity. The Tribal monitor will only be present onsite during the construction phases that involve ground-disturbing activities. Ground-disturbing activities are defined by the Tribe as activities that may include, but are not limited to, pavement removal, potholing or auguring, grubbing, tree removals, boring, grading, excavation, drilling, and trenching within the project area. The Tribal Monitor will complete daily monitoring logs that will provide descriptions of the day’s activities, including construction activities, locations, soil, and any cultural materials identified. The on-site monitoring shall end when all ground-disturbing activities on the Project Site are completed, or when the Tribal Representatives and Tribal Monitor have indicated that all upcoming ground-disturbing activities at the Project Site have little to no potential for impacting Tribal Cultural Resources.
Upon discovery of any Tribal Cultural Resources, construction activities shall cease in the immediate vicinity of the find (not less than the surrounding 100 feet) until the find can be assessed. All Tribal Cultural Resources unearthed by project activities shall be evaluated by the qualified archaeologist and Tribal monitor approved by the Consulting Tribe. If the resources are Native American in origin, the Consulting Tribe will retain it/them in the form and/or manner the Tribe deems appropriate, for educational, cultural and/or historic purposes. If human remains and/or grave goods are discovered or recognized at the Project Site, all ground disturbance shall immediately cease, and the county Project Applicant Prior to the
commencement of
any ground disturbing
activity
Native American
Monitor approved by
the Gabrieleno Band
of Mission IndiansKizh Nation with
coordination with the
City of Ontario
Planning Department
I I
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Ontario Ranch Business Park Specific Plan Amendment Mitigation Monitoring and Reporting Program 18 Mitigation Measures
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
coroner shall be notified per Public Resources Code Section 5097.98, and Health and Safety Code Section 7050.5. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). Work may continue on other parts of the Project Site while evaluation and, if necessary, mitigation takes place (CEQA Guidelines Section 15064.5[f]). If a non-Native American resource is determined by the qualified archaeologist to constitute a “historical resource” or “unique archaeological resource,” time allotment and funding sufficient to allow for implementation of avoidance measures, or appropriate mitigation, must be available. The treatment plan established for the resources shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and PRC Sections 21083.2(b) for unique archaeological resources.
Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis.
Any historic archaeological material that is not Native American in origin shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.
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RESOLUTION NO._________
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PSPA21-002, AN AMENDMENT TO
THE ONTARIO RANCH BUSINESS PARK SPECIFIC PLAN,
INCORPORATING PROPERTY ADJACENT TO THE EXISTING
SPECIFIC PLAN AREA AND ESTABLISHING THE LAND USE
DESIGNATIONS, DEVELOPMENT STANDARDS, AND GUIDELINES
WHICH WILL GOVERN THE DEVELOPMENT OF 71.69 ACRES OF LAND
GENERALLY BORDERED BY CAMPUS, SULTANA, MERRILL, AND
EUCALYPTUS AVENUES, AND MAKING FINDINGS IN SUPPORT
THEREOF—APNS: 1054-041-01, 1054-041-02, 1054-031-01, 1054-031- 02, 1054-261-01, 1054-261-02, 1054-291-01, AND 1054-291-02.
WHEREAS, on September 15, 2020, the City Council approved the original Ontario Ranch Business Park Specific Plan (File No. PSP18-002), which established a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, and architectural character, and ensure that excellence in community design is achieved during project development. The Specific Plan also established the procedures and requirements to approve new development within the project site to ensure The Ontario Plan (“TOP”) goals and policies are achieved; and WHEREAS, Euclid Land Venture LLC ("Applicant") has filed an Application for the approval of an amendment to the Ontario Ranch Business Park Specific Plan, File No.
PSPA21-002, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and
WHEREAS, on August 16, 2022, the City Council certified a Supplemental Environmental Impact Report (“SEIR”) (State Clearinghouse No. 2021070364), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations, in conjunction with the following: [1] The Ontario Plan (“TOP”) 2050 update General Plan Amendment (File No. PGPA20-002) to the Vision, Governance Manual, and Policy Plan components of TOP, and [2] an update to the Community Climate Action Plan (File No. PADV22-002); and
WHEREAS, on August 30, 2022, the Planning Commission reviewed the Project and recommended approval to the City Council; and
WHEREAS, the Application applies to 71.69 acres of land immediately adjacent to the existing Ontario Ranch Business Park Specific Plan area, generally located north of Merrill Avenue, south of Eucalyptus Avenue, west of Campus Avenue, and east of Sultana Avenue, currently within the SP(AG) (Agricultural Overlay) zoning district, and is predominantly improved with agricultural and dairy land uses; and WHEREAS, the properties to the north of the Project site are within the SP(AG) (Agricultural Overlay) zoning district and predominantly developed with agricultural and dairy land uses. The properties to the west are within the Ontario Ranch Business Park 1070
Specific Plan and under construction with industrial and business park developments.
The property to the south is within the City of Chino and is developed with the Chino Airport. The properties to the east are within the South Ontario Logistics Center Specific Plan and predominantly developed with agricultural and dairy land uses; and WHEREAS, the Project will establish Planning Areas (“PAs”) 3 and 4. PA 3 will be designated Business Park (maximum 0.45 FAR), sited to the north of the Project area along Eucalyptus Avenue, and will allow for the potential development of up to 227,951 square feet of business park and office uses on 11.63 acres of land. PA 4 will be designated Industrial – General (maximum 0.54 FAR), sited to the south of the Project area along Merrill Avenue, and will allow for the potential development of up to 1,412,739 square feet of industrial land uses on 60.06 acres of land. The land use and development intensity of PA 3 and PA 4 will complement the existing PA 1 and PA 2, respectively. The proposed maximum FARs are consistent with the original Ontario Ranch Business Park Specific Plan, and are lower than the maximum allowable thresholds listed in the Policy Plan Land Use designations for Business Park and Industrial; and WHEREAS, the Ontario Ranch Business Park Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (General Plan).
Chapter 7 of the Specific Plan, “General Plan Consistency”, describes the manner in which the Ontario Ranch Business Park Specific Plan complies with the Policy Plan goals and policies applicable to the Ontario Ranch Business Park Specific Plan; and WHEREAS, a Subsequent Environmental Impact Report (“SEIR”) (State Clearinghouse No. 2019050018), including the adoption of a Mitigation Monitoring and Reporting Program and a Statement of Overriding Consideration have been prepared in accord with the California Environmental Quality (CEQA), the State CEQA Guidelines and the City of Ontario Guidelines to address the environmental effects of the Specific Plan Amendment; 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 (hereinafter referred to as “ALUCP”), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the project site is also located within the Airport Influence of Chino Airport and must be consistent with policies and criteria set forth within the 2011 California Airport Land Use Planning Handbook published by the California Department of 1071
Transportation, Division of Aeronautics and the Chino Airport Land Use Compatibility Plan, which addresses the 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 August 23, 2022, the Planning Commission of the City of Ontario conducted a duly noticed public hearing and continued the Project to the August 30, 2022, Special Planning Commission meeting. The Planning Commission opened the public hearing at which time all persons wishing to testify were heard; and WHEREAS, on August 30, 2022, the Planning Commission of the City of Ontario conducted a special hearing to consider the Project, and concluded said hearing on that date, voting to issue Resolution No. PC22-054, recommending the City Council approve the Application; and
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 a Supplemental Environmental Impact Report (State Clearinghouse No. 2019050018) 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, on October 4, 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:
SECTION 1. Environmental Determination and Findings. As the decisionmaking body for the Project, the City Council has reviewed and considered the information contained in the Subsequent Environmental Impact Report (“EIR”) and supporting documentation. Based upon the facts and information contained in the EIR (SCH# 2019050018) and supporting documentation, the Planning Commission recommends that the City Council make the following findings:
(1) The EIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and
(2) The EIR was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
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(3) The EIR reflects the independent judgment of the City Council; and SECTION 2. City Council Action. Based on the information presented to the City Council, and the specific findings set forth in Section 1, above, the City Council makes the following findings:
(1) The Project EIR analyzed the environmental impacts associated with the implementation of the Ontario Ranch Business Park Specific Plan Amendment, and finds that, if the Specific Plan Amendment is adopted and development occurs as proposed by this plan, and with implementation of proposed mitigation measures, the following impacts will still be significant and unavoidable:
(a) Air Quality – Impacts related to a net increase in criteria pollutants would remain significant and unavoidable with the implementation of recommended mitigation measures; and
(b) Agricultural Resources – Project-specific impacts and cumulative impacts would remain significant and unavoidable; and
(c) Transportation – Impacts related to intersections are projected to be cumulatively significant and unavoidable; and
(d) Greenhouse Gas Emissions – Project-specific impacts and cumulative impacts would remain significant and unavoidable.
SECTION 3. 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 on the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan, as the Project site is not one of the properties in the Available Land Inventory contained in Table A-3 (Available Land by Planning Area) of the Housing Element Technical Report Appendix.
SECTION 4. Ontario International Airport Land Use Compatibility Plan (“ALUCP”) Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State and rely upon the 2011 California Airport Land Use Planning Handbook published by the California Department of Transportation, Division of Aeronautics; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts 1073
of current and future airport activity. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ALUCP compatibility factors, including [1] Safety Criteria (ALUCP Table 2-2) and Safety Zones (ALUCP Map 2-2), [2] Noise Criteria (ALUCP Table 2-3) and Noise Impact Zones (ALUCP Map 2-3), [3] Airspace protection Zones (ALUCP Map 2-4), and [4] Overflight Notification Zones (ALUCP Map 2-5). As a result, the CITY COUNCIL, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ALUCP; and (2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport Overlay Zoning District (“OZD”) and Reference L, Chino Airport Land Use Compatibility Plan (“ALUCP”).
The Chino OZD and ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The Chino ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook.
The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the Chino ALUCP. 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 Safety, Airspace Protection, Overflight. 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 5. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 4, 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 Project site 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 business park and industrial land uses in the proposed Ontario Ranch Business Park Specific Plan Amendment districts are appropriate for the area and will be in harmony in terms of access, size, and compatibility with existing land uses in the surrounding area. The Project site is located within an industrial corridor and the Chino Airport Influence Area and is subject to the policies and criteria of the Chino Airport Land Use Compatibility Plan. The proposed Ontario Ranch Business Park Specific Plan Amendment is consistent the Chino Airport Land Use Compatibility Plan which places additional restrictions on land use, building/structure heights and limits the concentration of people. 1074
(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 proposed amendment to the Ontario Ranch Business Park Specific Plan would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The Project proposes to designate a piece of land so as to be consistent with the greater industrial corridor that flanks it on the west and east, with business park land uses located along the northerly portion of the Project site to act as a buffer between the industrial uses and airport to the south of the Project site and the future residential, commercial, and mixed-use developments to the north of the Project site.
General industrial land uses have been sited toward the south of the Project site, adjacent to the Chino Airport, so as to limit potential airport-related hazards from impacting land uses that generate greater concentrations of people.
(3) In the case of an application affecting specific property(ies), the proposed Specific Plan, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed amendment to the Ontario Ranch Business Park Specific Plan will bring the properties into compatibility and harmony with the larger industrial corridor, located south of Eucalyptus Avenue and generally stretching from Euclid Avenue on the west to the Cucamonga Creek Channel on the east. The Project site is the last remaining piece of land without an industrial designation in the corridor, which includes the approved original Ontario Ranch Business Park Specific Plan to the west and the approved South Ontario Logistics Center, Merrill Commerce Center, and West Ontario Commerce Center Specific Plans to the east. All of the approved specific plans contain industrial development in varying stages.
(4) In the case of an application affecting specific property(ies), 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 71.69-acre Project site is physically suitable by means of parcel size, shape, access, and availability of utilities to serve the anticipated development. Future maps and development plans will be required to meet all design standards and regulations. The Project will be part of a larger industrial corridor which has a shared and vested interest in development of utilities to serve the corridor, and the Project site would be tying into existing development plans and, subsequently, reimbursing other developers for their fair share of the cost burden. Further, the substantial investment made by the surrounding industrial development to install infrastructure to serve the area will enable future residential, recreational, commercial, and mixed-use projects to occur that would not have been economically feasible without the industrial corridor.
SECTION 6. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 5, above, the City Council hereby APPROVES the herein described Amended Ontario Ranch Business Park Specific Plan (File No. PSPA21-002), attached hereto as “Attachment A,” and incorporated herein by this reference.
SECTION 7. Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees 1075
to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.
SECTION 8. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East “B” Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.
The City Clerk of the City of Ontario shall certify as to the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 18th day of October 2022. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________
SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________
BEST, BEST & KRIEGER LLP
CITY ATTORNEY
1076
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 October 18, 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 October 18, 2022. _________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
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ATTACHMENT A:
File No. PSPA21-002;
Amended Ontario Ranch Business Park Specific Plan
(Document follows this page)
1078
ONTARIO RANCH BUSINESS PARK SPECIFIC PLAN
July 2020
1079
Ontario Ranch Business Park Specific Plan
ONTARIO RANCH BUSINESS PARK
SPECIFIC PLAN
City of Ontario
Specific Plan
Developer
Real Estate Development Associates, LLC
4450 MacArthur Blvd., Suite 100
Newport Beach, CA 92660
(949) 216-7300
Amendments:
File No. PSPA21-002, Approved by City Council [Final Approval Date]- expanded the footprint of the Specific Plan boundary and established land uses therin.
1080
Table of Contents
1.0 INTRODUCTION ............................................................................................1-1
1.1 Purpose and Intent of the Specific Plan................................................ 1-1
1.2 Project Description ............................................................................... 1-2
1.3 Specific Plan Requirements .................................................................. 1-7
1.4 Authority and Scope of the Specific Plan.............................................. 1-8
1.5 California Environmental Quality Act Compliance................................ 1-8
1.6 Organization of the Specific Plan.......................................................... 1-9
2.0 EXISTING CONDITIONS..................................................................................2-1
2.1 Existing and Surrounding Land Uses..................................................... 2-1
2.2 Airport Influence Areas......................................................................... 2-1
2.3 Williamson Act Contracts ..................................................................... 2-4
2.4 Existing Ontario Plan and Zoning Land Use Designations..................... 2-4
2.5 Existing Circulation ............................................................................... 2-6
2.6 Existing Environmental Conditions....................................................... 2-8
2.7 Existing Ground Water Wells................................................................ 2-9
3.0 DEVELOPMENT PLAN....................................................................................3-1
3.1 Land Use Plan ....................................................................................... 3-1
3.2 Conceptual Site Plan............................................................................. 3-4
3.3 Circulation Plan..................................................................................... 3-6
3.4 Potable Water Plan............................................................................. 3-17
3.5 Recycled Water Plan........................................................................... 3-23
3.6 Sewer Plan .......................................................................................... 3-26
3.7 Conceptual Grading Plan .................................................................... 3-29
3.8 Dry Utilities Plans................................................................................ 3-31
3.9 Storm Drainage Plan........................................................................... 3-33 1081
South Ontario Logistics Center Specific Plan TOC-2
Table of Contents
3.10 Public Services .................................................................................... 3-37
3.11 Phasing Plan........................................................................................ 3-38
4.0 LAND USE AND DEVELOPMENT STANDARDS.................................................4-1
4.1 General Provisions................................................................................ 4-1
4.2 Allowable Uses...................................................................................... 4-1
4.3 Development Standards....................................................................... 4-5
5.0 DESIGN GUIDELINES......................................................................................5-1
5.1 Site Design ............................................................................................ 5-1
5.2 Architectural Design ............................................................................. 5-2
5.3 Landscape Design ................................................................................. 5-5
5.4 Walls and Fences................................................................................ 5-13
5.5 Buffering and Screening ..................................................................... 5-14
5.6 Lighting ............................................................................................... 5-16
5.7 Signage................................................................................................ 5-16
5.8 Sustainable Design Strategies............................................................. 5-19
6.0 IMPLEMENTATION........................................................................................6-1
6.1 Applicability .......................................................................................... 6-1
6.2 Severability ........................................................................................... 6-1
6.3 Interpretation ....................................................................................... 6-1
6.4 Consistency with Other Plans and Regulations .................................... 6-1
6.5 Specific Plan Revisions.......................................................................... 6-2
6.6 Subdivisions Maps ................................................................................ 6-3
6.7 Development and Land Use Review Procedures.................................. 6-3
6.8 Development Agreement ..................................................................... 6-4
6.9 Specific Plan Phasing............................................................................. 6-4
6.10 Financing of Public Improvements ....................................................... 6-5 1082
South Ontario Logistics Center Specific Plan TOC-3
Table of Contents
6.11 Maintenance Plan................................................................................. 6-6
6.12 Additional Entitlement Requirements.................................................. 6-7
7.0 APPENDIX: GENERAL PLAN CONSISTENCY.....................................................7-1
7.1 Land Use Element................................................................................. 7-1
7.2 Community Design Element ................................................................. 7-3
7.3 Mobility Element .................................................................................. 7-7
7.4 Environmental Resources Element....................................................... 7-9
7.5 Safety Element.................................................................................... 7-11
7.6 Community Economic Element .......................................................... 7-13
LIST OF TABLES
Table 3.1: Maximum Specific Plan Build-Out..................................................... 3-2 Table 3.2: Conceptual Site Plan ......................................................................... 3-4 Table 4.1: Allowable Uses.................................................................................. 4-2 Table 4.2: Development Standards ................................................................... 4-5 Table 4.3: Off-Street Parking and Loading Design Standards............................ 4-6 Table 4.4: Required number of Parking and Loading Spaces............................. 4-7 Table 5.1: Plant Palette.................................................................................... 5-12 Table 6.1: Maintenance Responsibilities........................................................... 6-7
LIST OF FIGURES
Figure 1.1: Regional Map................................................................................... 1-4 Figure 1.2: Vicinity Map..................................................................................... 1-5 Figure 1.3: Specific Plan Boundary..................................................................... 1-6 Figure 2.1: Existing Surrounding Land Uses....................................................... 2-3 Figure 2.2: Existing Land Use and Zoning.......................................................... 2-5 Figure 2.3: Regional Circulation…………….……………………………………………………….2-7 1083
South Ontario Logistics Center Specific Plan TOC-4
Table of Contents
Figure 2.4: Existing Ground Water Wells……………………………………………………….2-10 Figure 3.1: Land Use Plan................................................................................... 3-3 Figure 3.2: Conceptual Site Plan ........................................................................ 3-5 Figure 3.3: Street Plan ....................................................................................... 3-8 Figure 3.4: City of Ontario Road Classification .................................................. 3-9 Figure 3.5: Street Sections................................................................................. 3-8 Figure 3.5: Street Sections................................................................................. 3-9 Figure 3.6: Truck Routes.................................................................................. 3-14 Figure 3.7: Bicycle and Pedestrian Plan ........................................................... 3-15 Figure 3.8: City of Ontario Trail and Bikeway Plans......................................... 3-16 Figure 3.9: Potable Water Plan........................................................................ 3-19 Figure 3.9: Potable Water Plan........................................................................ 3-20 Figure 3.10: City of Ontario Ultimate Water System....................................... 3-22 Figure 3.11: Recycled Water Plan.................................................................... 3-24 Figure 3.12: City of Ontario Future Recycled Water System ........................... 3-25 Figure 3.13: Sewer Plan ................................................................................... 3-27 Figure 3.14: City of Ontario Ultimate Sewer System ....................................... 3-28 Figure 3.15: Conceptual Grading Plan ............................................................. 3-30 Figure 3.16: Fiber Optic Plan............................................................................ 3-32 Figure 3.17: Storm Drain Plan.......................................................................... 3-35 Figure 3.18: City of Ontario Planned Drainage Facilities ................................. 3-36 Figure 3.19: Conceptual Phasing Plan.............................................................. 3-39 Figure 5.1: Euclid Avenue Conceptual Streetscape ........................................... 5-6 Figure 5.2: Eucalyptus Ave Conceptual Streetscape.......................................... 5-7 Figure 5.3: Merrill Avenue Conceptual Streetscape .......................................... 5-8 Figure 5.4: Sultana Avenue Conceptual Streetscapes ....................................... 5-9 Figure 5.5: Campus Avenue Conceptual Streetscapes..................................... 5-10 Figure 5.6: Conceptual Vehicular Entry ........................................................... 5-10 1084
Introduction
Ontario Ranch Business Park Specific Plan Page 1-1
1.0 INTRODUCTION
The Ontario Ranch Business Park Specific Plan (this “Specific Plan”) is one of the initial industrial specific plans implementing the vision outlined by the City of Ontario for the Ontario Ranch area (formerly New Model Colony). The Ontario Ranch area covers 8,200 acres of the former 14,000-acre San Bernardino Agricultural Preserve, which was historically used for dairy or cattle farming by descendants of Dutch, French Basque, Portuguese, and Mexican families.
