Agenda packet — Ontario City Council, February 21, 2023 (part 7 of 7)

14834-04 TG Memo

TRIP GENERATION
The ITE Trip Generation Manual includes several lodging land use categories and offers the following descriptions (see Attachment A for ITE data):
• Hotel (ITE Code 310): A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full-service restaurant, cocktail lounge, meeting rooms, banquet room, and convention center facilities. A hotel typically provides a swimming pool or other recreational facility such as a fitness room. • All Suites Hotel (ITE Code 311): An all suites hotel is a place of lodging that provides sleeping accommodations, a small restaurant and lounge, and small amounts of meeting space. Each suite includes a sitting room and separate bedroo m. An in-room kitchen is often provided.
• Business Hotel (ITE Code 312): A business hotel is a place of lodging aimed toward the business traveler but also accommodates a growing number of recreational travelers.

These hotels provide sleeping accommodations and other limited facilities, such as a breakfast buffet bar and afternoon beverage bar. Some provide a full-service restaurant geared toward hotel guests. Some provide a swimming pool; most provide fitness facilities.
• Motel (ITE Code 320): A motel is a place of lodging that provides sleeping accommodations and provides little or no meeting space and few supporting facilities.

Exterior corridors accessing rooms (immediately adjacent to a parking lot) is common for a motel.
• Resort Hotel (ITE Code 330): A resort hotel is similar to a hotel (Land Use Code 310) in that it provides sleeping accommodations, full-service restaurants, cocktail lounges, retail shops, and guest services. The primary difference is that a resort hotel caters to the tourist and vacation industry, often providing a wide variety of recreational facilities/programs (e.g., golf courses, tennis courts, beach access, or other amenities) rather than convention and meeting business.

The trip generation rates identified for each land use category are summarized in Table 1 and the resulting trip generation for each land use category based on 118 -rooms is shown on Table 2.

The trip generation for the 118-room hotel as evaluated in the 2022 Trip Generation Assessment.

TABLE 1: TRIP GENERATION RATES

ITE LU AM Peak Hour PM Peak Hour
Land Use1 Units Code In Out Total In Out Total
Hotel Room 310 0.26 0.20 0.46 0.30 0.29 0.59 7.99
All Suites Hotel Room 311 0.18 0.16 0.34 0.18 0.18 0.36 4.40 Business Hotel Room 312 0.14 0.22 0.36 0.17 0.14 0.31 4.02 Motel Room 320 0.13 0.22 0.35 0.19 0.17 0.36 3.35
Resort Hotel Room 330 0.23 0.09 0.32 0.18 0.23 0.41 N/A 1 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Eleventh Edition (2021).

Daily
1036
Philip Powers, Paladin Equity Capital
January 11, 2023

Page 3 of 3 ends

14834-04 TG Memo
TABLE 2: TRIP GENERATION SUMMARY

FINDINGS
Based on the description of the proposed use, the ITE All Suites Hotel (ITE Code 311) would be the land use category that best fits the description. However, in an effort to conduct a conservative trip generation assessment, the Hotel (ITE Code 330) land use category was selected which is at a minimum 25 percent more than the resulting trip generation for an All Suites Hotel.

The Hotel land use category is the most conservative trip generator of all ITE lodging land use categories (see Table 2) . As such, no changes are nece ssary to the 2022 Trip Generation Assessment.

If you have any questions or comments, I can be reached at [email protected].

Land Use Quantity Units In Out Total In Out Total Daily Hotel1 118 Rooms 30 24 54 36 34 70 944
All Suites Hotel 118 Rooms 21 19 40 21 22 43 520
Business Hotel 118 Rooms 17 26 43 20 16 36 474
Motel 118 Rooms 15 26 41 23 20 43 396
Resort Hotel 118 Rooms 27 11 38 21 28 49 --
1 As evaluated in the Paladin Ontario Trip Generation Assessment, dated July 18, 2022.

AM Peak Hour PM Peak Hour
1037

14834-04 TG Memo

ATTACHMENT A

ITE LODGING LAND USE CATEGORIES
1038
499
Land Use: 310
Hotel
Description
A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full-service restaurant, cocktail lounge, meeting rooms, banquet room, and convention facilities. A hotel typically provides a swimming pool or another recreational facility such as a fitness room. All suites hotel (Land Use 311), business hotel (Land Use 312), motel (Land Use 320), and resort hotel (Land Use 330) are related uses.

Additional Data
Twenty-five studies provided information on occupancy rates at the time the studies were conducted. The average occupancy rate for these studies was approximately 82 percent.

Some properties in this land use provide guest transportation services (e.g., airport shuttle, limousine service, golf course shuttle service) which may have an impact on the overall trip generation rates.

The technical appendices provide supporting information on time-of-day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https:/ /www.ite.org/technical-resources/topics/trip- and-parking-generation/).

The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, District of Columbia, Florida, Georgia, Indiana, Minnesota, New York, Ontario (CAN), Pennsylvania, South Dakota, Texas, Vermont, Virginia, and Washington.

For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in order to accurately predict trip generation characteristics for the site.

Trip generation at a hotel may be related to the presence of supporting facilities such as convention facilities, restaurants, meeting/banquet space, and retail facilities. Future data submissions should specify the presence of these amenities. Reporting the level of activity at the supporting facilities such as full, empty, partially active, number of people attending a meeting/banquet during observation may also be useful in further analysis of this land use.

Source Numbers
170, 260, 262, 277, 280, 301, 306, 357, 422, 507, 577, 728, 867, 872, 925, 951, 1009, 1021, 1026, 1046
General Urban/Suburban and Rural (Land Uses 000–399)
1039
Hotel
(310)
Vehicle Trip Ends vs: Rooms
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 7
Avg. Num. of Rooms: 148
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

7.99 5.31 - 9.53 1.92
Data Plot and Equation
0 100 200 3000
1000
2000
3000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 10.84(X) - 423.51 R²= 0.85
X = Number of Rooms
T = Trips Ends
500
Trip Generation Manual 11th Edition • Volume 3
1040
Hotel
(310)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.

Setting/Location: General Urban/Suburban
Number of Studies: 28
Avg. Num. of Rooms: 182
Directional Distribution: 56% entering, 44% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.46 0.20 - 0.84 0.14
Data Plot and Equation
0 100 200 300 400 5000
100
200
300
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.50(X) - 7.45 R²= 0.84
X = Number of Rooms
T = Trips Ends
501
General Urban/Suburban and Rural (Land Uses 000–399)
1041
Hotel
(310)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.

Setting/Location: General Urban/Suburban
Number of Studies: 31
Avg. Num. of Rooms: 186
Directional Distribution: 51% entering, 49% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.59 0.26 - 1.06 0.22
Data Plot and Equation
0 100 200 300 400 5000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.74(X) - 27.89 R²= 0.78
X = Number of Rooms
T = Trips Ends
502
Trip Generation Manual 11th Edition • Volume 3
1042
527
Land Use: 311
All Suites Hotel
Description
An all suites hotel is a place of lodging that provides sleeping accommodations, a small restaurant and lounge, and small amounts of meeting space. Each suite includes a sitting room and separate bedroom. An in-room kitchen is often provided. Hotel (Land Use 310), business hotel (Land Use 312), motel (Land Use 320), and resort hotel (Land Use 330) are related uses.

