Agenda packet — Ontario City Council, March 21, 2023 (part 11 of 24)

developed with a single-family residence and detached garage that were demolished in 1963 and replaced with a commercial building. The commercial building was demolished in 2005 and the site is currently vacant. The site is located within a wellestablished mixed-use neighborhood, with multiple-family residential to the north and west, single-family residential to the south, and commercial uses, including a parking lot and a church, to the east. The surrounding area was one of the first to be developed in the city, with the earliest residences constructed during the early 1900s and most of the residential development occurring during the 1920s, and some multiple-family residential developing in 1960. Existing residential buildings are one and two-stories and constructed in a variety of architectural styles including Victorian and Craftsman Bungalow. The existing surrounding land uses, zoning, and Policy Plan (general plan) designations are summarized in the "Surrounding Zoning & Land Uses" table located in the Technical Appendix of this report.

PROJECT ANALYSIS:
(1) Background — The Project site is located within the MU-1/LUA-3 (Downtown Mixed Use/Holt Boulevard) zoning district, requiring the preparation and approval of a Planned Unit Development (PUD) to establish development standards, design guidelines, and infrastructure requirements for the site. On April 20, 2022, the Applicant filed a PUD application (File No. PUD22-003), concurrently with a Tentative Parcel Map (File No.

PMTT22-015) and Development Plan (File No. PDEV22-024) applications. Final approval of the Tentative Parcel Map and Development Plan is contingent upon the City Council adoption of the PUD for the Project site.

The Project site is located within the Center City Redevelopment Project Area, established in 1983. And while the redevelopment practice was eliminated by the State, the Center City Redevelopment Project Area Plan is still in effect and encourages the development of a high intensity, multi-use central business district. In addition, The Ontario Plan contains goals and policies for the City’s original downtown and the Downtown Mixed Use District, which further support the goals of the Center City Redevelopment Project Area Plan. The Center City Redevelopment Project Area Plan envisions revitalization of the City’s downtown area, in part, by infusing high-density residential and mixed-use developments into the downtown core. The Ontario Plan (“TOP”) furthers this vision and is intended to create an intensive mixture of retail, office, and residential uses in a pedestrian friendly atmosphere, ensure the historic character of the district is enhanced, and concentrate the most intense/dense development along Euclid Avenue and Holt Boulevard. Furthermore, The Ontario Plan specifies a residential density range of 25 to 75 units per acre and a maximum floor area ratio of 2.0 for commercial office and retail developments within the Downtown Mixed Use District. (2) Planned Unit Development (File No. PUD22-003) –
(a) Land Use and Development Regulations — The MU-1 (Downtown Mixed Use) zoning district allows for residential development at a density of 25.1 to 75 dwelling 2691
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units per acre. Consistent with the MU-1 zoning district and in keeping with the context of the existing neighborhood, the Fern Townhomes PUD allows for development of 3 to 7 dwelling units, with a maximum building height of 35 feet or 2 stories. The minimum building setback proposed along Fern Avenue is 7 feet and 5 feet for porches, patio coves and other architectural projections. Interior and rear property line setbacks are 5 feet, and the garage entry setback from the alley is 6 feet. (b) Landscaping — A conceptual landscape plan has been submitted with the Development Plan for construction of the Project site. The PUD provides a planting palette comprised of “California friendly” planting materials that are compatible with the overall architectural style established by the PUD. The PUD also requires the landscaping and irrigation to comply with AB 1881, and all other laws and regulations related to planting materials.
(c) Parking and Circulation — The PUD utilizes a combination of on-site and onstreet parking to provide an adequate parking supply to meet the anticipated parking demand for the Project. All resident parking will be provided on site, while guest parking spaces will be provided on-street. The Project site is located within a mixed-use area where on-street parking is available along the project frontage and on surrounding blocks.
(d) Access to Mass Transit — An existing bus stop is located on the northwest corner of Holt Boulevard and Vine Avenue for Omnitrans routes 61. Additionally, the future West Valley Connector Bus Rapid Transit (BRT) line is proposed along Holt Boulevard. (e) Architectural Character — The PUD architectural style and design is a modern interpretation of the Mediterranean style. The design will provide low pitched, gabled roofs covered with clay tile, shallow eaves rough sawn beams, and a roof well for mechanical equipment. The unit with street frontage will have a covered porch. The garage doors will have beam accents in the overhang above. (3) Tentative Parcel Map No. 20554 (File No. PMTT22-015) — Proposed Tentative Parcel Map No. 20554 will subdivide the Project site into one lot for condominium purposes, to facilitate the construction and possible future sale of three attached townhouse units.

The Departmental Conditions of Approval for the Tentative Parcel Map require Covenants, Conditions, and Restrictions (“CC&R’s”) to be recorded with the Final Parcel Map, which will establish the rules, regulations, rights, and responsibilities of the property owner’s association and townhouse unit owners.
(4) Development Plan (File No. PDEV22-024)
(a) Site Design/Building Layout — The Project proposes the development of three attached townhome units, at a density of 27.27 dwelling units per acre. The alleyloaded two-story building is positioned in an east-west configuration, designed with garage access off the alley. The 2-story building will have an overall height of 26 feet. Unit 2692
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A, at the east end of the building, has been designed with the front entry facing Fern Avenue. Units B and C have access from the south side of the building, along a landscaped pedestrian pathway. The units range from 1,406 square feet to 1,430 square feet in area and contain 3 bedrooms and 3 bathrooms. The first-floor plan consists of a 2- car garage, laundry room, one bedroom, and one bathroom. Two bedrooms, 2 bathrooms, a private balcony, kitchen, and main living area are on the second floor.