The Agricultural Preserve was divided in 1999, with portions incorporated into the three adjacent cities of Chino, Chino Hills, and Ontario. The City of Ontario named its portion the New Model Colony after the original Model Colony of Ontario established by the Chaffey Brothers, William and George Jr., in 1882. The original Model Colony was founded on innovative land development principles that included the distribution of water rights with land purchases (Mutual Water Company), a grand boulevard (Euclid Avenue), and an agricultural college (Chaffey College, established 1885).
Within Ontario Ranch the City of Ontario promotes innovative land development principles to continue the legacy of the Model Colony. The land use plan for Ontario Ranch provides for housing, commercial and industrial areas, parks, a lake, a golf course, and trail and bike links. Specific plans are required to guide development in Ontario Ranch to ensure the City objectives are achieved.
On January 26, 2010, the City of Ontario adopted The Ontario Plan, which serves as its new business plan and includes a long-term vision and principle-based policy plan, essentially functioning as the General Plan for the city, including Ontario Ranch.
The Ontario Ranch Business Park Specific Plan (ORBP SP) was approved in October 2020 and consisted of a General Plan Amendment (GPA), a Specific Plan, Development Plan Review, Tentative Parcel Maps, and a Development Agreement to allow for development of an industrial and business park on 11 parcels covering 85 acres in the City. The ORBP SP project included eight warehouse buildings ranging from 46,900 square feet (sf) to 618,353 sf, totaling a maximum development of 1,905,027 sf of warehouse and office uses. The proposed Project would incorporate the abutting approximately 72 acres to the east of the approved ORBP SP site into the overall ORBP SP area. This document has been revised to allow for the expansion.
1.1 Purpose and Intent of the Specific Plan
The Ontario Ranch Business Park Specific Plan provides zoning regulations for development of the project site by establishing permitted land use, development standards, infrastructure requirements, and implementation requirements for development. Comprehensive design guidelines and development regulations are included to guide and regulate site planning, architectural character, and landscape within the community, ensuring that excellence in community design is achieved during project development. The Specific Plan establishes the procedures and requirements to approve new development within the project site.
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Introduction
Ontario Ranch Business Park Specific Plan Page 1-2
The purpose of the Specific Plan is to:
1. Provide a planning framework that responds to the physical and market driven aspects of future development opportunities;
2. Specify adequate and coordinated infrastructure, utilities, and public services for this area of the Ontario Ranch;
3. Promote compatible uses and interfaces with adjacent properties;
4. Ensure the appropriate location and intensity of uses through new development parameters; and
5. Conform with State laws and local ordinances and policies for the preparation of the Specific Plan.
The objectives of the Specific Plan are to:
1. Create a professional, well-maintained, and attractive environment for the development of a multi-purpose business park, light industrial, and warehousing/logistics complex that is compatible with nearby residential neighborhoods.
2. Provide the entitlements and framework for the development of approximately 1.9 million square feet (sf) of business park and light industrial uses.
3. Provide employment opportunities for community residents.
4. Facilitate the construction of utilities, roads, and other major infrastructure investments that will be sufficiently sized to adequately serve the Specific Plan area.
5. Expand Ontario’s industrial uses in proximity to local airports and regional transportation networks.
6. Create an economic engine to drive future growth in Ontario Ranch, spur infrastructure improvements in the area and implement the Specific Plan vision.
1.2 Project Description
This Specific Plan is the regulatory document for the Ontario Ranch Business Park, accommodating up to 3,545,717 square feet (sf) of business park and light industrial uses on approximately 157 acres of land. The Specific Plan addresses consistency with The Ontario Plan; provides a development plan identifying land uses, circulation, infrastructure, streetscape, and landscape plans; establishes allowable uses and development standards for reviewing individual projects; presents design guidelines to create a visually attractive environment; summarizes the development review process; and specifies provisions for administration and implementation of the Specific Plan. 1086
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1.2.1 Location and Specific Plan Boundary
The Specific Plan area is located along the western and southern boundaries of the City of Ontario, adjacent to the City of Chino (Figure 1.1), within Ontario Ranch (Figure 1.2). The Specific Plan area is bounded by Eucalyptus Avenue on the north, Campus Avenue on the east, Merrill Avenue on the south, and Euclid Avenue on the west. Figure 1.3, Specific Plan Boundary, illustrates the limits of the Specific Plan area and identifies the 19 parcels that it encompasses. 1087
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1.2.2 Employment Generation
At build-out, the Ontario Ranch Business Park is anticipated to create hundreds of jobs in warehousing, logistics, light manufacturing, and administration. Actual job creation depends on the types of land uses ultimately developed, as a wide range of office, business park, and industrial uses are permitted. For example, e-commerce uses such as internet merchant fulfillment would yield more jobs than a distribution warehouse, because many e-commerce companies employ labor-intensive picking and packing operations. Employment opportunities will range from entry level to highly skilled labor, adding to Ontario’s competitive advantage in the region. Ontario Ranch Business Park will also provide expanded opportunities for start-up businesses.
1.2.3 Infrastructure Framework
In cooperation with adjacent property owners and developers, the Specific Plan will help establish the necessary framework to enable the continued growth and development of Ontario Ranch. The Specific Plan identifies master planned water, sewer, and storm drain infrastructure. The extent of infrastructure to be provided by Ontario Ranch Business Park will be established as part of the development agreement.
1.2.4 Community Compatibility
The Specific Plan is sensitive to the existing residential use located across the street on the west side of Euclid Avenue. Its land use plan designates the northern frontage and the western frontage across from the residential use as Business Park, which provides for smaller scale buildings with less intense uses. The Industrial designation is applied to the remainder of the Specific Plan area where there are no existing sensitive uses.
1.3 Specific Plan Requirements
The range of issues contained in a specific plan is left to the discretion of the decision-making body.
However, all specific plans must, at a minimum, address the following:
1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable.
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1.4 Authority and Scope
The Ontario Plan requires approval of a Specific Plan for development within Ontario Ranch to guide development of the project site, ensure unified districts and neighborhoods, and implement the City’s goals and policies. The City of Ontario has designated the project site SP (Specific Plan) Zoning District with an AG (Agriculture) Overlay District. This Specific Plan provides zoning regulations to govern development of the project site and shall take precedence over the City of Ontario Development Code. However, in instances where the Specific Plan is silent, the Development Code shall prevail.
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457) grants the City the authority to adopt a specific plan by ordinance (a regulatory plan) or resolution (a policy driven plan). This Specific Plan is a regulatory document, providing land use and design guidance adopted by ordinance.
As a regulatory plan, this document serves as zoning law for the land within the Specific Plan area.
Development plans, site plans, and tentative tract and parcel maps must be consistent with this Specific Plan and The Ontario Plan. The topics covered in this Specific Plan include land use, infrastructure, development standards, design guidelines, and implementation measures. The minimum requirements of a specific plan are established by California Government Code Sections 65450 through 65457 and City of Ontario Code Sections 9-1.2100 to 9-1.2125.
No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adopted specific plan (California Government Code Section 65455). The California Government Code also requires compatibility with local, regional and other planning measures. For example, the Specific Plan must be consistent with any applicable comprehensive airport land use plan (ALUP) (California Government Code Section 65302.3). After adoption, any identification of inconsistency must be followed by the amendment of either existing plans and regulations or the specific plan itself. Failure to correct inconsistencies can result in the inability to enforce specific plan regulations and policies.
1.5 California Environmental Quality Act Compliance
The Specific Plan is a discretionary project and is subject to the requirements of the California Environmental Quality Act (CEQA). Pursuant to State and local CEQA guidelines, an Environmental Impact Report addressing the impacts associated with the development of the project must be considered and certified by the City prior to approval of the Specific Plan.
To address potential environmental impacts, it is anticipated that an environmental impact report (EIR) will be prepared. The EIR will analyze the potential environmental impacts of the adoption and implementation of the Specific Plan and any concurrently processed permits. The EIR for the Specific Plan will be most helpful in dealing with concurrently processed implementing projects (such as development within the Specific Plan and/or related infrastructure provision) and subsequent 1092
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activities within the Specific Plan area. With a detailed analysis of the Specific Plan and development, many subsequent activities, such as grading permits or other development permits, could be found to be within the scope of the project described in the EIR, and no further environmental documents would be required.
1.6 Organization of this Specific Plan
The Specific Plan is organized by chapter as follows:
1. Introduction. This chapter states the purpose and intent of the Specific Plan, introduces the proposed project, summarizes specific plan requirements, and explains the scope and authority of the Specific Plan and its compliance with CEQA.
2. Existing Conditions. This chapter explains the baseline conditions for the project site including current and surrounding land uses, airport influence, circulation, utilities, and environmental conditions.
3. Development Plan. This chapter establishes the overall development concept for the Specific Plan including the land use plan, infrastructure plans for water, sewer, utilities, and circulation, and the provision of public services such as fire, police, and solid waste disposal.
4. Land Use and Development Regulations. This chapter establishes the land use designations and regulations for the Specific Plan. Upon adoption of this Specific Plan, the land use and development standards within this chapter serve as the legal zoning for the Specific Plan area.
5. Design Guidelines. This chapter identifies the conceptual themes for site planning, architecture, and landscape design in the Specific Plan area.
6. Administration and Implementation. This chapter provides requirements for the development review and administration of the Specific Plan including amendment procedures and implementation priorities.
7. The Ontario Plan Consistency. This chapter describes the Specific Plan’s conformance with The Ontario Plan.
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2.0 EXISTING CONDITIONS
The following sections document the conditions prior to the adoption of this Specific Plan, including land uses, airport influence areas, Williamson Act contracts, land use designations, circulation, and environmental conditions.
2.1 Existing and Surrounding Land Uses
The Specific Plan area is occupied by agricultural uses, including a dairy farm, row crops, and vacant land. Dairy farming and agriculture have been the primary uses of the property since the 1930s or earlier.
Figure 2.1 shows the existing uses in the vicinity, which include:
• North across Eucalyptus Avenue: plant nursery, dairy farm • South across Merrill Avenue (City of Chino): Chino Airport • East across Campus Avenue: dairy farms, row crops, and vacant land • West across Euclid Avenue (City of Chino): residential uses, vacant land, and the former Stark Youth Correctional Facility
The Ontario Plan designates the surrounding areas in Ontario Ranch for business park, industrial, and residential uses.
2.2 Airport Influence Areas
Ontario International Airport Influence Area
The Ontario International Airport Land Use Compatibility Plan (ONT ALUCP) was adopted by the Ontario City Council on April 19, 2011. The intent of a compatibility plan is to avoid conflicts between airport operations and surrounding land uses. The Specific Plan area is not within the safety, noise impact, or airspace protection zones of the ONT ALUCP; however, it is within the Airport Influence Area, as is the entire City of Ontario. While a Real Estate Transaction Disclosure policy is not required for non-residential land, developers or tenants may purchase a Natural Hazard Disclosure report that would indicate that the property is in an Airport Influence Area.
Chino Airport Overlay Zone
The Specific Plan area is within Safety Zone 6 of the Chino Airport Overlay (Generic Safety Zones for General Aviation Airports from the Caltrans Division of Aeronautics – California Airport Land Use Planning Handbook). Zone 6 compatibility criteria prohibit people-intensive uses such as stadiums, large day care centers, hospitals, and nursing homes.
The Specific Plan’s land uses are compatible with these guidelines. The Handbook guidelines suggest the provision of approximately 10 percent usable open land in projects within Safety Zone 6. The 1094
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Handbook further indicates that ideal emergency landing sites are ones that are long, level, free of obstacles and with minimum dimensions of 300 feet long by 75 feet wide, much like a runway. In the Specific Plan area, surrounding roads (Euclid, Eucalyptus, Sultana, and Merrill Avenues), drive aisles, and truck parking lots can be considered as acceptable open lands in urbanized settings. 1095
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2.3 Williamson Act Contracts
The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments that are much lower than normal because they are based upon farming and open space uses as opposed to full market value. The motivation for the Williamson Act is to promote voluntary land conservation, particularly farmland conservation. There are no active Williamson Act contracts located within the Specific Plan area.
2.4 Existing Ontario Plan and Zoning Designations
The Ontario Plan existing land use designations and existing zoning map designations for the Specific Plan area (prior to adoption of the Ontario Ranch Business Park Specific Plan) are shown in Figure
2.2. The Ontario Plan existing land use designations are:
• General Commercial (0.4 Floor Area Ratio (FAR))
Assessor Parcel Number (APN): 1054-271-01, 1054-271-02, 1054-271-03, 1054-281-01, 1054-281-02 and 1054-281-03
• Office Commercial (0.75 FAR)
APN: 1054-011-01, 1054-011-02, 1054-021-01 and 1054-021-02 • Low-Medium Density Residential (5.1 – 11 dwelling units per acre) APN: 1054-011-04, 1054-041-02, 1054-031-02, 1054-261-02, 1054-261-01, 1054-031-01, 1054-041-01
• Light Industrial (0.55 FAR)
APN: 1054-291-01, 1054-291-02
The project includes an application for a General Plan Amendment to change the land use designations to Industrial and Business Park, as discussed in Chapter 3, Development Plan.
The existing zoning designation is SP (Specific Plan) Zoning District with an AG (Agriculture) Overlay District. The AG Overlay indicates that the land can continue to be used for agricultural uses, but the SP District designation requires approval of a specific plan by the City for urban development of the project site.
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2.5 Existing Circulation
The Specific Plan area is located approximately three miles south of State Route 60 via State Route 83 (Euclid Avenue), which is located on the western boundary of the Specific Plan area, as shown in Figure 2.3.
Vehicular circulation in the Specific Plan area is provided by Eucalyptus Avenue on the north, Merrill Avenue on the south, Euclid Avenue on the west, and Campus Avenue on the east.
Existing improvements for Euclid Avenue include interim pavement and an unimproved dirt center median. Euclid Avenue has a fully dedicated right-of-way as specified in The Ontario Plan.
Eucalyptus and Merrill Avenues are substandard, requiring right-of-way dedication and major street and parkway improvements.
Campus Avenue is a partially dedicated yet unimproved street that exists only on paper.
Sultana Avenue is a fully dedicated yet unimproved street that exists only on paper.
Along Euclid Avenue traffic signals are located at the Eucalyptus Avenue and Merrill Avenue intersections.
Access to the site is currently provided via five driveway entrances located on Eucalyptus Avenue. 1099
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2.6 Existing Environmental Conditions
Topography
The overall project site is moderately flat, sloping from north to south with approximately a 30-foot drop in elevation.
Geology, Soils, and Seismicity
The Phase I environmental site assessment (ESA) included boring to depths of 10 to 30± feet and trenching to depths of 4 to 12± feet. Soils encountered through boring and trenching consist of highly organic soils to depths of 1 to 1½± feet. The near-surface soils possess low to medium expansion potentials. Groundwater was not encountered in any of the soil borings conducted as part of the assessment
The near-surface soils are considered corrosive to ferrous metals, including ductile iron pipe.
Additionally, the near surface soils encountered at a boring located in the cattle pen area possessed chloride concentrations that can be deleterious to steel in reinforced concrete. A methane gas survey determined on-site levels are below the threshold.
A geotechnical feasibility study on the Specific Plan site indicated that the proposed development is considered feasible from a geotechnical standpoint. The subject site is located in an area that is subject to strong ground motions due to earthquakes. Research of available maps indicates that the Specific Plan area is not located within an Alquist-Priolo Earthquake Fault Zone. Furthermore, a geotechnical feasibility study did not identify any evidence of faulting during the geotechnical investigation. Therefore, the possibility of significant fault rupture on the site is considered low.
The potential for other geologic hazards such as seismically induced settlement, lateral spreading, tsunamis, inundation, seiches, flooding, and subsidence affecting the site is considered low. Research of the San Bernardino County Land Use Services website indicates that the subject site is not located within a zone of liquefaction susceptibility. Based on the mapping performed by San Bernardino County and the conditions encountered at the boring locations, liquefaction is not considered to be a design concern for development within the Specific Plan area.
Hydrology
Storm runoff from the project site generally drains from north to south. There are two detention areas onsite, one located in the center of the site and the other at the southerly portion of the site adjacent to Merrill Avenue.
The southeast portion of the Specific Plan area surface drains southerly to a dirt swale located adjacent to Merrill Avenue, then westerly to a set of four corrugated steel pipes, then southerly to an earthen channel adjacent to Euclid Avenue.
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The remainder of the Specific Plan area surface drains southerly to an onsite detention basin, then southerly via a concrete spillway to the dirt swale adjacent to Merrill Avenue, the corrugated steel pipes, and finally the earthen channel adjacent to Euclid Avenue.
Areas north of the project site drain southerly towards Eucalyptus Avenue and then westerly towards Euclid Avenue. Eucalyptus Avenue is not fully improved, so it is possible that offsite flows from the north enter the project site.
According to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps, the project site is not located within a flood hazard zone.
Biological Resources
The Specific Plan area generally represents low biological resource value due to highly disturbed site conditions and historic dairy/agricultural use, resulting in low biological diversity. There is limited vegetation on the majority of the site; the vegetation that exists is generally non-native grasses and weeds.