Additional Data
Six studies provided information on occupancy rates at the time the studies were conducted. The average occupancy rate for these studies was approximately 74 percent.

The sites were surveyed in the 1980s, the 1990s, and the 2010s in Florida, Georgia, Minnesota, Montana, Virginia, and Washington.

For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in order to accurately predict trip generation characteristics for the site.

Source Numbers
216, 436, 818, 870, 872, 1048
General Urban/Suburban and Rural (Land Uses 000–399)
1043
All Suites Hotel
(311)
Vehicle Trip Ends vs: Rooms
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 7
Avg. Num. of Rooms: 147
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

4.40 3.11 - 6.02 0.93
Data Plot and Equation
0 100 200 3000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 5.16(X) - 112.23 R²= 0.92
X = Number of Rooms
T = Trips Ends
528
Trip Generation Manual 11th Edition • Volume 3
1044
All Suites Hotel
(311)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.

Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. Num. of Rooms: 164
Directional Distribution: 53% entering, 47% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.34 0.13 - 0.51 0.13
Data Plot and Equation
0 100 200 3000
100
200
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.47(X) - 21.50 R²= 0.74
X = Number of Rooms
T = Trips Ends
529
General Urban/Suburban and Rural (Land Uses 000–399)
1045
All Suites Hotel
(311)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.

Setting/Location: General Urban/Suburban
Number of Studies: 10
Avg. Num. of Rooms: 159
Directional Distribution: 49% entering, 51% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.36 0.22 - 0.47 0.08
Data Plot and Equation
0 100 200 3000
100
200
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.43(X) - 9.93 R²= 0.87
X = Number of Rooms
T = Trips Ends
530
Trip Generation Manual 11th Edition • Volume 3
1046
Land Use: 312
Business Hotel
Description
A business hotel is a place of lodging aimed toward the business traveler but also accommodates a growing number of recreational travelers. These hotels provide sleeping accommodations and other limited facilities, such as a breakfast buffet bar and afternoon beverage bar. Some provide a full-service restaurant geared toward hotel guests. Some provide a swimming pool; most provide fitness facilities. Limited space for meeting facilities may be provided. Each unit is a large single room. Hotel (Land Use 310), all suites hotel (Land Use 311), motel (Land Use 320), and resort hotel (Land Use 330) are related uses.

Additional Data
Ten studies provided information on room occupancy at the time of data collection. The average occupancy rate for these sites was approximately 86 percent.

The average numbers of person trips per vehicle trip at the three general urban/suburban sites at which both person trip and vehicle trip data were collected, were as follows:
• 1.3 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 7 and 9 a.m. • 1.3 during Weekday, Peak Hour of Adjacent Street Traffic, one hour between 4 and 6 p.m.

The sites were surveyed in the 1980s, the 1990s, and the 2010s in the District of Columbia, Florida, Georgia, Indiana, Minnesota, Texas, Vermont, Washington, and Wisconsin.

For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in order to accurately predict trip generation characteristics for the site.

Source Numbers
216, 301, 306, 436, 507, 867, 870, 872, 877, 925, 945, 951, 959, 1017 542
Trip Generation Manual 11th Edition • Volume 3
1047
Business Hotel
(312)
Vehicle Trip Ends vs: Rooms
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 10
Avg. Num. of Rooms: 136
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

4.02 2.94 - 7.52 0.92
Data Plot and Equation
0 100 200 3000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 2.90(X) + 151.69 R²= 0.89
X = Number of Rooms
T = Trips Ends
543
General Urban/Suburban and Rural (Land Uses 000–399)
1048
Business Hotel
(312)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.

Setting/Location: General Urban/Suburban
Number of Studies: 17
Avg. Num. of Rooms: 118
Directional Distribution: 39% entering, 61% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.36 0.18 - 0.59 0.11
Data Plot and Equation
0 100 200 3000
20 40
60 80
100
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.30(X) + 6.94 R²= 0.68
X = Number of Rooms
T = Trips Ends
544
Trip Generation Manual 11th Edition • Volume 3
1049
Business Hotel
(312)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.

Setting/Location: General Urban/Suburban
Number of Studies: 24
Avg. Num. of Rooms: 120
Directional Distribution: 55% entering, 45% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.31 0.15 - 0.59 0.09
Data Plot and Equation
0 100 200 3000
20 40
60 80
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.21(X) + 12.03 R²= 0.57
X = Number of Rooms
T = Trips Ends
545
General Urban/Suburban and Rural (Land Uses 000–399)
1050
Land Use: 320
Motel
Description
A motel is a place of lodging that provides sleeping accommodations and provides little or no meeting space and few supporting facilities. Exterior corridors accessing rooms (immediately adjacent to a parking lot) is common for a motel. Hotel (Land Use 310), all suites hotel (Land Use 311), business hotel (Land Use 312), and resort hotel (Land Use 330) are related uses.

Additional Data
Sixteen studies provided information on occupancy rates at the time the studies were conducted.

The average occupancy rate for these studies was approximately 82 percent.

The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, Florida, Indiana, New Jersey, New York, Oregon, South Dakota, and Texas.

For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in order to accurately predict trip generation characteristics for the site.

Source Numbers
172, 187, 191, 277, 295, 300, 357, 439, 443, 598, 877, 915, 1046 568
Trip Generation Manual 11th Edition • Volume 3
1051
Motel
(320)
Vehicle Trip Ends vs: Rooms
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 6
Avg. Num. of Rooms: 109
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

3.35 1.65 - 4.38 0.87
Data Plot and Equation
0 100 200 3000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 3.62(X) - 29.43 R²= 0.96
X = Number of Rooms
T = Trips Ends
569
General Urban/Suburban and Rural (Land Uses 000–399)
1052
Motel
(320)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.

Setting/Location: General Urban/Suburban
Number of Studies: 15
Avg. Num. of Rooms: 108
Directional Distribution: 37% entering, 63% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.35 0.08 - 0.97 0.18
Data Plot and Equation
0 100 200 3000
20 40
60 80
100
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.28(X) + 7.85 R²= 0.69
X = Number of Rooms
T = Trips Ends
570
Trip Generation Manual 11th Edition • Volume 3
1053
Motel
(320)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.

Setting/Location: General Urban/Suburban
Number of Studies: 20
Avg. Num. of Rooms: 98
Directional Distribution: 54% entering, 46% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.36 0.06 - 0.83 0.18
Data Plot and Equation
0 100 200 3000
20 40
60 80
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.24(X) + 11.16 R²= 0.56
X = Number of Rooms
T = Trips Ends
571
General Urban/Suburban and Rural (Land Uses 000–399)
1054
Land Use: 330
Resort Hotel
Description
A resort hotel is similar to a hotel (Land Use 310) in that it provides sleeping accommodations, full-service restaurants, cocktail lounges, retail shops, and guest services. The primary difference is that a resort hotel caters to the tourist and vacation industry, often providing a wide variety of recreational facilities/programs (e.g., golf courses, tennis courts, beach access, or other amenities) rather than convention and meeting business. Hotel (Land Use 310), all suites hotel (Land Use 311), business hotel (Land Use 312), and motel (Land Use 320) are related uses.