North facing private balconies are located over the garages. Each unit contains a trash enclosure with a decorative iron gate and direct access to the alley. (b) Site Access/Circulation — Vehicular access to the site is provided by means of a 20-foot-wide alley to the north, extending west from Fern Avenue and aligning with Vesta Street further west. Pedestrian access to the site is taken from Fern Avenue via a 5- foot-wide paved pathway along the southern portion of the Project site. (c) Parking — Consistent with the PUD, the Project utilizes a combination of onsite and adjacent on-street parking. All required resident parking will be provided on-site within the enclosed garages, while required guest parking will be on-street. The existing street grid pattern allows for maximum opportunity of on-street parking that can be shared by guests of the site and the surrounding area. There are approximately 12 onstreet parking spaces located on Fern Avenue, adjacent to the site. Based on the available street parking and provided on-site parking, there is sufficient parking available to support the proposed development. As demonstrated in the Parking Summary table below, the Project provides the required number of parking spaces.

Type of Use Parking Ratio Spaces Required Spaces Provided Two or more Bedroom Unit 2.0 parking spaces per unit (at least one covered) 6 6
Guest 1 parking space per 5 units 1 1
TOTAL 7 7
(d) Architecture — The architectural style proposed for the Project is a modern Mediterranean style that is exemplified by the use of a combination of hipped and gable clay tile roofs, smooth stucco siding, arched openings, recessed windows and doors, decorative iron work, and wood trim details. Hung style windows are placed in a single or double pattern throughout the Project. Building projections on the east elevation and a one-story covered entryway enhance the street-facing east elevation. Second story, cantilevered projections on the remaining elevations are enhanced with windows, recessed niches, decorative brackets, and ironwork.
(e) Landscaping — Perimeter landscaping is provided in the front, side, and rear yards. The Conceptual Landscape Plan has been designed to utilize California native trees and drought tolerant planting materials. Planters and pocket vines provide additional landscaping throughout the Project site. The parkway along the Project frontage will be landscaped with a new street tree (Island Oak) and groundcover. 2693
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(f) Open Space – Private open space is provided by second floor balconies in each residential unit. Balconies are 30 square feet each and are a minimum of 5 feet in any direction. The required common open area is dispersed throughout the Project site in the form of passive landscaped areas.
(g) Utilities (drainage, sewer) — Public utilities (water and sewer) are available to serve the Project. Furthermore, the Applicant has submitted a Preliminary Water Quality Management Plan ("PWQMP"), which establishes the Project's compliance with storm water discharge/water quality requirements. The PWQMP includes site design measures that capture runoff and pollutant transport by minimizing impervious surfaces and maximizes low impact development ("LID") best management practices ("BMPs"), such as retention and infiltration, biotreatment, and evapotranspiration. The PWQMP proposes the use of a dry well as storm water retention. Any overflow drainage will be conveyed to the public street by way of parkway drains and culverts.

PUBLIC NOTIFICATION: The subject application was advertised as a public hearing in at least one newspaper of general circulation in the City of Ontario (the Inland Valley Daily Bulletin newspaper). In addition, notices were mailed to all owners of real property located within a minimum of 300 feet of the exterior boundaries of the property that is the subject of the hearing, as shown on the records of the County Assessor.

CORRESPONDENCE: As of the preparation of this Decision, Planning Department staff has not received any written or verbal communications from the owners or occupants of properties surrounding the Project site or from the public in general, regarding the subject application.

AGENCY/DEPARTMENT REVIEWS: Each City agency/department has been provided the opportunity to review and comment on the subject application and recommend conditions of approval to be imposed upon the application. At the time of the Resolution preparation, recommended conditions of approval were provided and are appended to the attached Resolutions as "Attachment A."
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 ONT ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending and decision-making body for the Project, the Planning Commission has reviewed and considered the facts and information contained 2694
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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 Planning Commission, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.

COMPLIANCE WITH THE ONTARIO PLAN: The proposed Project is consistent with the principles, goals and policies contained within the Vision, Governance, Policy Plan (general plan), and City Council Priorities components of The Ontario Plan ("TOP"). More specifically, the goals and policies of TOP that are furthered by the proposed Project are as follows:
(1) City Council Goals.
 Operate in a Businesslike Manner
 Focus Resources in Ontario's Commercial and Residential Neighborhoods (2) Vision.

Distinctive Development:
 Commercial and Residential Development
 Development quality that is broadly recognized as distinctive and not exclusively tied to the general suburban character typical of much of Southern California. (3) Governance.