2.7 Existing Ground Water Wells
In compliance with the Chino Basin Water Master’s Well Procedure for Developers, a well use/destruction plan and schedule for all existing private/agricultural wells shall be submitted to the City of Ontario for approval prior to the issuance of permits for any construction activity. If a private well is actively used for water supply, the Developer shall submit a plan to abandon such well and connect users to the City’s water system (residential to the domestic water system and agricultural to the recycled water system) when available. Wells shall be destroyed/abandoned per the California Water Resource Guidelines and require permitting from County Health Department. The locations of existing wells are shown in Figure 2.4, Existing Wells. A copy of such permit and Form DWR 188 Well Completion Form shall be provided to the Development Engineering Department and the Utilities Engineering Department prior to issuance of grading and/or building permits. If the Developer proposes temporary use of an existing agricultural well for purposes other than agriculture, such as grading and dust control, the Developer shall make a formal request to the City of Ontario for such use prior to issuance of permits for any construction activity. Upon approval, the Developer shall enter into an agreement with the City of Ontario and pay any applicable fees as set forth by the agreement.
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3.0 DEVELOPMENT PLAN
This chapter provides the framework to guide development of the Ontario Ranch Business Park Specific Plan. The chapter presents the proposed planning areas, infrastructure plans, and public services to support the project.
3.1 Land Use Plan
The Specific Plan consists of four Planning Areas accommodating a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location within Safety Zone 3 of the Chino Airport. The Land Use Plan implements the vision of the Ontario Plan by providing opportunities for employment in manufacturing, distribution, and research and development at intensities designed to meet the demand of current and future market conditions. A list of allowable uses by Planning Area is presented in Chapter 4 (Land Use and Development Standards).
Figure 3.1 (Land Use Plan) identifies the location of the Planning Areas. The two Zoning Districts are described below:
BP (Business Park) Zoning District: The BP zoning district accommodates industrial-serving commercial, low intensity office uses, and certain light industrial uses. Development within this district is typically multi-tenant in nature; however, single-tenant buildings are not precluded.
IG (Industrial - General) Zoning District: The IG zoning district accommodates storage and warehousing uses located in larger buildings on larger sites. Uses may include e-commerce, high cube warehouses, or distribution. A wide range of manufacturing and assembly uses are also permitted in this district.
Table 3.1 provides the maximum allowable gross building area for each Planning Area at its associated floor area ratio. Development standards (found in Chapter 4), such as setback requirements, parking, landscaping, infrastructure, and site design, may reduce the maximum gross square footage.
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Table 3.1 – Maximum Specific Plan Build-Out
Planning Area Maximum Floor Area Ratio1,2 Site Acreage3 Maximum Building Square Footage Planning Area 1:
Business Park 0.45 23.4 457,904
Planning Area 2:
Industrial - General 0.54 61.5 1,447,123
Planning Area 3:
Business Park 0.45 11.63 227,951
Planning Area 4:
Industrial - General 0.54 60.06 1,412,739
TOTAL 156.59 3,545,717 SF
Notes:
1. Provided the General Plan Amendment applications related to the Specific Plan to designate PA 1 and 3 as Business Park and PA 2 and 4 as Industrial - General are approved.
2. The project EIR as proposed is reviewing square footages below the maximum TOP thresholds. The FAR may be increased to the TOP max levels of 0.60 and 0.55 for BP and IG respectively with a Specific Plan Amendment and appropriate CEQA analysis.
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3.2 Conceptual Site Plan
The conceptual site plan for the Ontario Ranch Business Park Specific Plan is presented in Figure 3.2.
Under this conceptual plan, Planning Area 1 (Business Park Zoning District) is developed with five buildings totaling 457,904 square feet (sf) and Planning Area 2 (Industrial – General Zoning District) is developed with three buildings totaling 1,447,123 sf (Table 3.2). Planning Area 3 (Business Park Zoning District) is developed with three buildings totaling 211,790 sf, and Planning Area 4 (Industrial – General Zoning District) is developed with three buildings totaling 1,310,450 sf (Table 3.2).
Cumulatively, the 14 buildings depicted in the conceptual site plan provide 3,427,267 sf of development.
The conceptual site plan reflects current market trends, site conditions, and planned infrastructure.
However, the conceptual site plan may be modified provided it does not exceed the maximum building area presented in Table 3.1 and complies with this Specific Plan and applicable provisions of the City of Ontario Development Code.
Table 3.2 – Conceptual Site Plan
Planning Area
SP
Zoning District Site Acreage
Proposed Conceptual Building
Square Footage
1 BP 23.4 457,904
2 IG 61.5 1,447,123
3 BP 11.63 211,790
4 IG 60.06 1,310,450
TOTAL 156.59 3,427,267 SF
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3.3 Circulation Plan
The Circulation Plan (Figure 3.3) facilitates movement of vehicles, pedestrians, and cyclists within the Specific Plan area, consistent with the City of Ontario’s Roadway Classification System, shown in Figure 3.4
Figure 3.5 presents typical street cross sections for Campus, Euclid, Eucalyptus, Sultana, and Merrill Avenues. Conceptual streetscape design is presented in Chapter 5 (Design Guidelines). Road surface, sidewalk, and trail improvements within the Specific Plan area must be approved by the City’s Engineering Department.
3.3.1 Euclid Avenue (Route 83)
Euclid Avenue is an expressway under Caltrans’ jurisdiction that is designated as an eight-lane Principal Arterial in The Ontario Plan’s Functional Roadway Classification Plan. The centerline of this street forms the boundary between the City of Ontario to the east and the City of Chino to the west.
Euclid Avenue is designed with a 200-foot-wide right-of-way, a 66-foot-wide center median, and 52 feet of pavement including curbs and gutters. The existing half-width street right-of-way is 100 feet; therefore, no dedication is required.
The Euclid Avenue streetscape design illustrated in Chapter 5, Design Guidelines, for the east side of the street adjacent to the project site specifies a 15-foot-wide parkway including a 5-foot-wide sidewalk and an 8-foot-wide on-site multipurpose trail within a 35-foot-wide landscape buffer, creating a 50-foot-wide neighborhood edge as specified in the Ontario Ranch Colony Streetscape Master Plan.
3.3.2 Eucalyptus Avenue
Eucalyptus Avenue is located along the northern boundary of the Specific Plan area, providing east/west access to the site. Eucalyptus Avenue is designated by the Functional Roadway Classification Plan as a four-lane Collector Street. The Specific Plan specifies a 108-foot-wide rightof-way with 84 feet of pavement including curbs and gutters.
The Eucalyptus Avenue streetscape design presented in Chapter 5, Design Guidelines, specifies a 12- foot-wide parkway including a 7-foot-wide curb-adjacent landscaped area and a 5-foot-wide sidewalk. The north side also provides an 8-foot-wide on-site multipurpose trail within a 23-footwide landscape buffer setback. Together, the parkway and the landscape buffer setback create a 35- foot-wide neighborhood edge, as described in the Ontario Ranch Colony Streetscape Master Plan. A 21-foot dedication will be required for Eucalyptus Avenue.
3.3.3 Sultana Avenue
Sultana Avenue is designated as a two-lane Local Industrial with a 66-foot-wide right-of-way and 48 feet of pavement including curbs and gutters. The Sultana Avenue streetscape presented in Chapter 5, Design Guidelines, specifies a 9-foot-wide parkway including a 4 foot landscape and a 5-foot-wide 1109
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sidewalk. The west side of the street adjacent to the project site provides a 10-foot-wide landscape buffer setback. Sultana Avenue is not yet developed adjacent to the Specific Plan area. However, the right-of-way exists, and no dedication is required.
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Note: The driveway locations are for conceptual purposes only. Locations are subject to change based on future development proposals within the Specific Plan Area, and/or results of a roadway alignment study.
LOCAL INDUSTRIAL
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3.3.4 Merrill Avenue
Merrill Avenue is designated as a four-lane Collector Street in the Functional Roadway Classification Plan and provides east-west access to the project’s southern boundary. The centerline of this street forms the boundary between the City of Ontario to the north and the City of Chino to the south. The Specific Plan specifies a 98-foot-wide right-of-way and 74 feet of pavement including curbs and gutters for Merrill Avenue.
The Merrill Avenue streetscape design presented in Chapter 5, Design Guidelines, for the north side of the street adjacent to the project site includes an 8-foot-wide Class II on-street bike lane at the edge of the street, a 7-foot-wide curb-adjacent landscaped area, and a 5-foot-wide sidewalk. An 8-foot-wide multipurpose trail is located within a 23-foot-wide landscape buffer setback. Together, these improvements establish a 35-foot-wide neighborhood edge, as specified in the Ontario Ranch Streetscape Master Plan. A 21-foot street dedication will be required for Merrill Avenue.
3.3.5 Campus Avenue
Campus Avenue is designated as a four-lane Minor Arterial in the Functional Roadway Classification Plan and is located along the eastern boundary of the Specific Plan area, providing north-south access to the site. Campus Avenue is designated as a Minor Arterial Street per the Functional Roadway Classification Plan. The Specific Plan specifies a 108-foot-wide right-of-way and will require a 25-foot half-width dedication and a 12-foot parkway including the sidewalk. An additional 23-foot dedication for the neighborhood edge is required.
The Campus Avenue streetscape design presented in Chapter 5, Design Guidelines, for the west side of the street adjacent to the project site includes a 5-foot-wide Class II on-street bike lane at the edge of the street, a 7-foot-wide curb-adjacent landscaped area, and a 5-foot-wide sidewalk.
Together, these improvements establish a 35-foot-wide neighborhood edge, as specified in the Ontario Ranch Streetscape Master Plan.
3.3.6 Local Circulation
Final site planning and off-site design shall be subject to City approval. In addition to the typical street sections described and depicted, additional geometric enhancements, including but not limited to those at intersections, may be required to adequately mitigate impacts identified in the Traffic Impact Analysis/Specific Plan EIR. Local roadway circulation shall accommodate trucks with a double trailer combination wheelbase of 67 feet (known as the WB-67 design vehicle).
Driveways shall conform to access requirements of the Traffic and Transportation Design Guidelines.
Driveway locations, specifically those that are in proximity to master-planned or future traffic signals, shall be located so as not to interfere with queues as projected in the Traffic Impact Analysis for the Specific Plan. The use of surrounding roads, drive aisles, and truck parking lots to address the open land requirement for the Chino Airport Overlay zone is discussed in Chapter 2 (Section 2.2: Airport Influence Areas).
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Fair share responsibilities for street improvements will be addressed in a Development Agreement with the City.
3.3.7 Traffic Control Devices
All traffic signs regulating, warning, and/or guiding traffic on public roads will conform to the California Manual on Uniform Traffic Control Devices (MUTCD), latest edition. All traffic-control signs, whether on public or private property, shall conform to the California MUTCD.
3.3.8 Truck Routes
The City of Ontario designates and maintains a network of truck routes that provide for the effective transport of goods while minimizing negative impacts on local circulation and noise-sensitive land uses (Figure 3.6). Euclid Avenue, located at the western perimeter of the Specific Plan area, is a designated truck route. Merrill Avenue, which runs along the southern boundary of the Specific Plan area, is a designated truck route from Euclid Avenue to Archibald Avenue. All signalized intersections and approaches on designated truck routes shall be constructed in concrete.
3.3.9 Pedestrian Circulation
To improve safety and the pedestrian experience, connect the various parts of the Specific Plan area, and expand access to nearby land uses, sidewalks will be provided along all streets abutting the Specific Plan area. Sidewalks will be 5-feet wide, constructed of concrete, and installed in conjunction with adjacent roadway improvements.
3.3.10 Trails and Bike Paths
Trails and bicycle paths will provide an additional mode of circulation in and around the Specific Plan area. Multipurpose trails will be provided on the east side of Euclid Avenue, the north side of Merrill Avenue, the north side of Eucalyptus Avenue, and the east side of Campus Avenue (Figure 3.7).
The Ontario Plan Mobility Element specifies a Class II bikeway on the north side of Merrill Avenue, south side of Eucalyptus Avenue and on the west side of Campus Avenue. Class II bikeways are defined as dedicated (striped) lanes along streets, with no parking allowed in the bike lane. This bike lane provides linkages to the City’s bike path system (Figure 3.8).
The trail and bikeway improvements will be installed along the project frontages in conjunction with street improvements. The city reserves the right to implement bike lanes on Eucalyptus Avenue at the discretion of the Traffic and Transportation Division.
3.3.11 Transit
Transit options provide an alternative mode of transportation for motorists and a primary mode for the transit dependent. The City is coordinating with regional transit agencies to implement Bus Rapid Transit (BRT) service to target destinations and along corridors, including Euclid Avenue on the western boundary of the Specific Plan area.
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3.4 Potable Water Plan
Water service to the Specific Plan area will be provided by the City of Ontario. Potable water is provided by imported water from the Water Facilities Authority (WFA), the Chino Basin Desalter Authority (CDA), and groundwater from the Chino Basin, extracted via the City’s wells. The WFA was formed in 1980 as a Joint Powers Authority by the cities of Chino, Chino Hills, Ontario, and Upland, and the Monte Vista Water District. It was formed to construct and operate water treatment facilities that provide a supplemental supply of potable water to its member agencies.
Currently there are no City potable water mains or City potable water infrastructure in the vicinity of the Specific Plan area. The project site lies within the 925 Pressure Zone (PZ) (Figure 3.10). Providing potable water service to the Specific Plan area requires extending the Phase 2 West Backbone 24- inch potable water main in Eucalyptus Avenue from Carpenter Avenue to Grove Avenue; extending this potable water main in Eucalyptus Avenue with a 16-inch potable water main from Grove Avenue to Euclid Avenue; installing a 16-inch potable water main in Euclid Avenue from Eucalyptus Avenue to Merrill Avenue; installing a 16-inch potable water main in Merrill Avenue from Euclid Avenue to Walker Avenue; and installing a 16-inch potable water main in Walker Avenue from Merrill Avenue to the 24-inch potable water main in Eucalyptus Avenue. This will provide the primary potable water loop for the Specific Plan area (Figure 3.9).
In addition to extending the 925 Pressure Zone (PZ) Phase 2 West Backbone, the Specific Plan area requires a connection between the 925 Pressure Zone (PZ) Phase 2 West Backbone and the 1010 Pressure Zone (PZ). This will supply a second source of potable water to the Specific Plan area. The connection to the 1010 Pressure Zone (PZ) will require extending the Phase 2 West Backbone at Eucalyptus Avenue and Grove Avenue by installing a 30-inch to 42-inch potable water main north on Grove Avenue to Chino Avenue. The connection to the 1010 Pressure Zone will require installing an 18-inch potable water main in Chino Avenue easterly to the existing 18-inch potable water main located on the west side of the Cucamonga Creek channel and installing a Pressure Reducing Station between the 1010 PZ and 925 PZ near the intersection of Grove Avenue and Chino Avenue. Other elements of the Phase 2 Water System are shown on Figure 3.9. The elements shown north of Chino Avenue will be constructed by others. The balance of Phase 2 Water System will be completed as required by future development of Ontario Ranch. The Project will be required to participate in the future Phase 2 Water System improvements, as detailed in the development agreement with the City.
The Specific Plan area also requires the planning, design, and construction of the Adjacent Potable Water System, which includes: installing a 12-inch potable water main in Sultana Avenue connecting to the 16-inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue and installing a 12-inch potable water main in Campus Avenue connecting to the 16-inch potable water main in Eucalyptus Avenue and extending to connect to the 16-inch potable water main in Merrill Avenue.
Water mains required to serve the project will need to be constructed prior to or concurrent with onsite water improvements. Within the project site, a private network of 2- to 4-inch water lines for 1120
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domestic water service and 10- to 12-inch water lines for fire service water will be installed. The onsite water system includes connections to the water main in Eucalyptus Avenue and Euclid Avenue to serve PA-1 and PA-3 and to the main in Merrill Avenue and Sultana Avenue to serve PA-2 and PA
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Size and location of the waterlines are subject to change based on the current approved Master Plan as well as a City conducted and approved hydraulic analysis. 1122
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Until the ultimate pipeline network for Ontario Ranch has been completed, there may be instances where construction of improvements to serve a project may not meet the required fire flow demands.
Therefore, projects within the Specific Plan area may be required to construct additional pipelines not indicated in the Master Plan or upsize master planned pipelines to meet Fire Department fire flow requirements and/or Water Master Plan criteria. The Developer will submit a hydraulic analysis to the City for review and approval to demonstrate adequate fire flow and adherence to Potable Water Master Plan criteria.
The overall water infrastructure plan to serve the City of Ontario is shown on Figure 3.10. The City’s ultimate domestic water system will consist of five pressure zones. Most of Ontario Ranch (including the Specific Plan area) is in the 925 Pressure Zone. The sizing and alignment of potable water lines will follow the most current approved City of Ontario water system plan. Required Potable Water Infrastructure is subject to change based upon findings of approved hydraulic study and master plan updates; and Potable Water main locations are subject to change based upon the developerconducted and City-approved Conceptual Design Report. 1124
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Phase 2 transmission line locations are subject to change based on the current approved Master Plan as well as a City conducted and approved hydraulic analysis. 1125
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3.5 Recycled Water Plan
The City of Ontario Ordinance 2689 requires all new development in Ontario Ranch to connect to and use recycled water for all approved uses, including but not limited to landscape irrigation. Prior to use of recycled water, approval from the City of Ontario and the State Water Resources Control Board (SWRCB) is required. Interim connection to potable water is not allowed.
Currently there are no City owned recycled water mains or City recycled water infrastructure in the vicinity of the Specific Plan area per the City of Ontario’s future recycled water system (Figure 3.12).
There is an existing 30-inch Inland Empire Utility Agency (IEUA) recycled water main in Eucalyptus Avenue adjacent to the Specific Plan Area. Recycled Water is provided to the City of Ontario by the IEUA from its four wastewater reclamation plants. The entire Specific Plan area is within the City’s master planned 930 Pressure Zone. Recycled water infrastructure improvements requiring the planning, design, and construction of new 930 Pressure Zone (PZ) Recycled Water Master Plan main lines area will be required (Figure 3.11). New recycled water infrastructure is planned to include installing an 8-inch recycled water main in Euclid Avenue connecting the existing IEUA 30-inch 930 Pressure Zone Recycled Water main in Eucalyptus Avenue to an 8-inch recycled water main in Merrill Avenue. The 8-inch recycled water main in Merrill Avenue will extend from Euclid Avenue easterly to Campus Avenue. An 8-inch recycled water main will be installed in Sultana Avenue connecting the recycled water main in Merrill Avenue to the existing IEUA 30-inch recycled water main in Eucalyptus Avenue, and an 8-inch recycled water main will be installed in Campus Avenue that also connects the 8-inch recycled water main in Merrill Avenue to the existing 30-inch recycled water main in Eucalyptus Avenue. The existing 30-inch IEUA recycled water main in Eucalyptus Avenue between Euclid Avenue and Bon View Avenue may need to be relocated as part of the infrastructure improvements to meet minimum Division of Drinking Water (DDW) separations and/or City of Ontario/IEUA standards and requirements.