Additional Data
It is recognized that some resort hotels cater to convention business as well as the tourist and vacation industry. The sites in the database do not have convention facilities. A resort hotel with convention facilities is likely to have a different level and pattern of trip generation than is presented in the data plots.

Nine studies provided information on room occupancy at the time of data collection. The average occupancy rate for these sites was approximately 88 percent.

The sites were surveyed in the 1980s and the 1990s in California, Florida, and South Carolina.

For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in order to accurately predict trip generation characteristics for the site.

Source Numbers
270, 381, 436
592
Trip Generation Manual 11th Edition • Volume 3
1055
Resort Hotel
(330)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.

Setting/Location: General Urban/Suburban
Number of Studies: 6
Avg. Num. of Rooms: 524
Directional Distribution: 72% entering, 28% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.32 0.24 - 0.41 0.08
Data Plot and Equation
0 200 400 600 800 10000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.38(X) - 28.58 R²= 0.72
X = Number of Rooms
T = Trips Ends
593
General Urban/Suburban and Rural (Land Uses 000–399)
1056
Resort Hotel
(330)
Vehicle Trip Ends vs: Rooms
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.

Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. Num. of Rooms: 507
Directional Distribution: 43% entering, 57% exiting
Vehicle Trip Generation per Room
Average Rate Range of Rates Standard Deviation

0.41 0.19 - 0.51 0.08
Data Plot and Equation
0 200 400 600 800 10000
100
200
300
400
500
Average RateStudy Site Fitted Curve
Fitted Curve Equation: T = 0.52(X) - 55.42 R²= 0.93
X = Number of Rooms
T = Trips Ends
594
Trip Generation Manual 11th Edition • Volume 3
1057

14834-03 TG Letter

July 18, 2022
Mr. Philip Powers
Paladin Equity Capital
633 W. 5
th Street, 28th Floor
Los Angeles, CA 90071

PALADIN ONTARIO TRIP GENERATION ASSESSMENT
Mr. Philip Powers,
Urban Crossroads, Inc. is pleased to submit this trip generation assessment to Paladin Equity Capital regarding the proposed Paladin Ontario development (Project), which is located on the southeast corner of Corona Avenue and G Street in the City of Ontario. The Project includes the development of a 118-room hotel and 2,771 square foot fast-food restaurant with drive-through window. A preliminary site plan for the proposed Project is shown on Exhibit 1. This letter describes the draft proposed Project trip generation. This trip generation assessment has been prepared in accordance with the County of San Bernardino Transportation Impact Study Guidelines, dated July 9, 2019 (referred to as County Guidelines).

EXHIBIT 1: PRELIMINARY SITE PLAN

1058
Mr. Philip Powers
Paladin Equity Capital
July 18, 2022

Page 2 of 4 ends

14834-03 TG Letter

TRIP GENERATION
Table 1 summarizes the Project’s trip generation based on the Institute of Transportation Engineers (ITE) Trip Generation Manual trip generation rates for applicable land uses (11th Edition, 2021). As the Project is proposed to include a fast-food user, pass-by percentages have also been obtained from the ITE Trip Generation Manual. Pass-by trips account for trips that are currently on the existing roadway network that would stop by uses within the proposed Project on their way to their ultimate destination.

Patrons of the hotel use m ay also visit the fast-food use without leaving the site. As such, the ITE Trip Generation Handbook (3rd Edition) has been utilized to determine the internal capture for the applicable mix of uses. Internal capture is a percentage reduction that can be applied to the trip generation estimates for individual land uses to account for trips internal to the site. In other words, trips may be made between individual retail uses on -site and can be made either by walking or using internal roadways without using external streets. The internal capture is based on the National Cooperative Highway Research Program’s (NCHRP Report 684) internal capture trip capture estimation tool. These internal capture worksheets are attached to this trip generation assessment.

Table 1 shows the proposed Project is anticipated to generate 1,430 trip-ends per day with 112 AM peak hour trips and 106 PM peak hour trips.

TABLE 1: PROJECT TRIP GENERATION SUMMARY

ITE LU AM Peak Hour P M Peak Hour
Code Units1
In Out Total In Out Total
Trip Generation Rates2
Hotel 310 R ooms 0.26 0.20 0.46 0.30 0.29 0.59 7.99
Fast-food Restaurant with Drive-Through 934 T SF 22.75 21.86 44.61 17.18 15.85 33.03 467.48 Project Land Use Quantity Un its1 In Out Total In Out Total Daily Project Trip Generation Summary
Hotel 118 R ooms 30 24 54 36 34 70 944
Fast-food Restaurant with Drive-Through 2.771 T SF 63 61 124 48 44 92 1,296 Internal Capture Reduction -3 -3 -6 -5 -5 - 10 -134
Pass-by Trip Reduction -30 - 30 -60 -23 -23 -46 -676
Total 60 5 2 112 56 50 106 1,430
1 TSF = thousand square feet
2 Trip Generation Source: Institute of Transportation Engineers (ITE), Trip Generation Manual , Eleventh Edition (2021).

Land Use Daily
AM Peak Hour PM Peak Hour
1059
Mr. Philip Powers
Paladin Equity Capital
July 18, 2022

Page 3 of 4 ends

14834-03 TG Letter

PROJECT TRIP DISTRIBUITON
Project distribution is shown on Exhibit 2 which indicates 20% would travel to and from the west on G Street, 40% to and from the east on G Street, and the remaining 40% heading to and from the south on Corona Avenue.

EXHIBIT 2: PROJECT TRIP DISTRIBUTION

CONCLUSION
The traffic impact study area is to be defined in conformance with the requirements of the County Guidelines, which state that the requirement to prepare a traffic study will be based upon, but not limited to, one or more of the following criteria:
• If a project generates 100 or more trips without consideration of pass -by trips during any peak hour.
• If a project is located within 300 feet of the intersection of two streets designated as Collector or higher in the County’s General Plan or the Department’s Master Plan or impacted intersection as determined by the Traffic Division.
• If this project creates safety or operational concerns.

1060
Mr. Philip Powers
Paladin Equity Capital
July 18, 2022

Page 4 of 4 ends

14834-03 TG Letter
Although the Project is anticipated to generate more than 100 peak hour trips during the peak hours, the Project is anticipated to contribute fewer than 50 peak hour trips to any off-site study area intersection based on the trip generation and trip distribution patterns provided in this assessment. As such, additional traffic analysis beyond this trip generation assessment does not appear to be necessary.

If you have any questions or comments, I can be reached at [email protected].

Respectfully submitted,

URBAN CROSSROADS, INC.