Decision Making:
 Goal G1: Sustained decision-making that consistently moves Ontario towards its Vision by using The Ontario Plan as a framework for assessing choices.  G 1-2. Long-term Benefit. We require decisions to demonstrate and document how they add value to the community and support the Ontario Vision. (4) Policy Plan (General Plan)
Land Use Element:
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 Goal LU-1 Balance: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.
 LU-1.1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City.
 LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.  Goal LU-2 Compatibility: Compatibility between a wide range of uses and a resultant urban patterns and forms.
 LU-2.6 Infrastructure Compatibility. We require infrastructure to be aesthetically pleasing and in context with the community character.

Housing Element:
 Goal H-2 Housing Supply & Diversity: Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario.  H-2.5 Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices, and other best practices.
 Goal H-5 Special Needs: A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age, or other status.
 H-5.2 Family Housing. We support the development of larger rental apartments that are appropriate for families with children, including, as feasible, the provision of services, recreation, and other amenities.

Community Economics Element:
 Goal CE-1 Complete Community: A complete community that provides for all incomes and stages of life.
 CE-1.6 Diversity of Housing. We collaborate with residents, housing providers, and the development community to provide housing opportunities for every 2696
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stage of life; we plan for a variety of housing types and price points to encourage the development of housing supportive of our efforts to attract business in growing sectors of the community while being respectful of existing viable uses.  Goal CE-2 Placemaking: A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be.
 CE-2.1 Development Projects. We require new development and redevelopment to create unique, high-quality places that add value to the community.  CE-2.2 Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional, and sustainable places that will compete well with their competition within the region.
 CE-2.4 Protection of Investment. We require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.
 CE-2.5 Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.

Safety Element:
 Goal S-1 Seismic & Geologic Hazards: Minimized risk of injury, loss of life, property damage, and economic and social disruption caused by earthquake-induced and other geologic hazards.
 S-1.1 Implementation of Regulations and Standards. We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading.

Community Design Element:
 Goal CD-1 Image & Identity: A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses.
 CD-1.1 City Identity. We take actions that are consistent with the City being a leading urban center in Southern California while recognizing, enhancing, and preserving the character of our existing viable neighborhoods.  CD-1.2 Growth Areas. We establish Place Types in urban, mixed use, and transit-oriented areas to foster the City's identity as a premier community and require new 2697
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development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities.
 CD-1.3 Existing Neighborhoods. We require the existing character of viable residential and non-residential neighborhoods be preserved, protected, and enhanced.  Goal CD-2 Design Quality: A high level of design quality resulting in neighborhoods, public spaces, parks, and streetscapes that are attractive, safe, functional, human-scale, and distinct.
 CD-2.1 Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:
• Building volume, massing, and height to provide context-appropriate scale and proportion;
• A true architectural style which is carried out in plan, section, and elevation through all aspects of the building and site design and appropriate for its setting; and
• Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.
 CD-2.2 Neighborhood Design. We create distinct residential neighborhoods that promote a sense of community and identity by emphasizing access, connectivity, livability, and social interaction through such elements as:
• A pattern of smaller, walkable blocks that promote activity, safety, and access to nearby amenities and services;
• Varied parcel sizes and lot configurations to accommodate a diversity of housing types;
• Traffic calming measures to slow traffic and promote walkability while maintaining acceptable traffic flows and emergency evacuation access; • Floor plans that encourage views onto the street and de-emphasize the visual and physical dominance of garages (introducing the front porch as the "outdoor living room"), as appropriate; and
• Landscaped parkways, with sidewalks separated from the curb and designed to maximize safety, comfort, and aesthetics for all users.  CD-2.7 Sustainability. We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping, and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials, and construction techniques.  CD-2.8 Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, 2698
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corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, maintaining visibility and accessibility, and using lighting.
 CD-2.9 Landscape Design. We encourage durable, sustainable, and drought-tolerant landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.
 CD-2.10 Parking Areas. We require all development, including single-family residential, to minimize the visual impact of surface, structured, and garage parking areas visible from the public realm in an aesthetically pleasing, safe and environmentally sensitive manner. Examples include:
• Surface parking: Shade trees, pervious surfaces, urban run-off capture and infiltration, and pedestrian paths to guide users through the parking field; • Structured parking: facade articulation, screening, appropriate lighting, and landscaping; and
• Garage parking: providing access to single-family residential garages through alley access, recessing garages from the frontage to emphasize front doors or active living spaces.
 CD-2.13 Entitlement Process. We work collaboratively with all stakeholders to ensure a high degree of certainty in the efficient review and timely processing of all development plans and permits.
 Goal CD-3 Urban, Mixed Use, and Transit-Oriented Place Types: Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing and safe during all hours.
 CD-3.4 Context-Aware and Appropriate Design. We require appropriate building and site design that complements existing development, respects the intent and identity of the Place Type, and provides appropriate transitions and connections between adjacent uses to ensure compatibility of scale, maintain an appropriate level of privacy for each use, and minimize potential conflicts.  CD-3.5 Active Frontages. We create lively pedestrian streetscapes by requiring primary building, business, and residential entrances, outdoor dining, and storefronts be located on ground floors adjacent to sidewalks or public spaces and designed to maximize safety, comfort, aesthetics, and the intended functionality (as defined by the Place Type).
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 Goal CD-5 Protection of Investment: A sustained level of maintenance and improvement of properties, buildings, and infrastructure that protects the property values and encourages additional public and private investments.  CD-5.1 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.
 CD-5.2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.