Sizing and alignment of the recycled water lines will be consistent with the City of Ontario recycled water system plan and a City-approved hydraulic analysis. 1126
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Phase 2 transmission line locations are subject to change based on the current approved Master Plan as well as a City conducted and approved hydraulic analysis.
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3.6 Sewer Plan
Regional wastewater treatment services are provided to the City of Ontario and its neighboring agencies by the Inland Empire Utilities Agency (IEUA). Several regional trunk sewers collect sewage generated in the City and transport it to IEUA’s Regional Plant No. 1 and Regional Plant No. 5 for treatment. The City of Ontario’s sewer service area is divided into eight sewersheds, primarily based on the outlet points where the City’s system ties into the IEUA downstream facility. Ontario Ranch is located in Sewershed 8.
There are no sewer mains located within the broader vicinity of the Specific Plan area; therefore, the Specific Plan includes a network of new public sewer mains (Figure 3.13), consistent with the 2012 City of Ontario’s ultimate sewer system plan (Figure 3.14). A 36-inch sewer main will connect to an existing IEUA interceptor trunk main sewer located in Kimball Avenue to the south, run north in Euclid Avenue to Merrill Avenue, then east to Campus Avenue. The IEUA interceptor trunk sewer main is 54-inches east of Euclid and 60-inches west of Euclid Avenue. The final point of connection to the existing IEUA interceptor trunk sewer at Euclid Avenue and Kimball Avenue will be determined at the time of final design subject to the approval of the City and IEUA. A 21-inch sewer main will run from Merrill Avenue north within Euclid Avenue to Eucalyptus Avenue. A 16-inch public sewer main will be located along Sultana Avenue and Campus Avenue. Both sewer mains will connect to the 36-inch sewer main in Merrill Avenue and extend north, through the Eucalyptus Avenue intersection (Figure
3.13). An 8-inch private main will also be installed in an on-site easement to provide for connections at the northeast portion of the site. 6-inch sewer laterals will connect buildings to sewer mains.
The ultimate sizing and alignment of the sewer shall be consistent with the City of Ontario ultimate sewer system plan and/or a City conducted and approved hydraulic analysis.
A Sewer Sub-Area Master Plan (SSAMP) shall be prepared for each Tract Map and Development within the Specific Plan.
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Note: This is not the current exhibit. At the time of preparing this document the City of Ontario was undergoing an update to this plan. 1131
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3.7 Conceptual Grading Plan
Site topography is moderately flat, sloping from the north to the south. There is an approximately 30-foot change in elevation across the Specific Plan area.
The grading activities for the Specific Plan area will generally consist of clearing and grubbing, demolition of existing structures, and moving surface soils to construct building pads, driveways, and streets.
The Conceptual Grading Plan (Figure 3.15) provides a balance of cut and fill for the Specific Plan area.
Grading and earthwork analysis indicate the project can balance without the use of retaining walls.
Earthwork will include approximately 242,079 cubic yards (CY) of cut and 242,079 CY of fill with 292,457 CY of over-excavation. Geotechnical and/or environmental conditions encountered during grading operations may impact final earthwork calculations. Grading plans for each development project within the Specific Plan area will be reviewed and approved by the City of Ontario prior to the issuance of grading permits. Grading plans and activities will conform to the City’s grading ordinance and dust and erosion control requirements.
All landscaped areas within the Specific Plan area shall be graded as shallow swales and designed to accept runoff water from impervious surfaces. Water quality retention basins, trenches, etc., (the exact location of which will be determined at the time of Water Quality Management Plan (WQMP) approval for individual implementing projects) will have a maximum side slope of 3:1. 1132
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Note: This Site Plan is for conceptual purposes only. This site plan is subject to change based on future development proposals within the Specific Plan Area, and/or results of a roadway alignment study. 1133
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3.8 Dry Utilities Plan
Utility services provided to the site will be installed underground in accordance with City of Ontario guidelines.
3.8.1 Communication System
Developments in Ontario Ranch are required to install and provide fiber conduit to all improved lots.
Proposed on-site facilities will be placed underground within a duct and structure system that will be installed by the Developer. Pursuant to the City of Ontario 2013 Fiber Optic Master Plan, the fiber optic network will be owned and operated by the City of Ontario and, as such, maintenance of the installed system will be the responsibility of the City and/or Special District fiber optic entity and not the Developer. According to the City’s Fiber Optic Master Plan, the proposed fiber optic infrastructure, including approximately 23 miles of backbone fiber south of Riverside Drive, is an investment into a long term capital asset using newly constructed and existing conduit to provide high speed communication links to key locations throughout the City. The Specific Plan area will be connected to the City’s system as shown on Figure 3.16.
3.8.2 Natural Gas
The Gas Company will provide natural gas to the Specific Plan area. Gas mains will be installed to the individual development projects by the Gas Company, as necessary.
3.8.3 Electricity
Southern California Edison will provide electricity to the Specific Plan area from existing facilities in the vicinity. All new lines within the Specific Plan area shall be installed according to City of Ontario requirements.
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3.9 Storm Drainage Plan
The Specific Plan area storm drain improvements (Figure 3.17) are consistent with the facilities specified in Drainage Area XIV of the City of Ontario Storm Drain Master Plan (Figure 3.18).
Catch basins located throughout the site will collect runoff. On-site storm drain systems will convey runoff southerly to a reinforced concrete box facility in Merrill Avenue. Landscaped areas adjacent to Euclid Avenue will continue to drain to the street. The Specific Plan will also construct storm drains in Eucalyptus Avenue and Euclid Avenue north of Merrill Avenue. The reinforced concrete box facility in Merrill Avenue will end just north of the existing earthen channel, located between the paved portions of Euclid Avenue and the existing easterly right-of-way. The storm water will then bubble up in the structure and spill out into the existing channel where it will continue to flow south to eventually discharge south of Pine Avenue in the City of Chino.
Though the Specific Plan will construct several storm drains consistent with the Storm Drain Master Plan, the ultimate discharge location downstream, between Pine Avenue and Merrill Avenue in the City of Chino, is not fully improved at this time. Until this occurs, the project will utilize on-site storm water detention so that discharge from Specific Plan development remains less than peak flow rates prior to development.
Each storm drain in Euclid Avenue and Merrill Avenue will be equipped with a hydrodynamic separator or equivalent alternative approved devices to satisfy the statewide trash mandate. Each device will be approved by and listed on the Certified Full Capture System List of Trash Treatment Control Devices of the State Water Resources Control Board (SWRCB).
3.9.1 NPDES Compliance
The grading and drainage of the Specific Plan area will be designed to retain/infilter, harvest, and reuse or biotreat surface runoff to comply with the current requirements of the San Bernardino County NPDES Stormwater Program's Water Quality Management Plan (WQMP) for significant new development projects. The objective of the WQMP for this project is to minimize the detrimental effects of urbanization on the beneficial uses of receiving waters, including effects caused by increased pollutants and changes in hydrology. These effects may be minimized through the implementation of site designs that reduce runoff and pollutant transport by minimizing impervious surfaces and maximizing on-site infiltration, employing Source Control Best Management Practices (BMPs) or using on-site structural Treatment Control BMPs where the infeasibility of installing Low Impact Development BMPs is demonstrated.
New development within the Specific Plan area will utilize a variety of Low Impact Development site drainage designs to manage stormwater, including but not limited to retention/infiltration basins, trenches and swales, and above ground bio-treatment systems. Development projects within the Specific Plan area will comply with the latest Low Impact Development guidelines and incorporate features including but not limited to:
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• Landscape designs that promote water retention and incorporation of water conservation elements such as use of native plants and drip irrigation systems; • Stormwater basins and swales shall be no greater than 40% of the landscape area width to allow for ornamental landscape;
• Permeable surface designs in areas with low traffic;
• Parking lots that drain to landscaped areas to provide retention and infiltration, or biotreatment where infiltration is infeasible;
• Limit soil compaction during grading operations within landscaped storm water infiltration areas to no more than 80 percent compaction.
Prior to the issuance of a grading or construction permit, a Storm Water Pollution Prevention Plan (SWPPP), Erosion & Sediment Control Plan sheets, and a WQMP will be prepared and approved. The SWPPP and Erosion & Sediment Control Plan Sheets will identify and detail all appropriate BMPs to be implemented or installed during construction of the project, and the WQMP will describe all postconstruction BMPs designed to address water quality and quantity of runoff for the life of the project.
All Priority Land Use (PLU) areas within the Specific Plan area shall comply with the statewide trash provisions adopted by the State Water Resources Control Board (SWRCB) and trash requirements in the most current San Bernardino County Area-Wide MS4 Permit. 1137
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3.10 Public Services
This subsection addresses public services within the Specific Plan area, including police, fire and solid waste disposal services.
3.10.1 Police
The City of Ontario will provide police services to the Specific Plan area. The closest police station is located approximately 5 miles north of the Specific Plan area at 2500 S. Archibald Avenue, just south of SR-60. This station is also the City of Ontario Police Department headquarters.
3.10.2 Fire
The City of Ontario will provide fire protection services to the Specific Plan area. The Ontario Fire Department currently has eight stations, which are staffed with eight 4-man paramedic engine companies and two 4-man truck companies. The closest operational fire station, Station 2, is located at 544 W. Francis Street, approximately 4 miles north of the Specific Plan area.
3.10.3 Solid Waste Disposal
The City of Ontario will provide solid waste services to the Specific Plan area. The City offers a full array of commercial and industrial services designed to meet the business community’s needs. Solid waste facilities will follow the “Solid Waste Department Refuse and Recycling Planning Manual.” The Manual establishes the City of Ontario’s requirements for refuse and recycling storage and access for service, as well as addresses the City’s recycling goals. The Mid-Valley Landfill is the nearest County of San Bernardino landfill located at 2390 N. Alder Avenue in the City of Rialto, approximately 20 miles northeast of the Specific Plan area.
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3.11 Phasing Plan
Development phasing of the project site will be determined by the landowner and/or the Developer based upon real estate market conditions. Phasing will occur as appropriate levels of infrastructure are provided. Phasing sequencing is subject to change over time to respond to various market and local factors and, as such, individual phases may overlap or develop concurrently. Infrastructure improvements, as required and approved by the City Engineer to support the development, will be installed by the Developer. Figure 3.19, Conceptual Phasing Plan, describes three general phases of development for Ontario Ranch Business Park.
Specific Plan backbone infrastructure will be installed by the project developer, in accordance with the applicable City-adopted infrastructure plan for the area, as well as the provisions of this Specific Plan and an approved Development Agreement. Fair share responsibilities for improvements will be addressed in a Development Agreement with the City of Ontario. The timing for installation of infrastructure and utilities within the Specific Plan area will be determined as part of the City’s approval of parcel maps. Infrastructure will be constructed and made available in a timely manner as development progresses. All of the Specific Plan required infrastructure can be found in Section 3.3 (Figures 3.3 and 3.5) for Streets, Section 3.4 (Figure 3.9) for Potable Water, Section 3.5 (Figure 3.11) for Recycled Water, Section 3.6 (Figure 3.13) for Sewer, Section 3.8 (Figure 3.16) for Fiber Optics, and Section 3.9 (Figure 3.17) for Storm Drain. Phasing will be determined per separate Development Agreement.
Phase 1: Phase 1 consists of the construction of the storage, warehousing, and industrial development in Planning Area 2. This phase may be developed in two or more sub-phases, based on development plans.
Phase 2: Phase 2 consists of the construction of the business park development in Planning Area 1.
This phase may be developed in several sub-phases in response to market demands and according to the logical and orderly completion of infrastructure improvements.
Phase 3: Phase 3 consists of the construction of the business park development in Planning Area 3 and the construction of the storage, warehousing, and industrial development in Planning Area 4.
This phase may be developed in two or more sub-phases, based on development plans.
Final grading and infrastructure improvements will be completed in accordance with the approved Development Agreement and City Engineer approval.
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Note: This Site Plan is for conceptual purposes only. This site plan is subject to change based on future development proposals within the Specific Plan Area, and/or results of a roadway alignment study. 1142
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4.0 LAND USE AND DEVELOPMENT
STANDARDS
This chapter identifies the allowable uses and the standards for building heights, setbacks, parking, coverage, landscape, signage, and all other development standards within the Specific Plan area. The application of these regulations is intended to create a harmonious relationship within the Specific Plan area and with the surrounding land uses as well as to protect the health, safety, and general welfare of the community.
4.1 General Provisions
Upon adoption of the Specific Plan, the development standards and procedures established within the Specific Plan become the governing zoning standards for any new construction, addition, or remodel within the Specific Plan area. However, in reviewing individual projects requiring discretionary approval, additional conditions may be applied by the approving body to accomplish the goals and objectives of this Specific Plan.
4.2 Allowable Uses
Table 4.1 (Allowable Uses) shows the allowable land use, activity, or facility permitted within the Specific Plan’s BP (Business Park) and IG (Industrial - General) Zoning Districts, as discussed in Chapter
3. These uses include a variety of industrial-serving commercial, low-intensity office, technology, light manufacturing, and warehouse/distribution uses that are compatible with the site’s location within Safety Zone 3 of the Chino Airport. The letters/symbols used in Table 4.1 shall have the following meanings:
4.2.1 “P” - Permitted Land Uses
A Permitted Use (P) is permitted by right and may be established as the primary use of a building without the need for discretionary approval. Permitted Uses are subject to the development standards and guidelines applicable to the zoning district in which the use is located.
4.2.2 “C” - Conditionally Permitted Land Uses
A Conditionally Permitted Use (C) is permitted upon issuance of a Conditional Use Permit (CUP) pursuant to Section 4.02.015 of the Ontario Development Code and City processing procedures.
4.2.3 “A” - Administratively Permitted Uses
An Administratively Permitted Use (A) is permitted upon issuance of an Administrative Use Permit (AUP) pursuant to Section 4.03.015 of the Ontario Development Code and City processing procedures.
4.2.4 “--” - Prohibited Land Uses
A land use indicated with a “--“ symbol is prohibited within the zoning district. 1143
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4.2.5 Land Uses Not Listed
A land use not listed in Table 4.1 shall be considered a prohibited land use. For land uses similar to those listed in Table 4.1, but not expressly stated in this Specific Plan, the Planning Director or his/her designee has the authority to make a determination of the applicability of similar land uses.
Table 4.1 – Allowable Uses
Land Use BP District IG District
Agricultural Uses
Commercial Crop Production and Farming (excluding marijuana) C P Community Gardens, Urban Farms, and Related Uses A A
Kennels and Catteries -- P
Residential Uses
Caretaker’s Unit (not to exceed 1,000 square feet) A A
Construction
Contractors (e.g., building construction, site preparation, capital improvement projects) • Completely within a building P P
• With outdoor storage -- P
Manufacturing
Apparel Manufacturing P P
Artisan Crafts (made by hand) such as glassworks, jewelry, and pottery P P Beverage Manufacturing -- C
Chemical Manufacturing (excludes pesticides and fertilizers) -- C Computer and Electronic Product Manufacturing P P
Electrical Equipment, Appliance and Component Manufacturing P P Fabricated Metal Product Manufacturing -- P
• Ammunition and Arms C C
Food Manufacturing, General (but excluding animal slaughtering and processing and seafood product preparation and packaging) -- C
Food Manufacturing, Limited (bread, tortilla, snack foods, roasted nuts and peanut butter, coffee, tea, flavoring syrup, seasoning and dressing, spice extract) C C Furniture and Related Product Manufacturing P P
Glass and Glass Product Manufacturing -- C
Leather and Allied Product Manufacturing (excluding leather and hide tanning and finishing) P P Machinery Manufacturing -- P
Miscellaneous Manufacturing (medical equipment and supplies, jewelry, sporting goods, toys, office supplies, signs, etc.) P P
Paper Manufacturing -- C
Pharmaceutical and Medicine Manufacturing (excludes biological product manufacturing) C C Printing and Related Support Activities P P
Primary Metal Manufacturing -- C
Petroleum and Coal Products Manufacturing -- C
Plastics Product Manufacturing -- C
Rubber Product Manufacturing -- C
Textile Mills -- C
Textile Product Mills -- C
Transportation Equipment Manufacturing -- P
Wood Product Manufacturing -- C
Wholesale Trade
Merchant Wholesalers, Durable Goods - General (includes motor vehicles and parts, lumber and construction materials, metals and minerals other than petroleum, and machinery equipment and supplies)
-- P
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Land Use BP District IG District
Merchant Wholesalers, Durable Goods - Limited (includes furniture and home furnishings, professional and commercial equipment and supplies, hardware, plumbing, and heating equipment and supplies)
P P
Merchant Wholesalers, Nondurable Goods (excludes industrial gases, petroleum bulk stations and terminals, and fireworks and explosives merchant wholesalers) -- P Wholesale Electronic Markets, Agents and Brokers (excludes automobile auctions) P -- Health Care and Social Assistance
Ambulatory Health Care Services P --
Child Day Care Services (Commercial Facilities) -- --
Child Day Care Services (Employer Provided Services) -- -- Medical Office P --
Vocational Rehabilitation Services C --
Commercial Uses
Information
Broadcasting P P
Data Processing, Health, and Related Services P P
Publishing Industries P P
Motion Picture and Sound Recording Facilities (excludes movie theaters) P P Recording and sound studios P --
Telecommunication Facilities P P
Eating and Drinking Places, and Food Services
Alcoholic beverage sales for consumption on the premises (includes all retailer’s on-sale licenses issued by the State of California Department of Alcoholic Beverage Control) C -- Food Bank or Meal Delivery Services C C
Restaurant
• Without drive-thru P --
• With drive-thru C --
Motor Vehicle Mechanical and Electrical Repair and Maintenance Servicing Facilities (limited to retail-oriented services, such as emissions testing, battery replacement and other similar retail activities that involves the limited use of pneumatic tools or equipment that create noise impacts)
P --
General Repair Facilities (includes general motor vehicle mechanical and electrical repair and maintenance of air conditioning, brake, cooling, electric, exhaust, fuel, suspension system, engine, transmission, and drive train) • General Repair Facilities - Automobile, Light Truck and Van Repair and Maintenance C C
• General Repair Facilities- Large Truck, Bus and Similarly Large Motor Vehicle Repair and Maintenance -- C
Automotive Body, Paint, Interior and Glass Repair
• Automobile, Light Truck and Van Body, Paint, and Interior Repair and Customization C C • Minor Customization Work (limited to the "bolt-on" replacement or addition of parts only -- no body or paint work is allowed) C C
• Large Truck and Bus Body, Paint, and Interior Repair and Maintenance -- C Personal Services
Couriers and Messengers P P
Commercial and Industrial Machinery and Equipment Repair and Maintenance (except automotive and electronic) -- P
Electronic and Precision Equipment Repair and Maintenance P P Fitness and Recreational Sports Center
• Gross Floor Area less than 10,000 square feet P --
• Gross Floor Area 10,000 square feet or more C --
Industrial Laundry and Linen Supply C C
Personal and Household Goods Repair and Maintenance P P 1145
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Land Use BP District IG District
Pet Boarding and Kennels
• Day only (e.g., Doggie Daycare) C --
• Overnight Stays C --
Postal Services P P
Passenger Car Rental and Leasing C --
Truck, Utility Trailer, and Recreational Vehicle Rental and Leasing C P Offices
Administrative and Support Services P --
Finance and Insurance Offices P --
Management of Companies and Enterprises P --
Office Ancillary to a Primary Industrial Use (less than 10% of GFA) P P Professional, Scientific, and Technical Services (e.g., accounting, tax preparation, architecture, bookkeeping, legal, engineering, consulting) P -- Real Estate Offices P --
Retail
Alcoholic beverage sales for consumption off the premises (includes all retailer’s off-sale licenses issued by the State of California Department of Alcoholic Beverage Control) C -- Auction Houses C --
Automotive Parts and Accessories (including tires) P -- Convenience stores (without alcoholic beverage sales) P -- Gasoline Fueling Station with or without Convenience Store (without alcoholic beverage sales) C --
Internet Fulfillment/Warehousing/Distribution (E-Commerce) P P Industrial Retail Sales (retail sales of goods and/or products either manufactured, warehoused or wholesaled on-site)
• Maximum 15% of building floor area or 8,000 square feet, whichever is less A A • Over 15% of building floor area or 8,000 square feet C C Non-Store Retailers (includes electronic shopping and mail-order houses, vending machine operators, and other direct selling establishments (excluding fuel/petroleum dealers) P P Warehousing
Warehousing and Storage (General and Other)
• Completely within a building P P
• Outdoor Storage Accessory to an Allowed Use A A
• Outdoor Storage as the Primary Use -- C
Refrigerated Warehousing and Storage P P
Other
Religious Assembly C --
Parking Facilities P --
Vocational/Trade Schools C C
Notes:
1. P=Permitted, C= Conditionally Permitted, A=Administratively Permitted, -- = Prohibited
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4.3 Development Standards
Table 4.2 (Development Standards) provides a summary of the development standards applicable to the land uses, structures, and related improvements located within the Specific Plan area. Refer to the Ontario Development Code for any standard not addressed in Table 4.2.