Charlene So, PE
Principal

1061

14834-03 TG Letter

ATTACHMENT A

INTERNAL CAPTURE CALUCLATIONS
1062
Project Name: Organization:

Project Location: Performed By:

Scenario Description: Date:

Analysis Year: Checked By:

Analysis Period: Date:

ITE LUCs1 Quantity Units Total Entering Exiting
Office 0
Retail 0
Restaurant 124 63 61
Cinema/Entertainment 0
Residential 0
Hotel 54 30 24
All Other Land Uses2 0
178 93 85
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses
2 Office Retail Restaurant Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office Retail Restaurant Residential Hotel
Office 0 0 0 0
Retail 0 0 0 0
Restaurant 0 0 0 1
Cinema/Entertainment 0 0 0 0 0
Residential 0 0 0 0
Hotel 0 0 2 0
Total Entering Exiting Land Use Entering Trips Exiting Trips All Person-Trips 178 93 85 Office N/A N/A
Internal Capture Percentage 3% 3% 4% Retail N/A N/A
Restaurant 3% 2%
External Vehicle-Trips
5 172 90 82 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential N/A N/A
External Non-Motorized Trips6 0 0 0 Hotel 3% 8%
NCHRP 684 Internal Trip Capture Estimation Tool
Table 1-A: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate) 0 0
Cinema/Entertainment
Development Data (For Information Only )
0 0
0 Estimated Vehicle-Trips
3 Land Use
Paladin Ontario
Table 2-A: Mode Split and Vehicle Occupancy Estimates
Table 4-A: Internal Person-Trip Origin-Destination Matrix* Destination (To)Origin (From)
Origin (From) Destination (To)
Cinema/Entertainment
Land Use Entering Trips Exiting Trips
Table 3-A: Average Land Use Interchange Distances (Feet Walking Distance) Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1 Table 5-A: Computations Summary Table 6-A: Internal Trip Capture Percentages by Land Use 2Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in this estimator. 5Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-A. 1Land Use Codes (LUCs) from Trip Generation Manual , published by the Institute of Transportation Engineers. 6Person-Trips
*Indicates computation that has been rounded to the nearest whole number. 3Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual ). 4Enter vehicle occupancy assumed in Table 1-A vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manua l adjustments must be made to Tables 5-A, 9-A (O and D). Enter transit, non-motorized percentages that will result with proposed mixed-use project complete.

City of Ontario
AM Street Peak Hour
Urban Crossroads, Inc.

CS
6/23/2022
1063
Project Name: Organization:

Project Location: Performed By:

Scenario Description: Date:

Analysis Year: Checked By:

Analysis Period: Date:

ITE LUCs1 Quantity Units Total Entering Exiting
Office 0
Retail 0
Restaurant 92 48 44
Cinema/Entertainment 0
Residential 0
Hotel 70 36 34
All Other Land Uses2 0
162 84 78
Veh. Occ.4 % Transit % Non-Motorized Veh. Occ.4 % Transit % Non-Motorized Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
All Other Land Uses
2 Office Retail Restaurant Residential Hotel
Office
Retail
Restaurant
Cinema/Entertainment
Residential
Hotel
Office Retail Restaurant Residential Hotel
Office 0 0 0 0
Retail 0 0 0 0
Restaurant 0 0 0 3
Cinema/Entertainment 0 0 0 0 0
Residential 0 0 0 0
Hotel 0 0 2 0
Total Entering Exiting Land Use Entering Trips Exiting Trips All Person-Trips 162 84 78 Office N/A N/A
Internal Capture Percentage 6% 6% 6% Retail N/A N/A
Restaurant 4% 7%
External Vehicle-Trips
5 152 79 73 Cinema/Entertainment N/A N/A
External Transit-Trips6 0 0 0 Residential N/A N/A
External Non-Motorized Trips6 0 0 0 Hotel 8% 6%
*Indicates computation that has been rounded to the nearest whole number.

Estimation Tool Developed by the Texas A&M Transportation Institute - Version 2013.1 6/23/2022
PM Street Peak Hour
Table 1-P: Base Vehicle-Trip Generation Estimates (Single-Use Site Estimate) Land Use Development Data (For Information Only ) Estimated Vehicle-Trips3 Table 2-P: Mode Split and Vehicle Occupancy Estimates
Land Use Entering Trips Exiting Trips
NCHRP 684 Internal Trip Capture Estimation Tool
Paladin Ontario Urban Crossroads, Inc.

City of Ontario CS
Table 3-P: Average Land Use Interchange Distances (Feet Walking Distance) Origin (From) Destination (To)
Cinema/Entertainment
Table 4-P: Internal Person-Trip Origin-Destination Matrix* Origin (From) Destination (To)
Cinema/Entertainment
0 0
0 0
0 Table 5-P: Computations Summary Table 6-P: Internal Trip Capture Percentages by Land Use4Enter vehicle occupancy assumed in Table 1-P vehicle trips. If vehicle occupancy changes for proposed mixed-use project, manual adjustments must be 6Person-Trips
1Land Use Codes (LUCs) from Trip Generation Manual, published by the Institute of Transportation Engineers. 2Total estimate for all other land uses at mixed-use development site is not subject to internal trip capture computations in th is estimator. 3Enter trips assuming no transit or non-motorized trips (as assumed in ITE Trip Generation Manual). 5Vehicle-trips computed using the mode split and vehicle occupancy values provided in Table 2-P. 1064
RESOLUTION NO. PC23-006

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE FILE NO. PCUP22-006, A CONDITIONAL USE PERMIT TO

ESTABLISH AND OPERATE A LIMITED -SERVICE HOTEL (EVERHOME SUITES), ON 3.37 ACRES OF LAND GENERALLY LOCATED AT THE

SOUTHEAST CORNER OF CORONA AVENUE AND G STREET, WITHIN

THE CCS (CONVENTION CENTER SUPPORT COMMERCIAL) ZONING
DISTRICT, AND MAKING FINDINGS I N SUPPORT THEREOF — APN:
0110-241-33

WHEREAS, the Application applies to 3.37 acres of land generally located at the southeast corner of Corona Avenue and G Street, wit hin the CCS (Convention Center Support Commercial) zoning district, and is presently vacant; and

WHEREAS, the property to the north of the Project site is within the CCS (Convention Center Support Commercial) zoning district and is developed with a hotel .