HOUSING ELEMENT COMPLIANCE: The Project is consistent with the Housing Element of the Policy Plan (general plan) component of The Ontario Plan, as the Project site is not one of the properties in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report.

ENVIRONMENTAL REVIEW: The Project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (Class 32, Infill Development Projects) of the CEQA Guidelines, and meets all of the following conditions: (a) the proposed Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations; (b) the proposed development occurs within city limits and the area being developed is 0.11-acre, less than the maximum 5-acre threshold, and is substantially surrounded by urban land uses; (c) the Project site has no value as habitat for endangered, rare, or threatened species; (d) approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and (e) the site is adequately served by all required utilities and public services. 2700
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TECHNICAL APPENDIX:

Surrounding Zoning and Land Use:

Existing
Land Use
Policy Plan
Designation
Zoning
Designation
Site Vacant Mixed Use LUA-3 (Holt Boulevard District)/
MU-1 (Downtown Mixed Use)
North Multiple-Family Residential Mixed Use LUA-3 (Holt Boulevard District)/ MU-1 (Downtown Mixed Use)
South Single-Family Residential Mixed Use LUA-3 (Holt Boulevard District)/ MU-1 (Downtown Mixed Use)
East Parking Lot/Multiple-Family
Residential Mixed Use LUA-3 (Holt Boulevard District)/
MU-1 (Downtown Mixed Use)
West Multiple-Family Residential Mixed Use LUA-3 (Holt Boulevard District)/ MU-1 (Downtown Mixed Use)
General Site & Building Statistics
Item Required Min./Max. Provided (Ranges) Meets
Y/N
Project area (in acres): N/A 0.11 Y
Maximum project density
(dwelling units/ac): 25 to 75 DU/AC 27 Y
Maximum coverage (in %): N/A 72% N/A
Minimum lot size (in SF): N/A 4,792 SF N/A
Minimum lot depth (in FT): N/A 70 FT N/A
Minimum lot width (in FT): N/A 45 FT N/A
Front yard setback (in FT): 7 FT 7 FT Y
Side yard setback (in FT): 5 FT 5 FT Y
Rear yard setback (in FT): 5 FT 5 FT Y
Alley setback-Garage entry (in
FT): 6 FT 6 FT Y
Maximum height (in FT): 35 FT 26 FT Y
Parking – resident: 6 6 Y
Parking – guest: 1 1 Y
Open space – private: 30 SF/unit 30 SF/unit Y
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Dwelling Unit Count:

Item Required Min./Max. Provided (Ranges) Meets
Y/N
Total no. of units 3-7 3 Y
Total no. of buildings N/A 1 N/A
No. units per building N/A 3 N/A
Dwelling Unit Statistics:

Unit Count Unit Size (in SF) No. Bedrooms No. Bathrooms No. Stories Private Open Space (in FT)
3 1,406 – 1,430 SF 3 3 2 30 SF
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Exhibit A: PROJECT LOCATION MAP
Project Site
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Exhibit B: SITE PLAN
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Exhibit C: FLOOR PLAN

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Exhibit D: EXTERIOR ELEVATIONS
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Exhibit E: SITE PHOTOS
Project Site – View looking southwest
Adjacent Alley – Project Site to the left
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Exhibit E: SITE PHOTOS
Fern Avenue – Northeast of Project Site
Northwest of Project Site - Adjacent Multiple-Family
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RESOLUTION NO. PC23-009

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE FILE NO. PUD22-003, A PLANNED UNIT DEVELOPMENT TO

ESTABLISH DEVELOPMENT STANDARDS, DESIGN GUIDELINES, AND

INFRASTRUCTURE REQUIREMENTS FOR PROPERTY LOCATED AT
213 NORTH FERN AVENUE, WITHIN THE LUA-3 (HOLT BOULEVARD) DISTRICT OF THE MU-1 (DOWNTOWN MIXED USE) ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF—APN: 1048-572-06 WHEREAS, HDC Construction, Inc. ("Applicant") has filed an Application for the approval of a Planned Unit Development, File No. PUD22-003, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 0.11-acre of land generally located at the southwest corner of Fern Avenue and a public alley, at 213 North Fern Avenue, within LUA-3 (Holt Boulevard) of the MU-1 (Downtown Mixed Use) zoning district, and is presently vacant; and
WHEREAS, properties surrounding the Project Site are located within LUA-3 (Holt Boulevard) of the MU-1 (Downtown Mixed Use) zoning district. The properties north and west of the Project site are developed with multiple-family dwellings. The property to the east is developed with a parking lot. The property to the south is developed with singlefamily dwellings; and WHEREAS, on April 20, 2022, the Applicant submitted a Planned Unit Development (File No. PUD22-003) in conjunction with Tentative Parcel Map No. 20554 (File No. PMTT22-015), to subdivide the Project site into a single lot for condominium purposes, and a Development Plan (File No. PDEV22-024) to construct 3 attached townhome units at a density of 27.3 dwelling units per acre; and WHEREAS, the Project site is located within the Downtown Mixed Use District of the Policy Plan (general plan). The Policy Plan specifies that the Downtown Mixed Use District is to be implemented through the approval of an Area Plan or Planned Unit Development (“PUD”) prior to the development of properties within the District. In compliance with this requirement, the Applicant has submitted the Fern Townhomes Planned Unit Development (included as Attachment “A” of this Resolution), which is consistent with this vision, and goals and policies of the Policy Plan; and WHEREAS, the specific purpose of the Planned Unit Development is to secure a fuller realization of the Policy Plan than would otherwise result from the strict application of present zoning district regulations, and to promote high standards in urban design; encourage the development of exceptionally high quality, mixed-use, high intensity 2709
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projects, while establishing regulations and standards for uses with unique regulatory and design needs; and, ensure harmonious relationships with surrounding land uses; 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 as the activity is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines; 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 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, 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 February 28, 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. 2710
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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 exempt from the requirements of the California Environmental Quality Act (CEQA) and the guidelines promulgated thereunder, pursuant to Section 15061(b)(3) of the CEQA Guidelines, in that the activity is covered by the “common sense exemption” (also known as the “general rule exemption”) that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA; and (3) 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.