Table 4.2 – Development Standards
Development Standard
Zoning District
BP IG
Minimum Lot Area 10,000 sq ft 20,000 sq ft
Minimum Lot Dimensions
1. Lot Width 100 ft 100 ft
2. Lot Depth 100 ft 100 ft
Maximum Floor Area Ratio1,2 0.45 0.54
Maximum Building Footprint 3 125,000 sq ft N/A
Minimum Landscape Setback
1. Euclid Avenue 35 ft 35 ft
2. Eucalyptus Avenue 23 ft N/A
3. Merrill Avenue N/A 23 ft
4. Sultana Avenue 10 ft 10 ft
5. Campus Avenue 10 ft 10 ft
6. Interior Side N/A N/A
7. Interior Rear N/A N/A
Minimum Building Setback 4
1. Euclid Avenue 35 ft 35 ft
2. Eucalyptus Avenue 23 ft N/A
3. Merrill Avenue N/A 23 ft
4. Sultana Avenue 10 ft 10 ft
5. Campus Avenue 10 ft 10 ft
6. Interior Side 10 ft 10 ft
7. Interior Rear 10 ft 10 ft
Minimum Parking Space and Drive Aisle Separations5,6,9
1. Parking Space or Drive Aisle to Street Property Line 20 ft 10 ft
2. Parking Space or Drive Aisle to Interior Property Line 5 ft 5 ft
3. Parking Space to Buildings, Walls, and Fences Areas adjacent to public entries and office areas: 10 ft; Areas adjacent to other building areas: 5 ft; Within screened loading and storage yard areas: 0 ft
4. Drive Aisles to Buildings, Walls, and Fences 5 ft 5ft
5. Drive Aisles within Screened Loading and Storage Yard Areas 0 ft 0 ft Maximum Building Height 7,8 45 ft 55 ft
Minimum Landscape Coverage9 15% 10%
Walls, Fences, and Hedges: Per Ontario Development Code Division 6.02 (Walls, Fences, and Obstructions) and Section 5.5 (Buffering and Screening) in the Design Guidelines.
Notes:
1. The max Floor Area Ratio (FAR) for Planning Area 1 and 3, Business Park, may exceed an FAR of 0.45 up to an FAR of 0.60, provided that the total average FAR for the entire Planning Area 1 does not exceed 0.45 FAR and the total combined building square footage does not exceed 457,904 square feet.
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Development Standard
Zoning District
BP IG
2. The max Floor Area Ratio (FAR) for Planning Area 2 and 4, Industrial General, may exceed an FAR of 0.54 up to an FAR of 0.55, provided that the total average FAR for the entire Planning Area 2 does not exceed 0.54 FAR and the total combined building square footage does not exceed 1,447,123 square feet.
3. The maximum building footprint limit is applicable only to buildings that front onto a public right-of-way. All setback areas shall be measured from the property line and shall be landscaped.
4. Within yard areas fully screened by a decorative wall, there shall be no minimum drive aisle or parking space setback required, unless adjacent to residentially zoned properties.
5. The minimum separation area between a building, wall, or fence, and a parking space or drive aisle shall be fully landscaped. The separation area may include pedestrian walkways, as necessary; however, a minimum 5-foot wide planter area shall be maintained between a building wall and a pedestrian walkway. The minimum separation dimension does not include any area devoted to vehicle overhang.
6. Architectural projections, mechanical equipment, and focal elements may be allowed to exceed maximum height up to 25 percent above the prescribed height limit.
7. The maximum building height and floor area ratio may be restricted pursuant to the Ontario International Airport Land Use Compatibility Plan (ONT ALUCP). Refer to the ALUCP for properties affected by airport safety zones for additional development criteria and policies that may affect allowable land uses.
8. The use of surrounding roads, drive aisles and truck parking lots to address the open land requirement for the Chino Airport Overlay zone is discussed in Chapter 2 (Section 2.2: Airport Influence Areas).
9. The total landscape coverage for Building 1 may be less than the required percent, so long as the deficiency in landscaping square footage is distributed across Buildings 2 through 13, to be maintained in perpetuity Table 4.3 (Off-Street Parking and Loading Design Standards) establishes the design standards for off-street parking in the Specific Plan area. Refer to the Ontario Development Code for any standard not addressed in Table 4.3.
Table 4.3 – Off-Street Parking and Loading Design Standards Development Standard Requirement
Parking space dimensions
1. Standard parking 9 feet wide by 18 feet long
2. Tractor trailer parking 12 feet wide by 45 feet long
3. At grade loading space 12 feet wide by 18 feet long
Minimum aisle width with 90-degree parking angle 24 feet Maximum gradient at parking space 5 percent measured in any direction Dock-high loading facilities
1. Dock high loading door loading space 12 feet wide by 45 feet long with 14-foot minimum vertical clearance measured from finished surface of loading dock.
2. Truck maneuvering area Designed to accommodate the minimum practical turning radius of a 53- foot semi-trailer and tractor combination.
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Table 4.4 (Required Number of Parking and Loading Spaces) specifies the number of parking spaces that must be provided according to land use. For a use not specified in the table, refer to the Ontario Development Code, Table 6.03-1: Off-Street Parking Requirements.
Table 4.4 – Required Number of Parking and Loading Spaces Sufficient off-street loading and unloading spaces shall be provided on each development site, and adequate provisions and space shall be made for maneuvering freight vehicles and handling freight. Loading activity, including turnaround and maneuvering, shall be made on site. Buildings, structures, and loading facilities shall be designed and placed on the site so that vehicles, whether rear loading or side loading, may be loaded or unloaded at any loading dock, door, or area without extending beyond the property line.
Land Use Number of Required Spaces
Multi-tenant business park 3 spaces per 1,000 square feet plus required parking for “general business offices” when exceeding 10 percent of gross floor area; plus one tractor trailer parking space per 4 dock-high loading doors
General office when office use exceeds 10 percent
of building gross floor area
4 spaces per 1,000 square feet of gross floor area of office use Industrial speculative buildings Per 1,000 square feet of gross floor area:
• Up to 50,000 sq ft: 1.85 spaces
• 50,001 – 100,000 sq ft: 1 space
• 100,001 sq ft and over: 0.5 space
• One tractor trailer parking space per 4 dock-high loading doors.
Plus required parking for “general business offices” and other associated uses, when those uses exceed 10 percent of the building gross floor area.
Manufacturing 1.85 spaces per 1,000 square feet of gross floor area, plus one tractor trailer parking space per 4 dock-high loading doors, plus required parking for “general business offices” and other associated uses, when those uses exceed 10 percent of the building gross floor area.
Restaurants (includes outdoor seating area up to
25 percent of gross floor area)
• Under 2,000 square feet: 5 spaces per 1,000 square feet of gross floor area
• More than 2,000 square feet:10 spaces per 1,000 square feet of gross floor area
Warehousing and distribution (includes office uses
if less than 10 percent of building gross floor area)
1 space per 1,000 square feet of gross floor area for first 20,000 square feet;
0.5 space per 1,000 square feet of additional gross floor area, plus one tractor trailer parking space per 4 dock-high loading doors plus required parking for “general business offices” and other associated uses, when those uses exceed 10 percent of the building gross floor area. 1149
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5.0 DESIGN GUIDELINES
This chapter identifies conceptual themes for site planning, architecture, and landscape design within the Specific Plan area. The guidelines are intended to ensure a cohesive and attractive development that meets the following objectives:
1. Demonstrates high quality development that complements and integrates into the community and adds value to the City.
2. Creates a functional and sustainable place that ensures Ontario Ranch Business Park is competitive regionally and appropriate in the Ontario Ranch community.
3. Illustrates the distinctive characteristics of the two land use plan zoning districts: Business Park District (Planning Area 1 and 3) and Industrial - General District (Planning Area 2 and 4).
4. Establishes criteria for building design and materials, landscape design, and site design that provide guidance to developers, builders, architects, landscape architects, and other professionals preparing plans for construction.
5. Provides guidance to City staff and the Planning Commission in the review and evaluation of future development projects in the Ontario Ranch Business Park Specific Plan area.
6. Incorporates construction and landscape design standards that promote energy and water conservation strategies.
7. Implements the goals and policies of The Ontario Plan and the intent of the Ontario Development Code.
5.1 Site Design
As discussed in Chapter 3, Planning Area 1 and 3 is sited along the northern portion of the site to buffer the existing residential uses located on the west side of Euclid Avenue within the City of Chino from the industrial and/or warehouse and distribution uses of Planning Area 2 and 4. Site design within Planning Areas 1 and 3 (Business Park District) and Planning Area 2 and 4 (Industrial - General District) shall incorporate the following design features.
Key provisions include:
1. Provide a well-organized site plan that emphasizes pedestrian connectivity and attractive landscape areas for the public through the location and arrangement of buildings, circulation, and parking areas.
2. Orient buildings towards street frontages to create an inviting public perimeter. Enhanced elevations shall be provided for buildings that front Euclid Avenue.
3. Provide visible pedestrian access to buildings from the street, parking areas, and perimeter sidewalks through signage, prominent architectural features, and landscape design. 1150
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4. Employ enhanced paving, accent trees, and other landscape features that highlight major building entries.
5. Design drive aisles to minimize impact to pedestrians, provide adequate stacking space, and prevent queuing of vehicles onto public streets.
6. Locate visitor and short-term parking areas at the front and sides of buildings near primary building entrances.
7. Organize landscaped areas, drive entrances, and/or buildings to create separate parking areas to prevent the parking lot from being the dominant visual element.
8. Locate loading and storage areas away from streets when feasible, ensure adequate space for vehicle backing and maneuvering on-site, and provide adequate parking for loading vehicles so normal traffic flow is not impeded.
9. Screen parking areas and loading docks facing the street using landscape buffers planted with screen trees and drought tolerant vegetation.
10. Orient and screen elements such as trash enclosures, loading bay doors, and service docks to minimize their visibility.
11. Locate service entrance to prevent conflict with front entry.
12. Place electrical rooms and transformers away from front entries and street views.
5.2 Architectural Design
The building design, materials, colors, and textures establish its theme and character. Architecture shall be compatible and complementary with other buildings within the Specific Plan area; however, design diversity is encouraged to provide visual interest. Although development within Planning Area 1 and Planning Area 2 differ in building height and scale, similar design concepts apply as follows.
Key provisions include:
1. Ensure scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area.
2. Avoid blank walls by providing articulation on building elevations visible from a public rightof-way through elements such as cornices, parapets, expression lines, and changes in materials and/or colors.
3. Provide the greatest level of articulation on the front facades that are visible from the public rights-of-way and at the main entrances.
4. Design entry features as a significant aspect of a building’s overall composition through massing, detailing, architectural treatments, and/or special materials and colors.
5. Employ recessed or covered building entrances to provide shade and visual relief.
6. Design office buildings, business parks, and office areas of industrial or warehouse buildings with an emphasis on the use of windows, architectural details, and building articulation. 1151
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7. Integrate the design of industrial/warehouse office areas into the overall building composition so they create powerful architectural statements and not visually disjointed “add-ons”.
8. Employ a minimum of four different colors, materials, and/or textures on each building.
9. Avoid terminating a change in material or color at a building edge; instead, select a logical termination point in relation to the architectural features or massing.
10. Paint exposed downspouts, service doors, and mechanical screens the same color as the adjacent wall. Exposed downspouts are not permitted on elevations that front onto a street.
Planning Areas 1 and 3 Architectural Design Examples
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Planning Areas 2 and 4 Architectural Design Examples
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5.3 Landscape Design
Conceptual landscape plans encourage durable landscape materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits. The following guidelines ensure that intersection sight lines and pedestrian safety are preserved. Landscaping plans within the Specific Plan area are to comply with City of Ontario Landscape Development Guidelines and the Standard Drawings and Traffic and Transportation Guidelines for sight-distance.
Key provisions include:
1. Landscape and irrigate all areas of the site not covered by buildings, structures, paving, or impervious surfaces.
2. Design and grade projects to direct storm runoff from building roofs and paved areas into swaled landscape areas for retention/infiltration. Landscape areas may be used for storm water basins and swales at no greater than 50% of the available landscape area and may not obstruct the mature root zone of required tree locations
3. Provide shade for expanses of paving, building walls, roofs, and windows with irrigated shade trees located in appropriate areas where space permits to reduce the impacts of heat gain.
4. Design parking lot landscaping to reduce associated heat buildup, improve aesthetics, and integrate with on-site landscape and adjacent streetscape.
5. Use landscaping to aid in the screening and buffering of mechanical equipment, trash collection areas, loading docks and outside storage areas from public view.
6. Show utilities on plan and keep utilities clear of required tree locations. Coordinate with the landscape plans. Utilities such as backflow devices and transformers shall be screened using landscaping that provides at least 75 percent coverage. Backflow devices and transformers shall be located at least five feet from hardscape to ensure space for landscape screening.
7. Prepare landscape plans that meet the requirements of the Landscape Development Guidelines and provide for the efficient use of water. Plants shall be selected and planted based upon their adaptability to the climate and topographical conditions of the project site.
8. Select drought-tolerant plants such as colorful shrubs and groundcovers, ornamental grasses and succulents, evergreen and deciduous trees, and species native to Southern California or naturalized to the arid Southern California climate.
9. Incorporate water conservation features in landscape and irrigation plans.
10. Place a landscape planter island every ten parking spaces within parking lots. Planter islands shall be at least five feet in width exclusive of curbs and the length of the abutting parking space. Planter islands shall include at least one tree, appropriate shrubs, and groundcover.
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11. Provide a minimum dimension of five feet exclusive of curbs for all landscape areas, except for vine pockets.
12. Space living plant materials less than or equal to the mature plant diameter. Non-living ornamental landscape materials may comprise a maximum of five percent of the landscape area requirements and shall be permeable.
5.3.1 Streetscapes
Streetscape design creates an aesthetically pleasing view for pedestrians and motorists, screens parking and loading areas from the public right-of-way, and integrates the development into the surrounding community. The streetscape designs presented are conceptual only; final grading, plantings, and tree locations will be determined on a project-by-project basis.
5.3.1.1 Euclid Avenue Streetscape
Euclid Avenue features a wide raised landscaped median planted with trees, a 15-foot-wide parkway and a 35-foot-wide landscape setback with an 8-foot multi-purpose trail. The parkway will include a 10-foot-wide curb-adjacent landscape strip generally planted with trees and groundcover and a 5-foot-wide sidewalk. Tree species along the perimeter of Euclid Avenue will include a double row of Quercus agrifolia, Schinus molle will be used as accents. Groups of Cercis canadensis “Forest Pansy” and Schinus molle will be used in the median. Combined, the parkway and the landscape setback create a 50-foot “Neighborhood Edge” as established in the Ontario Ranch Streetscape Master Plan, which is intended to provide a buffer at the Specific Plan boundary as well as a pleasing visual statement along the major City thoroughfare (Figure 5.1).
FIGURE 5.1: EUCLID AVENUE CONCEPTUAL STREETSCAPE
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5.3.1.2 Eucalyptus Avenue Streetscape
The typical Eucalyptus Avenue section will feature a 12-foot-wide parkway and 23-foot-wide landscape setback to create a 35-foot Neighborhood Edge. The parkway will include a 7-foot-wide curb-adjacent landscape strip generally planted with trees and groundcover and a 5-foot-wide sidewalk. Tree species along Eucalyptus Avenue will include Pistache trees in the parkway and behind the sidewalk alternating with groups of Podocarpus gracilior trees. The Neighborhood Edge creates a buffer along the Specific Plan boundary as well as a visual statement (Figure 5.2).
FIGURE 5.2: EUCALYPTUS AVENUE CONCEPTUAL STREETSCAPE
5.3.1.3 Merrill Avenue Streetscape
The typical Merrill Avenue section will feature an 8-foot-wide multi-purpose trail, 12-foot-wide parkway, and 23-foot-wide landscape setback. The parkway will include a 7-foot wide curb-adjacent landscape strip and a 5-foot-wide sidewalk. Tree species along Merrill Avenue will include Quercus agrifolia in the parkway and behind the sidewalk alternating with Cercis canadensis “Forest Pansy.” The parkway and the landscape setback will combine to form the 35-foot Neighborhood Edge buffer (Figure 5.3).
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FIGURE 5.3: MERRILL AVENUE CONCEPTUAL STREETSCAPE
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5.3.1.4 Sultana Avenue Streetscape
The typical Sultana Avenue section will feature a 9-foot-wide parkway and 10-foot-wide landscape setback. The parkway will include a 4-foot-wide curb-adjacent landscape strip and a 5-foot-wide sidewalk. Tree species along Sultana Avenue will include Koelreuteria paniculata and behind the sidewalk will include Quercus ilex (Figure 5.4).