WHEREAS, the Conditional Use Permit has been submitted in conjunction with a Tentative Parcel Map (File No. PMTT22-013) and a Development Plan (File No. PDEV22- 021) to subdivide the Project site to accommodate construction of each land use (hotel and drive-thru restaurant); and

WHEREAS, the Ontario Development Code requires Conditional Use Permit review and approval by the City Council for hotel land uses. As part of t he Conditional Use Permit requirements, the Applicant submitted a Market Feasibility Study to show that the market is able to support the additional hotel within the City and the region as a whole; and

WHEREAS, the Market Feasibility Study analyzed curren t economic and demographic trends in San Bernardino County with a focus on Ontario to determine market trends in the area, including the competitive supply of lodging facilities in the greater Ontario area and the historic performance levels of that supply , along with the anticipated growth in supply and demand for lodging accommodations in the area. The 1065
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 2 ends

study acknowledged immediate and uncertain volatility due to the ongoing COVID -19 pandemic, but overall found that the Project’s location, amenities, size, and price point all lend to a successful hotel development opportunity; and

WHEREAS, the Project proposes a limited -service hotel that includes a few additional amenities, including a pool, fitness room, and marketplace, which further help to place it competitively among its peers for the hotel use type; and

WHEREAS, the Application is a project pursuant to the California Environmental Quality Act, commencing with Public Resources Code Section 21000 (hereinafter referred to as "CEQA"); and

WHEREAS, the Project is exempt from CEQA pursuant to a categorical exemption (listed in CEQA Guidelines Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and

WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make recommendation to the City Council on the subject Application; and

WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and

WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibi lity Plan (hereinafter referred to as "ONT ALUCP"), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and

WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and

WHEREAS, on December 19, 2022, the Development Advisory Board of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on 1066
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 3 ends

that date, voting to issue Decision No. DAB22 -052, recommending that the Planning Commission approve the Application; and

WHEREAS, on December 19, 2022, a comment letter in opposition of the project was received and the Applicant requested to continue the Project to the January 24, 2023, Planning Commission hearing in order to address the letter; and

WHEREAS, on December 19, 2022, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date, voting unanimously to continue the Project to the January 24, 2023, Planning Commission hearing; and

WHEREAS, on January 24, 2023, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and

WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

SECTION 1: Environmental Determination and Findings. As the recommending authority for the Project, the Planning Commission has reviewed and considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:

(1) The administrative record has been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and

(2) The Project is categorically exempt from environmental review pursuant to Section 15332 (Class 32, In-Fill Development Projects) of the CEQA Guidelines , which consists of projects characterized as in-fill development meeting the following conditions:

(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations. The proposed Project is located within the Hospitality land use designation of the Policy Plan (general plan) Land Use Map, and the CCS (Convention Center Support Commercial) zoning district. The proposed Project is consistent with all applicable Policy Plan policies, as well as with the CCS zoning district and applicable Development Code regulations. The zoning district and land use designation are intended to accommodate uses developed at a maximum intensity of 1.0 FAR, which predominantly serve the 1067
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 4 ends

Ontario Convention Center, regional uses, and the special needs of leisure and business clientele who visit the City and surrounding region. The hotel and drive- thru restaurant land uses both lend themselves to serving the specified needs of the Ontario Convention Center and of leisure and business clientele visiting the city and surrounding region.

(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project is proposed within the established boundaries of the City of Ontario, on a project site totaling

3.37 acres of land, which is surrounded by established development on all sides and consists of a mix of multiple-family, hotel, and restaurant land uses.

(c) The Project site has no value as habitat for endangered, rare, or threatened species. The site was previously graded and is regularly disked for weed control, and is, therefore, not suitable habitat for any endangered, rare, or threatened species. Further, the site is located within an urbanized area already built out with a variety of land uses, such as hotels, drive-thru restaurants, and multiple-family dwellings, that do not lend themselves to valuable habit at for endangered, rare, or threatened species.

(d) Per the studies attached to this staff report, and per the findings of the TOP 2050 Supplemental Environmental Impact Report, approval of the Project would not result in any significant effects related to traffic, noise, air quality, or water quality. The proposed hotel and fast-food restaurant buildings are similar to, and of no greater impact than other allowed uses and development projects within the CCS (Convention Center Support Commercial) zoning district. The land uses were reviewed by the Engineering Department, Traffic Division, Planning Department, and Ontario Municipal Utilities Company (“OMUC”), Utilities Division, and no significant effects were determined to be a result of the proposed Project. The Project’s land uses (hotel and drive- thru restaurant) have been proposed to be constructed at a lower intensity (less than 1.0 FAR – 0.05 FAR for the drive-thru restaurant and 0.63 FAR for the hotel) than was originally analyzed in TOP.

(e) The site can be adequately served by all required utilities and public services. All necessary wet and dry utilities are available to the P roject site, which is located in an already-developed, urbanized area containing hotels, drive-thru restaurants, and multiple-family residential land uses; and

(3) The application of the categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and 1068
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 5 ends

(4) The determination of CEQA exemption reflects the independent judgment of the Planning Commission.

SECTION 2: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending authority for the Project, the Planning Commission 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 Housing Element Sites Inventory contained in Tables B-1 and B-2 of the Housing Element Technical Report.

SECTION 3: Airport Land Use Compatibility Plan ("ALUCP") Compliance.

SECTION 4: Concluding Facts and Reasons . Based upon the substantial evidence presented to the Planning Commission during the above- referenced hearing, and upon the specific findings set forth in Sections 1 through 3, above, the Planning Commission hereby concludes as follows:

(1) The scale and intensity of the proposed land use would be consistent with the scale and intensity of land uses intended for the particular zoning or land use district. The proposed location of the Conditional Use Permit is in accord with the objectives and purposes of the City of Ontario Development Code and the CCS (Convention Center Support Commercial) zoning district, and the scale and intensity of 1069
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 6 ends

land uses intended for the zoning district in which the use is proposed to be located. Per the Development Code, the CCS zoning district is intended to accommodate uses developed at a maximum intensity of 1.0 FAR, predominantly to serve the Ontario Convention Center, regional uses, and the special needs of leisure and business clientele who visit the City and surrounding region; as such, the proposed land uses contribute positively to this zoning district. Furthermore, the proposed hotel and drive-thru restaurant land uses will be established and operated consistent with the objectives and purposes of the Hospitality land use designation of the Policy Plan component of The Ontario Plan, which is implemented by the CCS zoning district.

(2) The proposed use at the proposed location, and the manner in which it will be operated and maintained, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed hotel and drive- thru restaurant land uses will be located within the Hospitality land use district of the Policy Plan Land Use Map, and the CCS (Convention Center Support Commercial) zoning district. The development standards, and the conditions of approval under which the proposed land use will be established, operated, and maintained, are consistent with the goals, policies, plans, and exhibits of the Vision, City Council Priorities, and Policy Plan (general plan) components of The Ontario Plan. The proposed hotel will serv e as an additional convenience or option for visitors to the City, and the proposed drive- thru restaurant will provide an additional convenience to visitors to the City, as well as to nearby residents and employees.

(3) The proposed use at the proposed location, and the manner in which it will be operated and maintained, is consistent with the objectives and requirements of the Development Code and any applicable specific plan or planned unit development. The proposed hotel and drive-thru restaurant land uses will be located within the Hospitality land use district, and the CCS (Convention Center Support Commercial) zoning district, and has been reviewed and conditioned along with related File Nos. PDEV22 -021 and PMTT22- 013 to ensure the establishment, operatio n and maintenance of the proposed land uses will be consistent with all applicable objectives, purposes, standards, and guidelines of the Development Code.