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 2711
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San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending body for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the 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 Planning Commission, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and 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 proposed Planned Unit Development 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 is consistent with Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. Section 1.1, The Ontario Plan Objectives of the Planned Unit Development, describes the manner in which the Planned Unit Development complies with the Policy Plan goals and policies.
(2) The proposed Planned Unit Development, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The Planning Commission has required certain safeguards, and has required certain changes, which have been established to ensure that: [i] the purposes of the Planned Unit Development 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; [iv] the project will be in harmony with the area in which it is located; and [v] the project will be in full conformity with the Vision, City Council Priorities and Policy Plan components of The Ontario Plan.
(3) In the case of an application affecting specific property(ies), the proposed Planned Unit Development, will not adversely affect the harmonious relationship with adjacent properties and land uses. The Planned Unit Development area is situated in Ontario’s downtown and is adjacent to residential and commercial land uses and development. The surrounding development supports the objective of the Planned Unit Development to further commercial and residential mixed-use development. 2712
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The Project will not affect the harmonious relationship with adjacent properties and land use.
(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. In preparing the proposed Planned Unit Development, a thorough review and analysis of the proposed Project and the subject site’s physical suitability for the Project was completed, including analysis of the project size, shape, intensity of development, building height, building setbacks, site access, site landscaping and drainage, fences and walls, vehicle circulation, pedestrian connections, availability of mass transit, necessary street dedication and easements, public right-of-way improvements, availability of utilities and other infrastructure needs, off-street parking and circulation, building orientation and streetscapes, architectural character, building materials and color, and site signage.

Based upon this review and analysis, the subject site has been deemed physically suitable, including but not limited to parcel size, shape, access, and availability of utilities, for the proposed Planned Unit Development and the proposed development. (5) The proposed Planned Unit Development is superior to that which could be obtained through the application of the Development Code or a specific plan. The Planned Unit Development will establish minimum building setbacks, parking and open space requirements, allow on-street parking, and establish a planting palette.

These standards in the Planned Unit Development will facilitate the development of 3 attached single-family dwellings, related parking facilities and private and common open space areas. The proposed Planned Unit Development will allow for subsequent development that is superior to that which could be obtained through the application of the Development Code by itself.

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 2713
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ATTACHMENT A:

File No. PUD22-003
Fern Townhomes Planned Unit Development
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Fern Townhomes Ontario, California
Planned Unit Development
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TABLE OF CONTENTS

1. INTRODUCTION ...............................................................................................5 Figure 1‐1: Project Location Map .................................................................................. 6 Figure 1‐2: Site Plan....................................................................................................... 7

2. OBJECTIVES ......................................................................................................9 The Ontario Plan...................................................................................................................9

2.1 Land Use Element Goals and Policies............................................................................9

2.2 Housing Element Goals and Policies........................................................................... 10

2.3 Community Design Element Goals and Policies.......................................................... 11

2.4 Fern Townhomes Objectives....................................................................................... 12 Figure 2‐1: Downtown Land Use District Map............................................................. 13

3. LAND USE PLAN .............................................................................................15

3.1 Land Use Plan / Allowable Uses................................................................................... 15 Figure 3‐1: Land Use District Map [Exhibit LU‐1 Land Use Plan of TOP].......................15

3.2 Residential Use.............................................................................................................16

3.3 Permitted Uses List.......................................................................................................16

4. DEVELOPMENT REGULATIONS......................................................................18

4.1 Residential Density........................................................................................................18

4.2 Project Density .............................................................................................................18

4.3 Building Height.............................................................................................................18

4.4 Building Setbacks..........................................................................................................19 Table 4‐1: Minimum Building Setbacks....................................................................... 19

4.5 Access...........................................................................................................................20

4.6 Open Space...................................................................................................................20

4.7 Private Space................................................................................................................20

4.8 Common Open Space.................................................................................................. 21

4.9 Site Landscaping ...........................................................................................................21

4.10 Screening....................................................................................................................22 Figure 4‐10: Landscape Planting Legend ..................................................................... 23 2719
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5. PARKING AND CIRCULATION.........................................................................25

5.1 Site Accessibility ...........................................................................................................25

5.2 Vehicle Circulation........................................................................................................25