FIGURE 5.4: SULTANA AVENUE CONCEPTUAL STREETSCAPE
5.3.1.5 Campus Avenue Streetscape
The Campus Avenue section features a 7-foot-wide landscape setback to create a 35-foot Neighborhood Edge (Figure 5.5). The east side of Campus Avenue includes a 12-foot parkway with a 5-foot sidewalk and an 8-foot multi-purpose trail as part of the 35-foot Neighborhood Edge, while the western side includes a 5-foot-wide Class II on-street bike lane at the edge of the street. The Neighborhood Edges include a 7-foot-wide curb-adjacent landscape strip that will be planted with trees and groundcover. Tree species along Campus Avenue include Ulmus parvifolia “Drake” in the parkways with clusters of Tabebuia chrysotricha and Celtis sinensis behind the sidewalk. 1158
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FIGURE 5.5: CAMPUS AVENUE CONCEPTUAL STREETSCAPE
5.3.2 Project Entries
The Specific Plan area includes multiple shared vehicular driveways accessible from Euclid, Eucalyptus, Sultana, Campus and Merrill Avenues. Figure 5.6 presents a typical conceptual entry design featuring enhanced paving; a landscaped setback with flowering accent trees, canopy trees, and drought-tolerant landscaping; a multipurpose trail; sidewalk; and landscaped parkway with street trees.
FIGURE 5.6: CONCEPTUAL VEHICULAR ENTRY
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The conceptual site plan provides truck access via Sultana Avenue. Figure 5.7 illustrates the conceptual design featuring dedicated entry and exit driveways separated by a landscaped island planted with Coast Live Oak and California Sycamore.
FIGURE 5.7: CONCEPTUAL TRUCK ENTRY
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5.3.3 Plant Palette
The Plant Palette shown in Table 5.1 establishes a base palette for the Specific Plan area and includes a variety of groundcovers, shrubs, ornamental grasses, and evergreen and deciduous trees. The selection complements the design theme of the Specific Plan area and features water-efficient, drought-tolerant species native to the region. Similar plant materials may be substituted for the species listed in Table 5.1 if the alternative plants are climate appropriate and enhance the thematic setting.
Table 5.1: Plant Palette
Botanical Name Common Name Use
Chilopsis linearis Desert Willow Tree
Chitalpa tashkentensis Chitalpa Tree
Cinnamomum camphora Camphor Tree Tree
Cupressus sempervirens Italian Cypress Tree
Heteromeles arbutifolia Toyon Tree
Juniperus s. 'Skyrocket' Skyrocket Juniper Tree
Koelreuteria bipinnata Chinese Flame Tree Tree
Lagerstroemia i 'Muskogee' Crape Myrtle Tree
Olea europaea Olive Tree
Pinus canariensis Canary Island Pine Tree
Pinus eldarica Afghan Pine Tree
Pistacia chinensis Chinese Pistache Tree
Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore Tree
Quercus agrifolia Coast Live Oak Tree
Schinus molle California Pepper Tree
Tristania conferta Brisbane Box Tree
Washingtonia filifera California Fan Palm Tree
Phoenix dactylifera Date Palm Tree
Acca sellowiana Pineapple Guava Shrub
Buxus j. 'Green Beauty' Japanese Boxwood Hedge
Callistemon 'Little John' Dwarf Bottle Brush Shrub
Carissa macrocarpa 'Tuttle' Natal Plum Shrub
Cistus 'Sunset Pink' Sunset Pink Rockrose Shrub
Dianella 'Little Rev' Dwarf Dianella Shrub
Dianella tasmanica Dianella Shrub
Dodonaea viscosa
'Purpurea'
Hopseed Bush Shrub
Eleagnus pungens Silverberry Shrub
Leucophyllum f. 'Green
Cloud'
Texas Ranger Shrub
Ligustrum j. texanum Texas Privet Shrub
Pittosporum tobira
'Variegata'
Variegated Mock
Orange
Hedge
Pittosporum t. 'Wheeleri' Wheeler's Dwarf Shrub
Rhaphiolepis i. 'Clara' Indian Hawthorn Hedge
Rhaphiolepis i. 'Springtime' Indian Hawthorn Hedge
Rhamnus californica Coffeeberry Shrub
Botanical Name Common Name Use
Rhamnus c. 'Mound San
Bruno'
Dwarf Coffeeberry Shrub
Rosmarinus o. 'Tuscan
Blue'
Rosemary Shrub
Salvia c. 'Allen Chickering' Allen Chickering Sage Shrub Salvia greggii Autumn Sage Shrub
Salvia leucantha Mexican Sage Shrub
Westringia fruticosa Coast Rosemary Shrub
Xylosma congestum Shiny Xylosma Hedge
Agave 'Blue Flame' Blue Flame Agave Accent
Aloe maculata Soap Aloe Accent
Aloe petricola Stone Aloe Accent
Aloe polyphylla Spiral Aloe Accent
Aloe striata Coral Aloe Accent
Echeveria 'Ruffles' Ruffles Echeveria Accent
Hesperaloe parviflora Red Yucca Accent
Acacia redolens 'Low Boy' Dwarf Acacia Groundcover
Baccharis p. 'Pigeon Point' Dwarf Coyote Bush Groundcover Baccharis p. 'Centenial' Coyote Bush Groundcover
Carex pansa California Meadow
Sedge
Grass
Carex tumulicola Foothill Sedge Grass
Festuca mairei Altas Fescue Grass
Festuca o. 'Glauca' Blue Fescue Grass
Lonicera j. 'Halliana' Hall's Honeysuckle Groundcover
Muhlenbergia capillaris Pink Muhly Grass
Myoporum parvifolium Myoporum Groundcover
Rosa 'Flower Carpet' - Red Red Flower Carpet Rose Groundcover Rosmarinus o. 'Huntington
Carpet'
Prostrate Rosemary Groundcover
Salvia 'Bee's Bliss' Bee's Bliss Sage Groundcover
Senecio mandraliscae Blue Fingers Groundcover
Sesleria autumnali Moor Gras Grass
Trachelopspermum
jasminiode
Star Jasmine Groundcover
Distictus buccinatoria Blood-red Trumpet Vine Vine
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5.4 Walls and Fences
Walls and fences are an important design feature intended to both complement building and landscape architecture and provide functional elements. Any proposed entry gates shall be reviewed and approved by the City of Ontario Traffic and Transportation Division prior to installation and will be permitted only if approved.
Key provisions include:
1. Provide attractive, durable, and complementary wall and fencing materials consistent with the building design.
2. Offset and architecturally treat long expanses of wall surfaces every 100 feet with material changes, pilasters and posts, staggered walls, or landscape treatments to prevent visual monotony.
3. Soften the appearance of fencing with plants that reach the height of the wall or fence at maturity.
4. Construct sliding gates visible from a public street with tubular steel, vertical steel pickets, or high-density perforated metal screening painted to match or complement adjacent walls.
Interior gates not visible to public view may be galvanized steel or chain link.
5. Prohibit chain link fencing visible to the public.
Wall and Fence Examples
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5.5 Buffering and Screening
To alleviate the unsightly appearance of parking, loading and service areas, buffering and screening design features should be used to enhance the overall development. Any proposed entry gates shall be reviewed and approved by the City of Ontario Traffic and Transportation Division prior to installation.
5.5.1 Parking Lots
1. Buffer parking lots adjacent to and visible from public streets using a combination of architectural wing walls, buildings, decorative screen walls, evergreen hedges, and landscape buffers.
2. Use plants for screening that are a minimum of 3 feet tall at the time of installation.
Examples of Parking Lot Buffering
5.5.2 Loading and Service Areas (Truck Courts)
1. Screen loading docks and truck parking areas visible from Euclid Avenue, Eucalyptus Avenue, and Sultana Avenue. Screening may include portions of buildings and/or decorative walls.
Landscaping and evergreen hedges shall be provided to soften screen walls.
2. Incorporate gated/screened entrances to loading areas into the overall architectural design of the development.
3. Design walls and fencing a minimum of eight-feet high and a maximum of 14-feet high, as measured from finished grade, to screen truck courts and hide views of the top of loading bays or trailers.
4. Utilize portions of a building, architectural wing walls, and/or landscaping to screen service areas.
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5. Screen ground- and roof-mounted mechanical equipment from public view. Groundmounted equipment shall be screened with decorative walls or landscaping. Building architecture shall be designed to screen roof-mounted equipment.
6. Ensure refuse containers are easily accessible by service vehicles yet screened from public view within the building’s façade or within a walled enclosure.
7. Obtain a use permit for outdoor storage, which shall be limited to predefined areas. Storage areas shall be screened from public view by decorative walls or with a minimum height of 8 feet and a maximum height of 14 feet. The height of outdoor storage shall not-exceed the height of screening.
Loading and Service Area Example
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5.6 Lighting
Site lighting provides illumination for operations, safety, security, and ambiance in parking lots, loading dock areas, pedestrian walkways, building entrances, signage, and architectural and landscape features.
Key provisions include:
1. Choose lighting fixtures that complement the building architecture and promote consistency throughout the Planning Areas.
2. Install ground or low mounted fixtures to provide safety and convenience along pedestrian walkways, entrances, activity areas, steps, ramps, and special features.
3. Allow building-mounted accent lighting for general illumination provided there is no light spill or distraction onto roadways or adjacent property. Plain shoebox or unshielded wall packs are not permitted.
4. Direct exterior lighting fixtures downward to avoid unnecessary light spill and glare.
5. Limit pole-mounted, building-mounted, or tree-mounted lighting fixtures to no more than 30 feet in height to minimize light spill and glare.
6. Shield and direct pole-mounted lights away from public streets.
7. Ensure exterior lighting is consistent with the Chino Airport Land Use Compatibility Plan.
8. Design parking lot lighting to avoid placing fixtures in required tree locations.
5.7 Signage
Approval of a comprehensive sign program shall be required for development within the Specific Plan area. A sign program facilitates integration of signs with the overall site and building design to create a unified visual statement and provide for flexible application of sign regulations in the design and display of multiple signs.
Key provisions include:
1. Install an entry monument at the northeast corner of Euclid and Merrill Avenues to identify the Ontario Ranch area and/or the Ontario Ranch Business Park. Entry monuments shall be designed in accordance with City of Ontario Traffic and Transportation Guidelines for monument placement.
2. Employ signage to identify a center and tenants within a center, direct vehicular traffic, and provide on-site way-finding for pedestrians.
3. Employ signage within industrial sites to give direction to loading and receiving, visitor parking, and other special uses.
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5. Coordinate signage with the building design, materials, color, size, and placement.
6. Select signage with backlit or internally illuminated individual channel letters. Can-type box signs with translucent backlit panels are discouraged.
7. Avoid covering significant architectural elements with signage.
8. Position flush-mounted signs with respect to architectural features and align with signs on other buildings to maintain a pattern.
9. Place street address signs perpendicular to approaching vehicular traffic.
10. Ensure signage located within a landscaped planter is not blocked or damaged by plant materials.
11. Conserve energy by utilizing an automatic illumination shut-off mechanism when businesses are closed.
12. Construct signs from high quality materials and avoid exposed wiring, ballasts, conduits, fasteners, raceways, or similar hardware.
Signage Examples
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Signage Examples (continued)
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5.8 Sustainable Design Strategies
Ontario Ranch Business Park is committed to sustainable design strategies that integrate principles of environmental stewardship into the design and construction process. Appropriate strategies will be determined for each project within the Specific Plan area. Strategies include, but are not limited to:
5.8.1 Sustainable Construction and Technology Concepts
1. Design and construct energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.
2. Employ passive design including skylights, building orientation, landscaping, and strategic colors to improve building energy performance.
3. Reduce the heat island effect by providing shade structures and trees that produce large canopies. In addition, choose roof and paving materials that possess a high level of solar reflectivity (cool roofs).
4. Use recycled and other environmentally friendly building materials wherever possible.
5. Incorporate skylights into at least two percent of warehouse/distribution building roof area to provide natural light and reduce electric lighting demand.
6. Use energy efficient LED (or similar) products.
7. Provide interior or exterior bicycle storage consistent with the California Green Building Standards Code.
8. Use drought tolerant landscaping with drip irrigation and include plantings such as trees, shrubs, groundcovers and/or vines. Optional amenities include benches, trellises, thematic fencing, and decorative walkways.
9. Employ high performance dual pane window glazing in office storefronts.
5.8.2 Water Quality
1. Utilize landscape areas including retention/infiltration swales and basins or bio-treatment when infiltration is infeasible, as required by the San Bernardino County MS4 Permit and Water Quality Management Plan.
2. Select native and drought tolerant plants to reduce water demand.
3. Integrate permeable pavement and perforated curbs throughout the project area as feasible to allow stormwater to enter planter areas, assist with filtration and control runoff.
4. Use captured runoff to augment irrigation systems whenever possible.
5. Employ irrigation systems that respond to changing weather conditions, irrigate by hydrozone, and use micro-irrigation techniques.
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6. Use recycled water to irrigate landscape areas and for other appropriate uses. The use of recycled water for certain purposes is required by the City of Ontario Recycled Water Master Plan.
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6.0 IMPLEMENTATION
This chapter summarizes the development process for implementation of the Ontario Ranch Business Park Specific Plan and provides for the orderly development of the Specific Plan area.
6.1 Applicability
The provisions, guidelines, and regulations contained within this Specific Plan provide the standards for land uses and development within Ontario Ranch Business Park. The Specific Plan supersedes the development standards and regulations of the Ontario Development Code unless stated otherwise in this document. Whenever the provisions and development standards of the Specific Plan conflict with those of the Ontario Development Code, the Specific Plan shall take precedence. Where the Specific Plan is silent, the Ontario Development Code shall apply.
6.1.1 Definition of Terms
The terms used within the Specific Plan shall mean the same as defined in the Ontario Development Code, unless otherwise noted.
6.2 Severability
The Specific Plan serves as the implementation tool for the City’s Policy Plan (General Plan). In the event that any provision of this Specific Plan or its application to any person or circumstance is held to be invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed separate, distinct, and independent, and shall not affect the validity of the remaining provisions of this Specific Plan or applications thereof, which can be implemented without the invalid provision or application.
6.3 Interpretation
If an issue, condition, or situation occurs that is not sufficiently covered or provided for in this Specific Plan, those that are applicable for the most similar issue, condition, or situation shall be used. Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City Planning Director in a manner consistent with the goals, policies, objectives, and intent established in the Specific Plan.
6.4 Consistency with Other Plans and Regulations
This subsection discusses consistency of the Specific Plan with The Ontario Plan, Airport Land Use Compatibility Plans, the California Building Code, and CEQA.
6.4.1 Consistency with The Ontario Plan
No land use, activity, or facility shall be permitted that is inconsistent with the objectives, policies, general land uses, and programs of The Ontario Plan, as amended. 1170
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The Ontario Ranch Business Park entitlement application includes a General Plan Amendment to change the site’s land use designations to Business Park and General Industrial to be consistent with this Specific Plan.
6.4.2 Consistency with Airport Land Use Compatibility Plans Projects located within the Specific Plan area are subject to the restrictions and provisions of the Airport Land Use Compatibility Plans prepared for Ontario International Airport and Chino Airport.
6.4.3 Consistency with California Building Code
Projects located within the Specific Plan area must comply with the State of California Building Code as adopted and implemented by the City of Ontario.
6.4.4 Consistency with CEQA
The City of Ontario is defined as the lead agency under the California Environmental Quality Act (CEQA) based upon its authority to approve this Specific Plan. Concurrent with approval of this Specific Plan, the City Council will be required to certify the associated Environmental Impact Report (EIR), including a Mitigation Monitoring and Reporting Program to ensure that all approved EIR mitigation measures are implemented. The Planning Director shall be responsible for confirming that mitigation measures have been implemented through each project’s approved plans.
6.5 Specific Plan Revisions
It is recognized that modifications to the text or exhibits of this Specific Plan may be warranted in the future to accommodate unforeseen conditions or events. Revisions shall be processed in a manner prescribed by the City of Ontario Planning Department pursuant to the provisions in this section.
6.5.1 Minor Modifications to the Specific Plan
Minor modifications to the Specific Plan will be processed administratively without the submission of a formal Specific Plan Amendment application and will not require a public hearing or review by the Planning Commission. The Planning Director shall have the authority to review and make a determination of approval, approval with conditions, or denial of a request for minor modification to the Specific Plan. The Planning Director may, at his/her discretion, refer any such request to the Planning Commission or the City Council.
Minor modifications are defined as:
1. Expansions or reductions to a Planning Area boundary or acreage, provided that the total acreage within each affected Planning Area is not modified by more than 20 percent.
2. An increase in maximum building area for single- and multi-tenant buildings of up to 20 percent, provided that the maximum square footage for the Planning Area established by this Specific Plan is not exceeded.
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3. A modification of up to 20 percent of a project’s required minimum lot area, minimum lot dimensions, or setback if compatible with the surrounding land uses and consistent with the overall design character of the Ontario Ranch Business Park.
4. Additions, deletions, or modifications to Table 4.1, Allowable Uses, which lists the permitted and conditionally permitted uses in the Specific Plan area, provided the Planning Director determines the changes to be consistent with the objectives and intent of the Specific Plan.
5. Minor modification of conceptual design criteria for architectural features and materials, landscape treatments, lighting, signage, and sustainable design strategies.
6. Revisions to roadway alignment when the change results in centerline shift of less than 250 feet.
7. Revisions to infrastructure facility sizing and precise location for dry utilities, water, sewer, and storm drainage improvements subject to approval of the City Engineer.
8. Changes to the Phasing Plan, provided infrastructure is available to serve the phase as determined by the City Engineer.
9. Revisions to exhibits in the Specific Plan that do not substantially change its intent or character.
10. Modifications of a similar nature to those listed above, which are deemed minor by the Planning Director and conform to the purpose and intent of this Specific Plan and The Ontario Plan.
6.5.2 Specific Plan Amendments
Proposed changes to this Specific Plan that do not meet the criteria for a Minor Modification will be subject to a formal Specific Plan Amendment application process pursuant to Section 4.01.035 of the Ontario Development Code and California Government Code Section 65450, et seq.
If the proposed amendment requires supplemental environmental analysis pursuant to CEQA, the applicant will adhere to the City’s adopted procedures and CEQA Guidelines.
6.6 Subdivision Maps
Development within the Specific Plan area may require the processing of tentative and final tract or parcel maps and/or lot line adjustments or mergers. Subdivision maps and lot changes shall be reviewed and approved pursuant to Section 4.02.085 of the Ontario Development Code and other applicable City codes and regulations, California Government Code Section 66410 et seq. (Subdivision Map Act), as well as the provisions of this Specific Plan.
6.7 Development and Land Use Review Procedures
Review procedures for development and land use within the Specific Plan area shall be as provided in this Specific Plan and in accordance with the Ontario Development Code. 1172
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6.7.1 Development Plan Review
Development proposed within the Specific Plan area will be subject to Development Plan review pursuant to Section 4.02.025 of the Ontario Development Code. The review is intended to ensure compliance with the provisions of this Specific Plan, protect the integrity and character of the physical composition of the City, and encourage high quality development.