(4) The establishment, maintenance, and operation of the proposed use at the proposed location would not be detrimental or injurious to property and improvements within the vicinity, nor would it be detrimental to the health, safety, or general welfare of persons residing or working in the surrounding neighborhood. The Planning Commission has required certain safeguards, and imposed certain conditions of approval, which have been established to ensure that: [i] the purposes of the Development Code are maintained; [ii] the Project will not endanger the public health, safety or general welfare; [iii] the Project will not result in any significant environmental impacts; and [iv] the Project will be in harmony with the surrounding area 1070
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 7 ends

in which it is proposed to be located. While the surrounding area is predominantly located within the CCS zoning district and contains similar land uses (hotels and drive- thru restaurants), the Project has also been conditioned to be sensitive to the residential land use district to the west, including placement of noise- and traffic -generating activities toward the east of the Project site wherever possible for both the hotel and drive-thru land uses, and limitation of building height to ensure an appropriate massing.

SECTION 5: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Application, subject to each and every condition set forth in the Department reports attached hereto as "Attachment A," and incorporated herein by this reference.

SECTION 6: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 7: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East " B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 8: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.

- - - - - - - - - - - - - -

1071
1072
1073
Planning Commission Resolution
File No. PCUP22-006
January 24, 2023

Page 10 ends

ATTACHMENT A:

File No. PCUP22-006
Departmental Conditions of Approval

(Departmental conditions of approval to follow this page)

1074

Page 1 of 3 ends

303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Fax: 909.395.2420

LAND DEVELOPMENT DIVISION

CONDITIONS OF APPROVAL

Date Prepared: 12/1/2022

File No: PCUP22-006

Related Files: PDEV22-021 and PMTT22-013

Project Description: A Conditional Use Permit to establish and operate a limited -service hotel (Everhome Suites) , on a 3.37- acre piece of land generally located at the southeast corner of Corona Avenue and G Street, within the CCS (Convention Center Support Commercial) zoning district; (APN: 0110-241-33); submitted by Paladin Equity Capital.

Prepared By: Alexis Vaughn, Associate Planner
Phone: 909.395.2416 (direct)
Email: [email protected]

The Planning Department, Land Development Section, conditions of approval applicable to the above-described Project, are listed below. The Project shall comply with each condition of approval listed below:

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

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

2.1 Time Limits.

(a) Conditional Use Permit approval shall become null and void one year following the effective date of application approval, unless a building permit is issued a nd construction is commenced, and diligently pursued toward completion, or a time extension has been approved by the Planning Director, except that a Conditional Use Permit approved in conjunction with a Development Plan shall have the same time limits as said Development Plan.

This condition does not supersede any individual time limits specified herein, or any other departmental conditions of approval applicable to the Project, for the performance of specific conditions or improvements.

2.2 General Requirements . The Project shall comply with the following general requirements:

1075
Planning Department – Land Development Division
Conditions of Approval
File No.: PCUP22-006

Page 2 of 3 ends

(a) The herein-listed conditions of approval from all City departments shall be included in the construction plan set for project, which shall be maintained on site during project construction.
(b) Hotel operations shall be conducted entirely on the Project site. Vehicles, events, or any other hotel-related activities shall be confined to occur onsite.

(c) Vehicles of hotel patrons shall be parked onsite. No hotel parking will be allowed within the neighboring drive -thru restaurant’s property, unless an agreement between the two property owners is reached and the CC&Rs are amended accordingly.

(d) Areas designated for hotel meeting space and/or for recreational facilities, per requirements of the Ontario Development Code, Section 5.03.250 (Hotels, Motels, Residence Inns, and Other Similar Traveler Accommodation), shall not be converted to another use without replacement of subject facility elsewhere onsite. The following shall be provided for this establishment; any changes to minimum provisions is subject to review and approval by the Planning Department:

(i) A minimum of 15 square feet of meeting space shall be provided per guestroom in a limited-service hotel.
(ii) A swimming pool.
(iii) A whirlpool/spa or a furnished cabana containing items such as lighting, ceiling fans, tables, chairs, sofas, lounge chairs, and fire pit. (iv) A fitness room.
(v) A guest courtesy lounge (for light meals and snacks).

(e) No gues troom shall be rented for a period exceeding 30 consecutive calendar days, counting portions of calendar days as full days.

(f) No guestroom shall be rented for less than one 24-hour period.

(g) Each guestroom shall include voicemail, wired or wireless internet access, desk with chair, hairdryer, retractable magnifying (10x) and lighted makeup mirror, iron and ironing board, high definition television, and alarm clock or wake-up service.

2.3 Noise and Sound Attenuation. The Project shall be constructed and continuously operated in a manner so as not to exceed the maximum interior and exterior noised levels set forth in Ontario Municipal Code Title 5 (Public Welfare, Morals, and Conduct), Chapter 29 (Noise).

2.4 Security Standards . The Project shall comply with all applicable requirements of Ontario Municipal Code Title 4 (Public Safety), Chapter 11 (Security Standards for Buildings).

2.5 Alcoholic Beverage Sales—General and Live Entertainment.

(a) Alcoholic beverage sales and live entertainment are not a part of this Conditional Use Permit approval and are subject to review and approval of a subsequent Conditional Use Permit should the hotel wish to provide these services in the future.

2.6 Indemnification. The applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void or annul 1076
Planning Department – Land Development Division
Conditions of Approval
File No.: PCUP22-006

Page 3 of 3 ends

any approval of the City of Ontario, whether by its City Council, Planning Commission or other authorized board or officer. The City of Ontario shall promptly notify the applicant of any such claim, action or proceeding, and the City of Ontario shall cooperate fully in the defense.

2.7 Additional Fees.

(a) Within 5 days following final application approval, the Notice of Exemption (“NOE”) filing fee shall be provided to the Planning Department. The fee shall be paid by check, made payable to the "Clerk of the Board of Supervisors" , which shall be forwarded to the San Bernardino County Clerk of the Board of Supervisors, along with all applicable environmental forms/notices, pursuant to the requirements of the California Environmental Quality Act (“CEQA”).

The filing of a NOE is voluntary; however, f ailure to provide said fee within the time specified will result in the extension of the statute of limitations for the filing of a CEQA lawsuit from 30 days to 180 days.

2.8 Related Applications. Conditional Use Permit (File No. PCUP22-006) approval shall not be final and complete until such time that related File Nos. PMTT22-013 and PDEV22-021 have been approved by the Planning Commission.
1077
RESOLUTION NO.________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PCUP22-006, A CONDITIONAL USE PERMIT TO ESTABLISH AND OPERATE A 118-ROOM LIMITED- SERVICE HOTEL (EVERHOME SUITES) ON A 2.11-ACRE PORTION OF A 3.37-ACRE PROJECT SITE LOCATED AT THE SOUTHEAST CORNER

OF CORONA AVENUE AND G STREET, WITHIN THE CCS
(CONVENTION CENTER SUPPORT COMMERCIAL) ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF – APN: 0110-241-33.

WHEREAS, PALADIN EQUITY CAPITAL ("Applicant") has filed an Application for the approval of a Conditional Use Permit, File No. PCUP22-006, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to a 2.11-acre portion of a 3.37-acre Project site proposed for the construction of a 118-room limited service hotel located at the southeast corner of Corona Avenue and G Street, within the CCS (Convention Center Support Commercial) zoning district, and is presently vacant; and WHEREAS, the property to the north of the Project site is within the CCS (Convention Center Support Commercial) zoning district and is developed with a hotel.