5.3 Pedestrian Circulation ................................................................................................. 25

5.4 Access to Mass Transit ................................................................................................ 25 Figure 5‐1: Access to Mass Transit Map ...................................................................... 26

5.5 Public Right of Way Improvements............................................................................. 26

5.6 Infrastructure ...............................................................................................................27

5.7 Parking Onsite Parking Requirements...........................................................................27 Table 5‐1: Minimum Parking Requirements ............................................................... 28

6. DESIGN GUIDELINES ......................................................................................30

6.1 Building Orientation and Streetscapes........................................................................ 30

6.2 Architectural Character............................................................................................... 30

6.3 Architectural Details.....................................................................................................30

6.4 Materials and Colors ................................................................................................... 30

6.5 On‐Site Lighting ............................................................................................................31

6.6 Signage .........................................................................................................................31

6.7 On‐Site Improvements .................................................................................................31

7. ADMINISTRATION..........................................................................................33

7.1 Items Not Addressed in PUD....................................................................................... 33

7.2 Development Plan Applications .................................................................................. 33

7.3 Administrative Exceptions........................................................................................... 33 2720
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1. INTRODUCTION
This document is intended to function as a set of planning and design principles, development regulations and performance standards to guide and govern the development of an infill area of approximately 0.11 – acres of land, which is currently vacant, within a developed area. The development is comprised of a single vacant lot surrounded by existing residences. The lot is at the corner of North Fern Avenue (to the East) and West Vesta Street (existing Alley to the North). Access is available through the existing alley known as West Vesta Street (see Figure 1.1 Project Location Map).

The project site is located within The Ontario Plan Downtown Mixed Use Land Use District and the MU‐1 (Downtown Mixed Use) zoning district which requires the establishment of a Planned Unit Development (PUD) prior to development. The Planned Unit Development (PUD) is set forth in the Ontario Development code section 4.01.030 (Planned Unit Development (PUD) and Amendments). Upon approval, this PUD will establish the land use and development standards for this particular project site. The Fern Townhome Planned Unit Development (PUD) will provide development standards unless otherwise defined herein, definitions and interpretations contained in the Development code shall apply.

City staff and private developers shall rely on this PUD to determine whether precise plans for development will be adequate and will meet the City’s land use and design objectives. 2721
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2. OBJECTIVES
The Ontario Plan, which includes the City’s General Plan (Policy Plan), designates the project area as part of the Downtown Mixed Use District (see Figure 2‐1: Downtown Land Use District Map).

The Downtown Mixed Use District designation requires approval of a Planned Unit Development (PUD) to develop the property. Additionally, the designation specifies a residential density range of 25.1‐75 units per acre and a maximum floor area ratio (FAR) of 2.0 for office and retail uses if required.

The Ontario Plan goals and policies furthered by this Planned Unit Development are as follows:

2.1. Land Use Element Goals and Policies
i. LU1 – Balance. 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.
a. LU1‐1 Strategic Growth. We concentrate growth in strategic locationsthat help create place and identity, maximize available and planned infrastructure, and foster the development of transit.
• The PUD supports the goal by providing housing in the downtown core to maximize infrastructure and foster the development of transit. ii. LU2 – Compatibility. Compatibility between a wide range of uses and resultant urban patterns and forms.
a. LU2‐2 Buffers. We require new uses to provide mitigation or buffers between existing uses where potential adverse impacts could occur.

Additional mitigation is required when new uses could negatively impact environmental justice areas.
• The PUD takes into consideration the existing uses on the surrounding properties and provides privacy buffers with decorative masonry walls, landscaping and setbacks.
iii. LU3 – Flexibility. Staff, regulations and processes that support and allow flexible response to conditions and circumstances in order to achieve the Vision. a. LU3‐1 Development Standards. We maintain clear developmentstandards which allow flexibility to achieve our Vision.
• The PUD implements the flexibility anticipated by city development standards.
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2.2. Housing Use Element Goals and Policies
i. H1 – Neighborhoods and Housing. Stable neighborhoods of quality housing, ample community services and public facilities, well‐maintained infrastructure, and public safety that foster a positive sense of identity. a. H1‐4 Historical Preservation. We support the preservation and enhancement of residential structures, properties, street designs, lot configurations, and other reminders of Ontario’s past that are considered to be local historical or cultural resources.
• The PUD is located within the Residential District of Downtown Ontario. The PUD will ensure the architectural enhancements complement the existing historic housing surrounding the project. ii. H2 – Housing Supply and Diversity. Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario. a. H2‐5 Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices and other best practices. • The PUD is located within the Residential District of Downtown Ontario. The PUD will ensure the architectural enhancements complement the existing historic setting of the project location. b. H2‐6 Infill Development. We support the revitalization of neighborhoods through the construction of higher‐density residential developments on underutilized residential and commercial sites.
• The PUD implements higher density residential development within the downtown core to support nearby businesses and assist in area revitalization.
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2.3. Community Design Element Goals and Policies
i. CD1 – Image and Identity. A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses.
a. CD1‐1 City Identity. We take actionsthat are consistent with the City being a leading urban centerin Southern California while recognizing, enhancing, and preserving the character of our existing viable neighborhoods. • The PUD supports the policy goal by incorporating a diverse urban housing type into the downtown core.
b. CD1‐2 Place Types. We establish Place Types in urban, mixed use, and transit-oriented areas to foster the City’s identity as a premier community and require new development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities. • The PUD is located within the Residential District of Downtown Ontario. The PUD will ensure the architectural enhancements complement the existing historic setting of the project location. ii. CD2 – Design Quality. A high level of design quality resulting in neighborhoods, commercial areas, public spaces, parks, and streetscapes that are attractive, safe, functional, human-scale, and distinct.
a. CD2‐1 Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:
• Building volume, massing, and height to provide context-appropriate scale and proportion;
• A true architectural style which is carried out in plan, section and elevation through all aspects of the building and site design and appropriate for its setting; and
• Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.
• The PUD will ensure that architectural features and finishes which convey a particular style will be implemented to complement the existing historic setting of the project location.
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2.4. FernTownhomesObjectives
This Planned Unit Development provides guidelines for development of the project area. The following objectives are intended to provide a general framework for establishing development standards to ensure proper development of the project area.
i. Develop high quality, housing.
ii. Establish appropriate relationships among new residential neighborhoods as well as with adjacent land use.
iii. Provide new housing designed for families with children. iv. Provide area of private and passive open space with each unit to include private balconies and attractive entries.
v. Provide flexible spaces at ground level which can be used as a Home Office or additional living space.
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3. LAND USE PLAN