6.7.2 Conditional Use Permit
A Conditional Use Permit is required for uses deemed “conditionally permitted” in Table 4.1 (Allowable Uses). Applications for a Conditional Use Permit will be processed pursuant to Section
4.02.015 of the Ontario Development Code.
6.7.3 Administrative Use Permit
An Administrative Use Permit is required for uses deemed “administratively permitted” in Table 4.1 (Allowable Uses). Applications for an Administrative Use Permit will be processed pursuant to Section
4.03.015 of the Ontario Development Code.
6.7.4 Appeals
Appeals of decisions of the Development Advisory Board, Zoning Administrator, Planning Director or the Planning Commission regarding implementation of this Specific Plan may be made by the applicant or other aggrieved party pursuant to Division 2.04 of the Ontario Development Code.
6.8 Development Agreement
Approval of a statutory development agreement authorized pursuant to California Government Code Section 65864 et seq. is required by this Specific Plan. The Development Agreement shall include, but not be limited to, methods for financing, acquisition, and construction of necessary infrastructure.
The Development Agreement shall be fully executed prior to recordation of the first Final Map.
6.9 Specific Plan Phasing
Implementation of this Specific Plan is anticipated to occur in three phases, as discussed in Chapter
3.11, Phasing Plan (Figure 3.19):
• Phase 1: Construction of the storage, warehousing, and/or industrial uses in Planning Area 2. • Phase 2: Construction of the business park uses in Planning Area 1. • Phase 3: Construction of the storage, warehousing, and/or industrial uses in Planning Area 4 and construction of the business park uses in Planning Area 3.
These phases may be developed as sub-phases and may occur either sequentially or concurrently with one another.
All of the Specific Plan required infrastructure by Section 3.4 (Figure 3.9) for Potable Water, Section
3.5 (Figure 3.11) for Recycled Water, and Section 3.6 (Figure 3.13) for Sewer phasing will be determined per separate Development Agreement.
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6.9.1 Phasing Objectives
Development phasing shall meet the following objectives:
1. The orderly build-out of the project based upon market and economic conditions;
2. The provision of adequate parking, infrastructure, and public facilities concurrent with the development of each phase; and
3. The protection of the public health, safety, and welfare.
6.9.2 Findings for Modification of the Phasing Plan
The Planning Director shall have the authority to approve modification of the Phasing Plan, subject to the following findings:
1. The modification is consistent with the Policy Plan (General Plan);
2. The modification will not adversely affect the implementation of the Specific Plan;
3. The modification will not be detrimental to public health, safety, and general welfare; and
4. The modification will not delay the construction of infrastructure improvements necessary to serve the development.
6.10 Financing of Public Improvements
The financing of the construction, operation, and maintenance of public infrastructure improvements, facilities, and services within the Specific Plan area shall be provided through a combination of mechanisms. Final determination of the scope of improvements, maintenance responsibilities, and funding sources shall be specified in the approved Development Agreement, executed prior to recordation of the first Final Map.
Financing options may include, but are not limited to, the following:
1. Private capital investment by the project developer, the property owner(s), or a Property Owners Association.
2. Private capital investment by a consortium of property owners and/or developers of the project and/or surrounding area.
3. Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district, to provide funding for the construction of public facilities or the provision of public services. City Council approval is a prerequisite for use of special district financing mechanisms.
4. Development Impact Fee (DIF) credits to be applied for infrastructure completed by the project developer. The City does not issue DIF credits unless the developer has entered into a separate DIF credit agreement after approval of the Development Agreement.
5. Enhanced Infrastructure Financing District to fund infrastructure development through tax increment financing pursuant to Senate Bill 628.
6. Community Revitalization and Investment Authorities (CRIA) to fund infrastructure development through tax increment financing pursuant to Assembly Bill 2. 1174
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6.11 Maintenance Plan
Final determination of maintenance responsibilities for the public and private improvements constructed in association with this Specific Plan shall be specified in the approved Development Agreement, which shall be executed prior to recordation of the first Final Map. However, it is anticipated that maintenance shall be generally shared by three entities as described below and outlined in Table 6.1, Maintenance Responsibilities.
6.11.1 City of Ontario, Community Facilities District & other Special District The establishment of a community facilities district, landscape and lighting district, or other special district to fund the maintenance of public facilities shall be at the City’s discretion. It is anticipated that public maintenance shall include the following:
1. Right-of-way for public streets within the Specific Plan area (Euclid Avenue, Eucalyptus Avenue, Merrill Avenue, Campus Avenue, and Sultana Avenue) shall be dedicated to the City of Ontario per the provisions of this Specific Plan (Chapter 3, Development Plan) and as approved by the City Engineer.
2. Landscape improvements and public streetlights within the public right-of-way and neighborhood edge shall be maintained through a landscape and lighting district or other special maintenance district established by the City.
3. The City shall maintain off-site infrastructure improvements, including water, recycled water, sewer, and storm drainage facilities after they are accepted by the City.
4. The City shall maintain NPDES facilities located within the curb-to-curb area of public streets after they are accepted by the City. Operation and maintenance requirements for NPDES stormwater runoff source control and treatment control Best Management Practices shall be identified in the approved Water Quality Management Plan for the project.
6.11.2 Property Owners Association
A Property Owners Association (POA) shall be established for the maintenance of common areas, including such improvements as on-site landscape areas and parking and drive aisles within Ontario Ranch Business Park. It is anticipated that improvements maintained by the POA will include the following:
1. Driveways;
2. On-site open spaces, on-site landscape areas, common areas, parking lots, and walkways;
3. Landscaping within setback/landscape buffer areas along Sultana Avenue;
4. NPDES facilities within landscape setbacks and on-site common areas;
5. Property identification signage and architectural elements located within the landscaped buffer;
6. Fencing and walls, including graffiti removal; and
7. Water, sewer, recycled water facilities and storm drainage facilities located on-site shall be constructed by the developer are considered privately owned and maintained by property 1175
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owners or Property Owners Association however the Property Owners Association shall maintain permanent on-site water quality basins, trenches, swales and biotreatment filters required by the San Bernardino County MS4 Permit and Water Quality Management Plan.
Table 6.1 – Maintenance Responsibilities
Area of Responsibility
City or
Special District
Property Owners
Association Utility
Master Planned Roadways: Euclid Avenue, Eucalyptus Avenue, Merrill Avenue, Sultana Avenue and Campus Avenue Curb-to-curb improvements t
Behind the curb improvements - landscaping within the public right-ofway (parkways), sidewalks and neighborhood edge t Other Improvements
Traffic Signals and Traffic Control Signs on public streets t Streetlights in the public right-of-way t
Drive aisles t
On-site parking areas t
Common open space t
Landscaping within setback/landscape buffer areas (Sultana Ave) t Monument signage t
Walls and fences t
Stormwater drainage/water quality control facilities within the curb-to-curb area of public streets t
Stormwater drainage/water quality control facilities behind the curb t Water, recycled water, and sewer infrastructure in the public right-of-way t Dry utilities: electricity, natural gas, communication systems t
6.12 Additional Entitlement Requirements
Currently, there are no existing City utilities, nor any improvement plans for City Utilities in the vicinity of the Specific Plan area. Several miles of new infrastructure are required to provide City utility services to the Specific Plan area. To ensure orderly expansion of the City Utility Systems and other City Infrastructure, the following Additional Entitlement Requirements are imposed upon all Subdivision Maps and Developments within the Specific Plan area.
6.12.1 Conceptual Design Report
Prior to approval of any entitlement application (e.g., subdivision maps, Development Plan Reviews), a conceptual design report shall be prepared and submitted to the Development Agency Engineering Department and the Utilities Engineering Department for review and approval for the established extent of all public improvements required for the project. The study shall identify existing and future rights-of-ways (ROW) and infrastructure improvements and establish all vertical and horizontal alignments for each utility. The report shall include cross-sections, profiles, and any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW.
The study shall account for all utility conflicts, right-of-way variations, existing obstructions, and the timing of utility installation. Utilities cannot be located along an alignment that conflicts with existing conditions (e.g., electrical poles, private property) unless that applicant is accepting the responsibility of modifying the existing conditions (e.g., undergrounding, relocation, ROW acquisition). 1176
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Western Trunk Sewershed Scope: In order to assure that the Western Trunk Sewer (WTS) is designed to serve its entire Sewer Master Plan Tributary Area, all the Master Plan Trunk Sewers connecting to the WTS and the WTS shall be included in the Conceptual Design Report. This shall include: the Western Trunk Sewer from the Inland Empire Utility Agency’s Kimball Interceptor to the Whispering Lakes Pump Station Riverside Drive and Carpenter Avenue; the Euclid Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Bon View Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Grove Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Walker Trunk Sewer from the Western Trunk Sewer in Schaeffer Avenue to Chino Avenue.
6.12.2 Preliminary Design Report
As a condition of entitlements (subdivision maps, Development Plan Reviews, etc.) within the Specific Plan and prior to submittal of Infrastructure Improvements Plans, a Preliminary Design Report (PDR) for all public infrastructure shall be submitted and approved by the Development Agency Engineering Department and the Utilities Engineering Department. The PDR shall include the following:
Conceptual Design Compliance: A discussion modifying or confirming the conceptual design established with the Project’s Conceptual Design Report. The study shall confirm all rights-of-ways (ROW), infrastructure improvements, and vertical and horizontal alignments for each utility.
Street Cross Sections and Profiles shall be provided for each public street, private street and Public Utility Easement (PUE) containing a public utility and at any points along the alignments where the ROW varies. The cross sections shall show the location and size of each utility and shall annotate the property/ROW lines, the type of finished surface material, the distance of each utility from centerline, the depth from finished surface to top of pipe, and the distance between utilities (outside wall to outside wall).
Constructability Review: The report shall include a discussion of the constructability issues along the proposed alignment and identify the recommended construction methods that may be utilized. The study shall perform field investigation (field survey and potholing) in order to identify potential utility conflicts, right-of-way variations, existing obstructions, and constructability issues created by the timing of utility installation.
Supporting Details: The PDR shall include any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW, such as the placement of large appurtenances and clearance from existing obstructions.
30% Design Drawings: The PDR findings shall be incorporated into a 30% design plan set and included in the PDR.
Western Trunk Sewershed Scope: In order to qualify for Development Impact Fees (DIF) and to assure that the Western Trunk Sewer (WTS) is designed to serve its entire Sewer Master Plan Tributary Area, 1177
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the PDR shall include all the Master Plan Trunk Sewers connecting to the WTS and the WTS. The PDR shall include: the Western Trunk Sewer from the Kimball Interceptor to the Whispering Lakes Pump Station Riverside Drive and Carpenter Avenue; the Euclid Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Bon View Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Grove Trunk Sewer from the Western Trunk Sewer in Merrill Avenue to Chino Avenue; the Walker Trunk Sewer from the Western Trunk Sewer in Schaeffer Avenue to Chino Avenue. At minimum, the PDRs shall include:
Horizontal and vertical alignment studies assuring that the entire sewershed and subsewersheds can be sewered.
Sewer sizing hydraulic calculations assuring the Trunk Sewer, with the proposed designs, can accommodate the Master Plan Flows meeting Master Plan Design Criteria.
As it relates to Ontario Ranch Business Park, this requirement has already been completed by the developer and no additional reports are required.
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7.0 GENERAL PLAN CONSISTENCY
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65440-65457) permits the adoption and administration of Specific Plans as an implementation tool for elements contained within a jurisdiction’s local General Plan. Approval of this Specific Plan is based on the finding that the regulations, guidelines, and programs contained within this Specific Plan are consistent with The Ontario Plan. The Ontario Plan establishes the direction and vision for the City of Ontario and provides a single comprehensive document to shape its future. The Ontario Plan provides for policies to accommodate change over its 30-year lifespan. The Ontario Plan consists of a six-part Component Framework: 1) Vision, 2) Governance Manual, 3) Policy Plan, 4) City Council Priorities, 5) Implementation, and 6) Tracking and Feedback. The following sections demonstrate the Ontario Ranch Business Park Specific Plan implements the goals and policies of the City’s Policy Plan (General Plan).
7.1 Land Use Element
GOAL LU1: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.
Policy LU1-2 Sustainable Community Strategy
We integrate state, regional, and local Sustainable Community/Smart Growth principles into the development and entitlement process.
The Specific Plan encourages the efficient use of energy resources in design, product selection, and operational techniques. The Design Guidelines in Chapter 5 address lighting, bicycle parking, sustainable landscaping, and sustainable design strategies. Landscape provisions require the use of native drought-resistant vegetation and shade trees to conserve water and reduce heat islands. The sustainable design strategies include design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.
Protecting water quality, reducing runoff, and reducing water demand for landscaping are promoted in the Development Plan in Chapter 3 through the recycled water plan and storm drainage facilities source control and treatment practices.
Policy LU1-3 Adequate Capacity
We require adequate infrastructure and services for all development.
The Specific Plan establishes a Phasing Plan that has been coordinated with affected infrastructure providers and ensures that uses on the project site will be adequately served. The Specific Plan requires infrastructure development to occur in a timely manner. Potable and recycled water, sewer, fiber optic communications, and storm drain infrastructure improvements that will ultimately serve the Specific 1179
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Plan area are addressed in Chapter 3, Development Plan. Infrastructure and services will be consistent with City of Ontario infrastructure master plans and the approved development agreement.
GOAL LU2: Compatibility between a wide-range of uses.
Policy LU2-3 Hazardous Uses
We regulate the development of industrial and similar uses that use, store, produce or transport toxic substances, air emissions, other pollutants or hazardous materials.
Uses within the Specific Plan are required to comply with federal, state, and local regulations pertaining to the use, storage, disposal, and transportation of hazardous materials, toxic substances, and other pollutants.
Policy LU2-5 Regulation of Uses
We regulate the location, concentration and operations of uses that have impacts on surrounding uses.
The Specific Plan land use plan contained in Chapter 3, Development Plan, utilizes the Business Park designation (Planning Area 1) to buffer the Industrial-General (IG) land use designation (Planning Area 2) from the existing residential uses located across Euclid Avenue within the City of Chino. Chapter 4, Land Use and Development Standards, restricts Planning Area 1 to less intense business park uses and requires the building height to be lower. Furthermore, the conceptual site design places truck traffic ingress and egress and visible loading docks away from the existing residential uses.
Policy LU2-6 Infrastructure Compatibility
We require infrastructure to be aesthetically pleasing and in context with the community character.
The Specific Plan design guidelines (Chapter 5) are intended to support high-quality development that complements the surrounding community. Landscaped areas and drive entrances will be planned to separate parking areas and keep the parking lot from being the dominant visual element of the site.
The Specific Plan also establishes landscape setback requirements (Chapter 4, Land Use and Development Standards) and conceptual streetscape design (Chapter 5, Design Guidelines) along all roadways within the Specific Plan area to create safe and attractive streets for pedestrians and motorists and ensure cohesive patterns of development.
Policy LU2-9 Methane Gas Sites
We require sensitive land uses and new uses on former dairy farms or other methane-producing sites to be designed to minimize health risks.
The Specific Plan incorporates into its Implementation Plan (Chapter 6) requirements for the project to comply with any mitigation measures identified in the project environmental impact report, including those for soil remediation and proper venting to address the potential existence of methane gases within the Specific Plan area.
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GOAL LU5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.
Policy LU5-7 ALUCP Consistency with Land Use Regulations We comply with state law that requires policy plan/general plans, specific plans, and all new development be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public use airport.
The Specific Plan area is within the Ontario International Airport Influence Area and the Chino Airport Influence Area. The Specific Plan discusses compliance with the ALUCP requirements for the Ontario Airport and the Chino Airport in Chapter 2, Section 2.2, Airport Influence Areas.
7.2 Community Design Element
GOAL CD1: A dynamic, progressive city containing distinct neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.
Policy CD1-2 Growth Areas
We require development in growth areas to be distinctive and unique places within which there are cohesive design themes.
The Specific Plan design guidelines (Chapter 5, Design Guidelines) and development standards (Chapter 4, Land Use and Development Standards) ensure high quality, cohesive, attractive, and appropriatelyscaled development that complements and integrates into the Ontario Ranch community and adds value to the City.
GOAL CD2: A high level of design quality resulting in public spaces, streetscapes, and developments that are attractive, safe, functional, and distinct.
Policy CD2-1 Quality Architecture
We encourage all developments to convey visual interest and character through:
• Building volume, massing, and height to provide appropriate scale and proportion; • A true architectural style which is carried out in plan, section, and elevation through all aspects of the building and site design and appropriate for its setting; • Exterior building materials that are visually interesting, high quality, durable, and appropriate for the architectural style.
The Specific Plan design guidelines (Chapter 5) ensure that: 1) scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area, 2) articulation is provided through elements such as cornices, parapets, 1181
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expression lines, and changes in materials and/or colors, 3) use of a variety of colors, materials, and/or textures on each building is appropriate to the architectural features or massing.
Policy CD2-5 Streetscapes
We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen connectivity, and enhance community identify through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting, and street furniture.
Chapter 3.3, Circulation Plan, addresses connectivity, street improvements, pedestrian and bicycle plans, and transit. In Chapter 5.3, Landscape Design, the Specific Plan identifies street improvements and streetscape including parkways, street trees, sidewalks, landscape buffers, and street lighting for Euclid Avenue, Eucalyptus Avenue, Merrill Avenue, and Sultana Avenue within the Specific Plan area, which are consistent with the Circulation Element of The Ontario Plan. The Specific Plan streetscape design creates an aesthetically pleasing view for pedestrians and motorists, screens parking and loading areas from the public right-of-way, and visually integrates the development into the surrounding Ontario Ranch community.
Policy CD2-6 Connectivity
We promote development of local street patterns and pedestrian networks that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands”.
The Specific Plan creates an efficient street system by providing convenient connections with adjacent land uses in compliance with the vision of The Ontario Plan Circulation Element. Roads will be improved with sidewalks, trails and bikeways to supplement vehicular transportation through the design of Specific Plan street sections (Chapter 3.3: Circulation Plan) and streetscape (Chapter 5.3, Landscape Design).
Policy CD2-7 Sustainability
We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials and construction techniques.
The Specific Plan is committed to sustainable design strategies that integrate principles of environmental stewardship into the design, construction and operation process. The Specific Plan incorporates sustainability principles into its design guidelines (Chapter 5.8, Sustainable Design Strategies), such as drought tolerant landscaping, skylights in warehouse/distribution buildings to provide natural light and reduce lighting demand, high performance dual pane glazing in office storefronts, and LED products for energy efficient site lighting. Design strategies include the design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption. The use of recycled water to irrigate landscape is 1182
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required by the Specific Plan’s Recycled Water Plan (Chapter 3.5), consistent with the City of Ontario Recycled Water Master Plan.
Policy CD2-9 Landscape Design
We encourage durable landscaping materials and designs that enhance the aesthetics of structure, create and define public and private spaces, and provide shade and environmental benefits.