The property to the east is within the CCS (Convention Center Support Commercial) zoning district and is developed with drive-thru restaurants. The property to the south is within the CCS (Convention Center Support Commercial) zoning district and is developed with a hotel. The property to the west is within the MDR-11 (Medium-Density Residential – 5.1 to 11.0 du/ac) zoning district and is developed with multiple-family dwellings; and WHEREAS, the Conditional Use Permit has been submitted in conjunction with Tentative Parcel Map No. 20505 (File No. PMTT22-013), subdividing the Project site into two lots, and a Development Plan (File No. PDEV22-021) to construct the proposed hotel and a fast-food restaurant with drive-thru (Chick-fil-A) subdividing the Project site to accommodate construction of each land use (hotel and drive-thru restaurant), for which the Planning Commission makes the final action; and
WHEREAS, the Ontario Development Code requires Conditional Use Permit review and approval by the City Council for hotel land uses. As part of the Conditional Use Permit requirements, the Applicant submitted a Market Feasibility Study to show that the market is able to support the additional hotel within the City and the region as a whole; and
WHEREAS, the Market Feasibility Study analyzed current economic and demographic trends in San Bernardino County with a focus on Ontario to determine market trends in the area, including the competitive supply of lodging facilities in the greater Ontario area and the historic performance levels of that supply, along with the anticipated growth in supply and demand for lodging accommodations in the area. The study acknowledged immediate and uncertain volatility due to the ongoing COVID-19 1078
pandemic, but overall found that the Project’s location, amenities, size, and price point all lend to a successful hotel development opportunity; and WHEREAS, the Project proposes a limited-service hotel that includes a few additional amenities, including a pool, fitness room, and marketplace, which further help to place it competitively among its peers for the hotel use type; and WHEREAS, the Application is a project pursuant to the California Environmental Quality Act, commencing with Public Resources Code Section 21000 (hereinafter referred to as "CEQA"); and
WHEREAS, the Project is exempt from CEQA pursuant to a categorical exemption (listed in CEQA Guidelines Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan ("ONT 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 City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on December 19, 2022, the Development Advisory Board of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date, voting to issue Decision Nos. DAB22-050 and DAB22-051, recommending Planning Commission approval of the related Tentative Tract Map and Development Plan, and voting to issue Decision No. DAB22-052, recommending that the Planning Commission recommend the City Council approve the Conditional Use Permit; and 1079
WHEREAS, on December 19, 2022, a comment letter in opposition of the project was received and the Applicant requested to continue the public hearing for the Project from the December 19, 2022 Special Planning Commission Meeting, to the January 24, 2023 regular Planning Commission meeting, to allow time for Staff and the Applicant to properly address the opposition letter; and
WHEREAS, on January 24, 2023, the Planning Commission of the City of Ontario conducted a hearing to consider the Project and concluded said hearing on that date, voting to issue Resolution No. PC23-006 recommending that the City Council approve the Application; and
WHEREAS, on February 21, 2023, 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, BE IT RESOLVED by the City Council of the City of Ontario as follows:

SECTION 1. Environmental Determination and Findings. As the decision- making body for the Project, the City Council has reviewed and considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the City Council, the City Council finds as follows:
(1) The administrative record has been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (2) The Project is categorically exempt from environmental review pursuant to Section 15332 (Class 32, In-Fill Development Projects) of the CEQA Guidelines, which consists of projects characterized as in-fill development meeting the following conditions:
(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations. The proposed Project is located within the Hospitality land use designation of the Policy Plan (general plan) Land Use Map, and the CCS (Convention Center Support Commercial) zoning district. The proposed Project is consistent with all applicable Policy Plan policies, as well as with the CCS zoning district and applicable Development Code regulations. The zoning district and land use designation are intended to accommodate uses developed at a maximum intensity of 1.0 FAR, which predominantly serve the Ontario Convention Center, regional uses, and the special needs of leisure and business clientele who visit the City and surrounding region. The hotel and drive-thru restaurant land uses both lend themselves to serving the specified needs of the Ontario Convention Center and of leisure and business clientele visiting the city and surrounding region.

Further, the hotel was proposed to be constructed with sensitivity to the neighboring multiple-family residential land use to the west, which limited the structure’s height (35- 1080
foot structure height, with architectural projections) and ultimately the FAR of the hotel (0.63, rather than the allowed 1.0, FAR).
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project is proposed within the established boundaries of the City of Ontario, on a project site totaling

3.37 acres of land, which is surrounded by established development on all sides and consists of a mix of multiple-family, hotel, and restaurant land uses. (c) The Project site has no value as habitat for endangered, rare, or threatened species. The site was previously graded and is regularly disked for weed control, and is, therefore, not suitable habitat for any endangered, rare, or threatened species. Further, the site is located within an urbanized area already built out with a variety of land uses, such as hotels, drive-thru restaurants, and multiple-family dwellings, that do not lend themselves to valuable habitat for endangered, rare, or threatened species.
(d) Per the studies attached to the staff report, and per the findings of the TOP 2050 Supplemental Environmental Impact Report, approval of the Project would not result in any significant effects related to traffic, noise, air quality, or water quality. The proposed hotel and fast-food restaurant buildings are similar to, and of no greater impact than other allowed uses and development projects within the CCS (Convention Center Support Commercial) zoning district. The land uses were reviewed by the Engineering Department, Traffic Division, Planning Department, and Ontario Municipal Utilities Company (“OMUC”), Utilities Division, and no significant effects were determined to be a result of the proposed Project. The Project’s land uses (hotel and drive-thru restaurant) have been proposed to be constructed at a lower intensity (less than 1.0 FAR – 0.05 FAR for the drive-thru restaurant and 0.63 FAR for the hotel) than was originally analyzed in TOP.
(e) The site can be adequately served by all required utilities and public services. All necessary wet and dry utilities are available to the Project site, which is located in an already-developed, urbanized area containing hotels, drive-thru restaurants, and multiple-family residential land uses; and
(3) The application of the categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and (4) The determination of CEQA exemption reflects the independent judgment of the City Council.

SECTION 2. 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 1081
properties in the Housing Element Sites Inventory contained in Tables B-1 and B-2 of the Housing Element Technical Report.

SECTION 3. Airport Land Use Compatibility Plan ("ALUCP") Compliance.