3.1. Land Use Plan /Allowable Uses
The Project site is located within the Downtown Mixed Use Area Policy Plan (General Plan) land use district, and the MU‐1 (Downtown Mixed‐Use) zoning district, which implements the Downtown Mixed Use area. The MU‐1 zoning district was established to accommodate and intensive mixture of vertical and horizontal retail and office uses at a development intensity of up to 2.0 FAR, and residential uses at a density of 25 to 75 dwelling units per acre. Development projects within the MU‐1 zoning district are intended to maintain a pedestrian friendly atmosphere, while at the same time enhancing the historic character of the area.

Consistent with the intent of the Downtown Mixed Use Area and the MU‐1 zoning district, the project site is designated Multiple Family Residential (MFR) land use designation. Exhibit 3.1 MU‐1 (Mixed Use Downtown) depicts the Planned Unit Development boundary and zoning designation.

Figure 3‐1: MU‐1 (Mixed Use Downtown) District Map
Project Area: Adjacent Uses:

Mixed Use Low‐Medium Density Residential
Medium Density Residential
High Density Residential
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3.2. Residential Use
The project site is envisioned to be developed with three attached housing units.

All units will be two story with two car parking garages below and the living areas on upper/second level. A landscape buffer with trees and a planter is provided along Fern Avenue. Units will be accessed via a new paved walkway. All units will have private balconies.

3.3. Permitted Uses List
The Permitted Land uses within the 213 N. Fern Avenue Planned Unit Development (PUD) are as follows:
i. Multiple family residential dwellings
ii. Motor vehicle parking ancillary to multiple family housing developments iii. Temporary uses as permitted within the residential districts of the City of Ontario Development Code subject to an Administrative Permit.
iv. Other land use compatible with multiple family residential development projects, as determined by the Zoning Administrator.

Uses may be prohibited through rental contracts and agreements as provided by the owner and project management, unless prohibited by Federal, State or local laws.
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4. DEVELOPMENT REGULATIONS

4.1. Residential Density
Residential density shall be 25.1 to 70 dwelling units per acre.

4.2. Project Density
This particular combined infill project site consists of 0.09 acres of land. This zone density will require a minimum of (3) dwellings and a maximum of (7) dwellings.

4.3. Building Height
No structure shall exceed 35 feet in height, except that the maximum height may be exceeded by roof mounted equipment, architectural projections, chimneys, elevator towers, parapet walls and any other roof top structures by up to 10% of the allowed building height. No rooftop equipmentshall be visible from anywhere on the project site, public streets or adjacent properties, and shall be fully screened with appropriate architectural parapet walls or appropriate roof treatments. Roof mounted equipment shall not exceed the height of the structures and appurtenances used to screen the equipment. i. No roof mounted equipment proposed. All HVAC units shall be placed within the attic space of the proposed roof structure, and condenser units shall be ground‐ mounted and properly screened.
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4.4. Building Setbacks
Table 4‐1: Minimum Building Setbacks
Minimum Setbacks: Distance
From North Fern Avenue (East):
■ Building 7 FT
■ Porches, Patio Covers, and Similar Architectural
Projections**
5 FT
From Vesta Street/Alley (North)
■ Building 5 FT
■ Garage Entry 6 FT
From Interior Property Line (South):
■ Building 5 FT
From Rear Property Line (West):
■ Building 5 FT
■ Porches, Patio Covers, and Similar Architectural
Projections**
5 FT
2nd story Architectural Projections and Balconies 3 FT
**No projection may encroach into any necessary easements i. All setbacks shall be measured from the property lines. Placement of buildings,structures, fences, walls, utility facilities, yards etc. will be based on the street’s rights of way and the property line dimensions. Allowable encroachments in yards include (maximum 6’‐0” high) property line fences and gates, landscaping, paving and public utilities.
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4.5. 4.6.