Consistent with the vision for Ontario Ranch as outlined in the Ontario Ranch Streetscape Master Plan, the Specific Plan (Chapter 5.3, Landscape Design) provides for landscaped setbacks and landscaped parkways adjacent to bike lanes and sidewalks, defining these public spaces. The landscaped setbacks and parkways will include drought-tolerant plants featuring colorful shrubs and groundcovers, ornamental grasses and succulents, evergreen and deciduous trees, and species native to Southern California or naturalized to the arid Southern California climate to promote durable plant materials.
The plant selection will complement the design theme of the Specific Plan area. Parking lot landscaping will reduce associated heat buildup, improve aesthetics, and integrate into onsite landscape design and adjacent streetscapes. Swaled landscape areas will retain/infiltrate stormwater run-off to improve water quality and promote groundwater recharge. Shade trees thoughtfully located near expanses of paving, building walls, roofs, and windows will reduce the impacts of heat gain.
Policy CD2-11 Entry Statements
We encourage the inclusion of amenities, signage, and landscaping at the entry to neighborhoods, commercial centers, mixed use areas, industrial developments, and public places that reinforce them as uniquely identifiable places.
The Specific Plan establishes design guidelines to ensure high-quality development and a sense of place.
As discussed in Chapter 5.3, Landscape Design, Euclid, Eucalyptus, Merrill and Sultana Avenues will feature landscaped setbacks adjacent to the Specific Plan area that will provide attractive entries to the site. An entry monument will be located at the northeast corner of Euclid and Merrill Avenues to identify the Ontario Ranch area and/or the Ontario Ranch Business Park.
Policy CD2-12 Site and Building Signage
We encourage the use of sign programs that utilize complementary materials, colors, and themes.
Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structure.
The Specific Plan (Chapter 5.7, Signage) requires approval of a comprehensive sign program to address parcel identification, building identification and directional signage within the Specific Plan area. A comprehensive sign program will integrate project signage with the overall design of the site and structures to create a unified visual statement. A comprehensive sign program provides a means for flexible application of sign regulations to provide incentive and latitude in the design and display of multiple signs. Industrial uses on the site will also be appropriately signed to give direction to loading and receiving, visitor parking, and other special uses. 1183
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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.
Policy CD3-1 Design
We require that pedestrian, vehicular, bicycle, and equestrian circulation on both public and private property be coordinated and designed to maximize safety, comfort, and aesthetics.
The Specific Plan (Chapter 3.3, Circulation Plan) coordinates street, trail, and bikeway designs to serve onsite land uses and extend access to the surrounding area in compliance with The Ontario Plan Mobility Element. The Specific Plan specifies street improvements for Euclid Avenue, Eucalyptus Avenue, Merrill Avenue, and Sultana Avenue. The Specific Plan streetscape design (Chapter 5.3, Landscape Design) provides an aesthetically pleasing view for pedestrians and motorists, screens parking and loading areas from the public right-of-way, and integrates the development into the surrounding community.
Policy CD3-5 Paving
We require sidewalks and road surfaces to be of a type and quality that contributes to the appearance and utility of streets and public places.
The Specific Plan development standards (Chapter 4, Land Use and Development Standards) require that design and materials for sidewalks and road surfaces within the Specific Plan area be approved by the City’s Engineering Department. Specific Plan design guidelines (Chapter 5) encourage the use of enhanced paving to mark major building entries and paving materials that possesses a high level of solar reflectivity to reduce the heat island effect.
GOAL CD5: A sustained level of maintenance and improvement of properties, buildings and infrastructure that protects the property values and encourages additional public and private investment.
Policy CD5-1 Maintenance of Buildings and Property
We require all public and privately owned buildings and property (including trails and easements) to be properly and consistently maintained.
The Specific Plan includes a Maintenance Responsibility Matrix in Chapter 6, Implementation, identifying the parties responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Privately owned buildings will be maintained as specified by the Property Owners Association (Chapter 6.10.2).
Policy CD5-2 Maintenance of Infrastructure
We require the continued maintenance of infrastructure. 1184
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The Specific Plan includes a Maintenance Responsibility Matrix in Chapter 6, Implementation, identifying the parties responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area.
7.3 Mobility Element
GOAL M1: A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.
Policy M1-1 Roadway Design and Maintenance
We require our roadways to:
• Comply with federal, state, and local design and safety standards. • Meet the needs of multiple transportation modes and users. • Handle the capacity envisioned in the Functional Roadway Classification Plan. • Endeavour to maintain a peak hour Level of Service (LOS) E or better at all intersections. • Be compatible with the streetscape and surrounding land uses. • Be maintained in accordance with best practices and our Right-of-Way Management Plan The Specific Plan complies with the Functional Roadway Classification Plan of the Mobility Element and, therefore, aims to comply with federal, state, and local design and safety standards; meet the needs of multiple transportation modes and users; and maintain a Level of Service of E or better at all intersections addressed in the project environmental impact report. Specific Plan site design strives to minimize the effects of truck traffic on nearby residential uses by locating truck entries and loading docks away from residential use.
Policy M1-2 Mitigation of Impacts
We require development to mitigate its traffic impact.
The Specific Plan requires in Chapter 6.3.4, Compliance with CEQA, that projects within the Specific Plan area comply with all mitigation measures, conditions, and project design features identified in the project environmental impact report. Chapter 5.1, Site Design, provides guidelines to ensure buildings, structures, and loading facilities will be designed so loading and unloading activities occur on-site without extending beyond the property line.
GOAL M2: A system of trails and corridors that facilitate and encourage bicycling and walking.
Policy M2-1 Bikeway Plan
We maintain our Multipurpose Trails & Bikeway Corridor Plan to create a comprehensive system of on- and off-street bikeways that connect residential areas, businesses, schools, parks, and other key destination points.
The Specific Plan includes a Circulation Plan in Chapter 3 to provide connectivity to the trails and bikeway corridors identified in the Ontario Multipurpose Trails and Bikeway Corridor Plan, including 1185
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installation of a Class II Bikeway along Merrill Avenue and multipurpose trails along Euclid, Eucalyptus, and Merrill Avenues.
Policy M2-3 Pedestrian Walkways
We require walkways that promote safe and convenient travel between residential areas, businesses, schools, parks, recreation areas, and other key destination points.
The Specific Plan street sections and streetscape designs (Chapter 3.1, Circulation Plan and Chapter 5.3, Landscape Design) provide for construction of five-foot wide public pedestrian sidewalks for Euclid Avenue, Eucalyptus Avenue, Merrill Avenue, and Sultana Avenue to connect with adjacent existing and planned pedestrian circulation systems. Pedestrian sidewalks are separated from vehicular travel lanes by a landscaped parkway. Proposed improvements for the Specific Plan area streets are consistent with the City’s Ontario Ranch Streetscape Master Plan.
GOAL M3: A public transit system that is a viable alternative to automobile travel and meets basic transportation needs of the transit dependent.
Policy M3-2 Transit Facilities at New Development
We require new development to provide transit facilities, such as bus shelters, transit bays and turnouts, as necessary.
The Specific Plan discusses in Chapter 3.3.10, Transit, that the City is coordinating with regional transit agencies to implement Bus Rapid Transit (BRT) service to target destinations and along corridors, including Euclid Avenue on the western boundary of the Specific Plan area.
GOAL M4: An efficient flow of goods through the City that maximizes economic benefits and minimizes negative impacts.
Policy M4-1 Truck Routes
We designate and maintain a network of City truck routes that provide for the effective transport of goods while minimizing negative impacts on local circulation and noise-sensitive land uses, as shown as shown in the Truck Routes Plan..
The Specific Plan is designed to enable easy vehicular access to the truck route network and to encourage its industrial users to implement effective goods movement strategies. The Land Use and Circulation Plans for the Specific Plan area (Chapter 3, Development Plan) are designed to direct truck traffic away from nearby residential use in the City of Chino and focus trucks on the designated Merrill Avenue truck route. Chapter 3.1, Site Design, of the Design Guidelines stipulates buildings, structures, and loading facilities will be designed to ensure that loading and unloading activities and maneuvering of freight vehicles occurs on-site without extending beyond the property line. 1186
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7.4 Environmental Resources Element
GOAL ER1: A reliable and cost effective system that permits the City to manage its diverse water resources and needs.
Policy ER1-3 Conservation
We require conservation strategies that reduce water usage.
The Specific Plan incorporates water conservation strategies into its development plan and design guidelines. The use of recycled water to irrigate landscape areas is required consistent with the City of Ontario Recycled Water Master Plan (Chapter 3, Development Plan). Landscape and irrigation plans are encouraged to use water conservation features such as drought-tolerant plant species native to the region and drip irrigation (Chapter 5, Design Guidelines). The Specific Plan encourages the design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.
Policy ER1-5 Groundwater Management
We protect groundwater quality by incorporating strategies that prevent pollution, require remediation where necessary, capture and treat urban run-off, and recharge the aquifer.
In Chapter 3.7, Storm Drainage Plans, the Specific Plan stipulates that prior to issuance of grading or construction permits, a Storm Water Pollution Prevention Plan (SWPPP) be prepared and approved by the City. The SWPPP will identify and detail appropriate Best Management Practices (BMPs) to prevent pollutant discharge into storm drain systems and natural drainages and aquifers. In addition to the preparation of a SWPPP, a WQMP will be prepared and approved that will enforce long-term BMPs to prevent pollutant discharges into storm drain systems, for the life of the project. Chapter 5.8.2, Water Quality, requires the provision of on-site landscape swales to collect and treat stormwater run-off.
Policy ER1-6 Urban Run-off Quantity
We encourage the use of low impact development strategies to intercept run-off, slow the discharge rate, increase infiltration, and ultimately reduce discharge volumes to traditional storm drain systems.
The Specific Plan (Chapter 3.9, Storm Drainage Plan) incorporates low impact development strategies including landscape designs that promote water retention; permeable surface designs in parking lots and areas with low traffic; parking lots that drain to landscaped areas to provide treatment, retention, or infiltration; and limited soil compaction during grading.
Policy ER1-7 Urban Run-off Quality
We require the control and management of urban run-off, consistent with Regional Water Quality Control Board regulations.
In Chapter 3.9, Storm Drainage Plan, the Specific Plan states that prior to issuance of grading or construction permits, a Water Quality Management Plan (WQMP) is required to minimize stormwater 1187
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runoff and provide on-site opportunities for groundwater recharge integrated into project design and amenities. The grading and drainage of the Specific Plan area will be designed to retain/infilter, harvest & re-use or biotreat surface runoff to comply with the current requirements of the San Bernardino County NPDES Stormwater Program's WQMP for significant new development projects.
Policy ER1-8 Wastewater Management
We require the management of wastewater discharge and collection consistent with waste discharge requirements adopted by the Regional Water Quality Control Board.
In Chapter 3.6, Sewer Plan, the Specific Plan provides for design of a wastewater system consistent with City and Regional Water Quality Board requirements. The Specific Plan includes a network of new public sewer mains consistent with the City of Ontario’s Ultimate Sewer System Plan.
GOAL ER3: Cost-effective and reliable energy system sustained through a combination of low impact building, site and neighborhood energy conservation and diverse sources of energy generation that collectively helps to minimize the region’s carbon footprint.
Policy ER3-1 Conservation Strategy
We require conservation as the first strategy to be employed to meet applicable energy-saving standards.
The Specific Plan incorporates energy-saving conservation strategies into its design guidelines (Chapter 5) by addressing lighting, bicycle parking, sustainable landscaping, and energy efficiency. Sustainable design strategies (Chapter 5.8) include design and construction of energy efficient buildings to reduce air, water, and land pollution and environmental impacts from energy production and consumption.
Policy ER3-3 Building and Site Design
We require new construction to incorporate energy efficient building and site design strategies, which could include appropriate solar orientation, maximum use of natural daylight, passive solar and natural ventilation.
The Specific Plan’s Sustainable Design Strategies (Chapter 5.8) include the use of passive design to improve building energy performance through skylights, building orientation, landscaping, and use of select colors.
GOAL ER4: Improved indoor and outdoor air quality and reduced locally generated pollutant emissions.
Policy ER4-4 Indoor Air Quality
We comply with State Green Building Codes relative to indoor air quality. 1188
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The Specific Plan requires development projects in the Specific Plan area to comply with the State of California Building Code as adopted and implemented by the City. The Specific Plan’s Sustainable Design Strategies (Chapter 5.8) include the design and construction of energy efficient buildings to reduce air, water, and land pollution.
GOAL ER5: Protected high value habitat and farming and mineral resources extraction activities that are compatible with adjacent development.
Policy ER5-2 Entitlement and Permitting Process
We comply with state and federal regulations regarding protected species.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with any and all mitigation measures of the project environmental impact report.
7.5 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.
Policy S1-1 Implementation of Regulations and Standards We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading.
The Specific Plan requires all future development projects to comply with the State of California Building Code as adopted and implemented by the City.
Policy S1-2 Entitlement and Permitting Process
We follow state guidelines and the California Building Code to determine when development proposals must conduct geotechnical and geological investigations.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with state guidelines and the California Building Code. Research of available maps indicates that the Specific Plan site is not located within an Alquist-Priolo Earthquake Fault Zone. Furthermore, there was no visible evidence of faulting during a geotechnical investigation conducted in 2015.
GOAL S2: Minimized risk of injury, loss of life, property damage and economic and social disruption caused by flooding and inundation hazards.
Policy S2-1 Entitlement and Permitting Process
We follow State guidelines and building code to determine when development proposals require hydrological studies prepared by a State-certified engineer to assess the impact that the new development will have on the flooding potential of existing development down-gradient. 1189
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The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with any and all applicable mitigation measures of the project environmental impact report, state guidelines, and the California Building Code regarding flooding and inundation hazards.
GOAL S3: Reduced risk of death, injury, property damage and economic loss due to fires, accidents and normal everyday occurrences through prompt and capable emergency response.
Policy S3-8 Fire Prevention through Environmental Design We require new development to incorporate fire prevention consideration in the design of streetscapes, sites, open spaces and buildings.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with the City’s development review process, which provides for review by the City’s Fire Department and potential redesign to incorporate fire prevention design elements within streetscapes, sites, open spaces, and buildings.
GOAL S4: An environment where noise does not adversely affect the public’s health, safety, and welfare.
Policy S4-1 Noise Mitigation
We utilize the City’s Noise Ordinance, building codes and subdivision and development codes to mitigate noise impacts.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with any and all mitigation measures of the project environmental impact report, the City’s noise ordinance, subdivision and development codes, and the California Building Code to mitigate noise impacts.
GOAL S5: Reduced risk of injury, property damage and economic loss resulting from windstorms and wind-related hazards.
Policy S5-2 Dust Control Measures
We require the implementation of Best Management Practices for dust control at all excavation and grading projects.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with any and all mitigation measures of the project environmental impact report, the construction management plan, and any subdivision and development codes regarding dust control. 1190
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GOAL S6: Reduced potential for hazardous materials exposure and contamination.
Policy S6-9 Remediation of Methane
We require development to assess and mitigate the presence of methane, per regulatory standards and guidelines.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with any and all mitigation measures of the project environmental impact report.
GOAL S7: Neighborhoods and commercial and industrial districts that are kept safe through a multi-faceted approach of prevention, suppression, community involvement, and a system of continuous monitoring.
Policy S7-4 Crime Prevention through Environmental Design (CPTED) We require new development to incorporate CPTED in the design of streetscapes, sites, open spaces and buildings.
The Specific Plan acknowledges that all projects within the Specific Plan area shall comply with the City’s development review process, which provides for review by the City’s Police Department and potential redesign to incorporate crime prevention design elements in streetscapes, sites, open spaces, and buildings. Parcel lighting (Chapter 5.6, Lighting) addresses illumination of parking lots, loading dock areas, pedestrian walkways, building entrances, signage, and architectural and landscape features.
A key provision includes the installation of ground or low mounted fixtures to provide for safety and convenience along pedestrian walkways, entrances, activity areas, steps, ramps, and special features.
Chapter 5.1, Site Design, also encourages delineation of pedestrian access to on-site buildings from adjacent streets and parking areas by marking building entrances with signage, prominent architectural features, and/or landscaping features.
7.6 Community Economics Element
GOAL CE1: A complete community that provides for all incomes and stages of life.
Policy CE1-1 Jobs-Housing Balance
We pursue improvement to the Inland Empire’s balance between jobs and housing by promoting job growth that reduces the regional economy’s reliance on out-commuting.
The Specific Plan anticipates the creation of jobs in warehousing, logistics, light manufacturing, and administration within the Specific Plan area, which helps improve the region’s jobs-housing balance.
Actual job creation depends on the type of land uses ultimately developed on the site as a wide-range of commercial, office, and industrial uses are permitted in the Specific Plan. The Land Use Plan (Chapter
3.1) implements the vision of The Ontario Plan by providing opportunities for employment in manufacturing, distribution, research and development, service, and supporting retail at intensities designed to meet the demand of current and future market conditions. 1191
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Policy CE1-5 Business Attraction
We proactively attract new and expanding businesses to Ontario in order to increase the City’s share of growing sectors of the regional and global economy.
In Chapter 3.1, Land Use Plan, the Specific Plan provides for the construction of over 1.3 million square feet of industrial development in compliance with City and regional planning goals and strategies that facilitate goods movement throughout the SCAG region.
GOAL CE2: A City of distinctive neighborhoods, districts, and corridors, where people choose to be.
Policy CE2-1 Development Projects
We require new development and redevelopment to create unique, high-quality places that add value to the community.
The Specific Plan contains design guidelines in Chapter 5 to guide future development, consistent with the vision for Ontario Ranch. The guidelines are intended to ensure high quality, cohesive and attractive development that complements and integrates into the community and adds value to the City. The Specific Plan also establishes landscape setbacks along all roadways within the Specific Plan area to create safe and attractive streets for pedestrians and motorists.
Policy CE2-2 Development Review
We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
The Specific Plan establishes a land use plan (Chapter 3.1) and design guidelines (Chapter 5) addressing site design, building design, and landscape design that ensure high-quality, functional and sustainable development that is regionally competitive and appropriate for the Ontario Ranch community.
Policy CE2-5 Private Maintenance
We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.
The Specific Plan includes a Maintenance Responsibility Matrix (Chapter 6.11) identifying the public, private, or utility providers responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. A Property Owners Association will be established for the maintenance of on-site common areas, including such improvements as landscape areas and drive aisles. 1192
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Policy CE2-6 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.
The Specific Plan includes a Maintenance Responsibility Matrix (Chapter 6.11) identifying the public, private, or utility providers responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, walls and monuments, infrastructure, and utilities within the Specific Plan area. Rightof-way for public streets within the Specific Plan area and infrastructure improvements shall be dedicated to the City of Ontario for maintenance purposes. Landscape improvements and public streetlights within the public right-of-way shall be maintained through a landscape and lighting district or other special maintenance district established by the City. Dry utilities such as electricity, natural gas, and communication systems will be maintained by the appropriate utility company. 1193