The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan. On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the 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 ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT 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 ONT ALUCP; and
SECTION 4. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Sections 1 through 3, above, the City Council hereby concludes as follows:
(1) The scale and intensity of the proposed land use would be consistent with the scale and intensity of land uses intended for the particular zoning or land use district. The proposed location of the Conditional Use Permit is in accord with the objectives and purposes of the City of Ontario Development Code and the CCS (Convention Center Support Commercial) zoning district, and the scale and intensity of land uses intended for the zoning district in which the use is proposed to be located. Per the Development Code, the CCS zoning district is intended to accommodate uses developed at a maximum intensity of 1.0 FAR, predominantly to serve the Ontario Convention Center, regional uses, and the special needs of leisure and business clientele who visit the City and surrounding region; as such, the proposed land uses contribute positively to this zoning district. Furthermore, the proposed hotel and drive-thru restaurant land uses will be established and operated consistent with the objectives and purposes of the Hospitality land use designation of the Policy Plan component of The Ontario Plan, which is implemented by the CCS zoning district.
(2) The proposed use at the proposed location, and the manner in which it will be operated and maintained, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed hotel and drive-thru restaurant land 1082
uses will be located within the Hospitality land use district of the Policy Plan Land Use Map, and the CCS (Convention Center Support Commercial) zoning district. The development standards, and the conditions of approval under which the proposed land use will be established, operated, and maintained, are consistent with the goals, policies, plans, and exhibits of the Vision, City Council Priorities, and Policy Plan (general plan) components of The Ontario Plan. The proposed hotel will serve as an additional convenience or option for visitors to the City, and the proposed drive-thru restaurant will provide an additional convenience to visitors to the City, as well as to nearby residents and employees.
(3) The proposed use at the proposed location, and the manner in which it will be operated and maintained, is consistent with the objectives and requirements of the Development Code and any applicable specific plan or planned unit development. The proposed hotel and drive-thru restaurant land uses will be located within the Hospitality land use district, and the CCS (Convention Center Support Commercial) zoning district, and has been reviewed and conditioned along with related File Nos. PDEV22-021 and PMTT22-013 to ensure the establishment, operation and maintenance of the proposed land uses will be consistent with all applicable objectives, purposes, standards, and guidelines of the Development Code. (4) The establishment, maintenance, and operation of the proposed use at the proposed location would not be detrimental or injurious to property and improvements within the vicinity, nor would it be detrimental to the health, safety, or general welfare of persons residing or working in the surrounding neighborhood. The City Council has required certain safeguards, and imposed certain conditions of approval, which have been established to ensure that: [i] the purposes of the Development Code are maintained; [ii] the Project will not endanger the public health, safety or general welfare; [iii] the Project will not result in any significant environmental impacts; and [iv] the Project will be in harmony with the surrounding area in which it is proposed to be located. While the surrounding area is predominantly located within the CCS zoning district and contains similar land uses (hotels and drive-thru restaurants), the Project has also been conditioned to be sensitive to the residential land use district to the west, including placement of noise- and traffic-generating activities toward the east of the Project site wherever possible for both the hotel and drive-thru land uses, and limitation of building height to ensure an appropriate massing.

SECTION 5. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the City Council hereby APPROVES the herein described Application.

SECTION 6. Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.
1083
SECTION 7. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

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

PASSED, APPROVED, AND ADOPTED this 21st day of February 2023. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST, BEST & KRIEGER LLP

CITY ATTORNEY
1084

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 February 21, 2023, 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 February 21, 2023. _________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
1085
ATTACHMENT A:

File No. PCUP22-006 Departmental Conditions of Approval (Document follows this page)
1086

Page 1 of 3 ends

303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Fax: 909.395.2420

LAND DEVELOPMENT DIVISION

CONDITIONS OF APPROVAL

Date Prepared: 12/1/2022

File No: PCUP22-006

Related Files: PDEV22-021 and PMTT22-013

Prepared By: Alexis Vaughn, Associate Planner
Phone: 909.395.2416 (direct)
Email: [email protected]

2.1 Time Limits.

2.2 General Requirements . The Project shall comply with the following general requirements:

1087
Planning Department – Land Development Division
Conditions of Approval
File No.: PCUP22-006

Page 2 of 3 ends

(e) No gues troom shall be rented for a period exceeding 30 consecutive calendar days, counting portions of calendar days as full days.

(f) No guestroom shall be rented for less than one 24-hour period.

2.4 Security Standards . The Project shall comply with all applicable requirements of Ontario Municipal Code Title 4 (Public Safety), Chapter 11 (Security Standards for Buildings).

2.5 Alcoholic Beverage Sales—General and Live Entertainment.

2.6 Indemnification. The applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void or annul 1088
Planning Department – Land Development Division
Conditions of Approval
File No.: PCUP22-006

Page 3 of 3 ends

2.7 Additional Fees.

CBRE Hotels Advisor y
400 South Hope Street, 25th Floor
Los Angeles, CA 9 0071

+1 213 613 3373 Office
+1 714 504 8 559 Mobi le

brandon. feighner @cbre. com
www.cbrehote ls. com

C O MMERCIAL REAL E STATE SERVICES

Brand on Feighner
Exec utive Vice Presid ent
CBR E Hotels Advisory

February 14, 2023

Mr. Rudy Zeledon
Planner Director
City of Ontario
3030 East B Street
Ontario, California 91764

Dear Mr. Zeledon:

Pursuant to your request, we have drafted this brief letter relative to the market demand analysis study for the proposed Everhome Suites to be located at the southeast corner of East G Street & North Corona Avenue, in Ontario, California that was completed by CBRE Hotels Advisory in October 2021. This letter is intended to communicate to the Planning Department and appropriate City of Ontario officials that the facts and findin gs presented in our final report are still accu rate and no changes have been made to our original report since its issuance October 2021.

Sincerely,

Brandon Feighner
Executive Vice President
CBRE Hotels Advisory

1090
Department: Economic Development
Prepared By: Charity Hernandez
Staff Member Presenting:

Jennifer McLain Hiramoto, Economic
Development Director
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 15
SUBJECT:

A PURCHASE AND SALE AGREEMENT FOR THE ACQUISITION OF REAL PROPERTY

LOCATED SOUTH OF RIVERSIDE DRIVE BETWEEN VINEYARD AVENUE AND

ONTARIO AVENUE

CITY OF ONTARIO
Agenda Report
February 21, 2023
SECTION:

ADMINISTRATIVE

REPORTS/DISCUSSION/ACTION

RECOMMENDATION:

That City Council take the following actions:

A
.

Approve a Purchase and Sale Agreement and Joint Escrow Instructions; and B
.

Authorize the City Manager or his designee to any action required to execute any and all documents, amendments, and instruments necessary to implement the Agreement.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Encourage, Provide or Support Enhanced Recreational, Educational, Cultural and Healthy City Programs, Policies and Activities
Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
FISCAL IMPACT:

The total ﬁscal impact is $172,000,000 with $52,000,000 being funded by bond ﬁnancing and the remaining balance of $120,000,000 to be paid in $1,000,000 installments on a monthly basis for 120 months beginning on the ﬁrst anniversary of escrow closing date. A budget adjustment will be included on the next quarterly budget update.

BACKGROUND & ANALYSIS:

The proposed acquisition of approximately 115 acres of real property, located south of Riverside Drive between Vineyard Avenue and Ontario Avenue, is necessary to facilitate development of a future sports complex and new home for the existing soccer park located north of the 60 Freeway between Archibald and Vineyard avenues. The investment also facilitates the City's ability to relocate the Revenue Department, Public Works Department, and the Ontario Municipal Utilities Agency, currently located on Bon View Avenue south of Mission Avenue, to the existing soccer park property.
1091

Ontario City CouncilFebruary 21, 2023

Ontario City Council
February 21, 2023