4.7. Access
Project vehicular access is from the northernly alley. Pedestrian access is from Fern Avenue.

Open Space
Open space shall be provided for the passive and the active recreation opportunities within the project site. Two types of open space are required, private and common open space. These open space areas are for the use of the on‐site residents and their guests. Required street setback areas are not counted towards the common open space requirements.

Private Open Space
Private open space shall be provided for each residential unit in order to provide private outdoor areas which can be enjoyed for the exclusive use by the occupant of the residential unit and their guests. Types of areas considered private open space include balconies, decks and patios and enclosed yard areas.

Private open spaces are achieved with second floor balconies in each residential unit and shall have direct access from each residential unit. Residential units shall have a minimum size of private open space pursuant to Section 6.01.010.E (Open Space Requirements for Single‐Family Small Lot Subdivisions, and Multiple‐ Family and Mixed‐Use Development Projects) of the Ontario Development Code.

The space may be provided in multiple areas (e.g. balconies, covered porches, a yard and a patio, etc.), as long as the total area of the spaces meets the minimum private open space requirement of 30 square feet for the unit. The minimum dimension for private open space shall be no less than 5 feet in any direction. Balconies shall be a minimum dimension of 5’‐0” x 6’‐0”. 2736
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4.8. 4.9.

Common Open Space
Common Open Space shall be provided to allow for both passive and active types of recreation, along with the site landscape amenities. Common open space is achieved along the landscape buffer along Fern Avenue. These areas are for use by project residents and their guests. The Project site is located in an urbanized downtown area which provides access to many shared amenities including a public park (Ontario Town Square) within a quarter mile of the site.

Landscaping
Site Landscaping
A conceptual landscape plan shall be submitted with each Development Plan within the 213 N. Fern Avenue PUD area. The plan shall specify all landscape and hardscape elements for the development plan site. Detailed Landscape and Irrigation plans shall be required prior to the issuance of building permits.

The detailed plans shall show location of ground mounted utility boxes and equipment, along with the methods of screening for these items from the public right of way and adjacent residences where possible (see Figure 4‐1: Conceptual Landscape Planting Legend).

The Landscape and irrigation plan shall be designed with water conservation in mind, utilizing “California friendly” species and drought tolerant planting materials. The landscaping and irrigation shall comply with AB 1881, and all other laws and regulations related to planting materials.

Compliance with State and Federal Laws
a. Provide landscaping and an irrigation system, which promotes the conservation of water as required by the Water Conservation in Landscaping Act of 2006 (AB 1881), commencing with the California Government Code Section 65591.
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4.10. Screening
i. General Requirements
a. All roof and ground mounted mechanical equipment shall be screened pursuant to the requirements of the Ontario Development Code. b. Screening shall include plant and building materials compatible with the project design so it is well integrated and hidden within the project area. c. Building and plant materials used for screening shall be compatible with the architectural style and planting palette used on the project area. d. All ground level screening shall comply with the requirements of the Ontario Development Code Section 6.02.030 (Protection of Intersection Visibility).
ii. Fences, Walls, and Hedges
Fences, walls and hedges shall comply with Section 6.02.030 (Protection of Intersection visibility) of the Ontario Development Code, Engineering Department corner sight distance standards, and all other applicable city standards. Fences and wall shall be made of decorative materials that are compatible with, or enhance the overall architectural character of the project. All fences, walls and hedges shall be in scale with the development, and shall be used for screening, site enhancement, and creating a safer living environment for residents and their guests. All decorative walls, monuments, and/or other similar features, shall not encroach in to the public street right of way.
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5. PARKING AND CIRCULATION

5.1. Site Accessibility
The site shall be designed to promote safety for residents by only allowing limited vehicular and pedestrian access into and across the site. This can be achieved through building orientation and placement, and use of proper fences and gates to limit access to residents and their guests.

5.2. Vehicle Circulation
The project site shall be designed with parking access to the individual garages from alley, and shall provide all guest parking outside of development (on or off site) to ensure accessibility. Location of drive aisles and entries shall be approved ty the City Engineer. Vehicular circulation shall be designed in a way that promotes pedestrian safety and proper access to the parking garage areas.

5.3. Pedestrian Circulation
Site design must provide for safe pedestrian circulation across the project site by separating the pedestrian areas from the vehicular access. This includes, but is not limited to, accessibility from the parking motor court to garages area to unit entries, site amenities, and perimeter sidewalk areas. Fencing and gates may be used to limit public access to resident‐only areas.

5.4. Access to Mass Transit
Proposed Development Project within the PUD area should encourage the use of the existing bus stops by providing pedestrian connections to westbound line [Omnitrans 61] with a bus stop located on the northwest corner of Holt Boulevard and Vine Avenue (see Figure 5‐1: Access to Mass Transit). 2741
PUD ------ Fern Townhomes - 213 N. Fern Avenue PUD ‐ (Ordinance Page | 26 Figure 5‐1: Access to Mass Transit

5.5. Public Right‐of‐Way Improvements
i. The public right‐of‐way shall be improved with each proposed development. The public right‐of‐way improvements required are to include, but are not limited to the following: street pavement, curb & gutter, parkway landscaping, parkway irrigation, public sidewalk, traffic signing, striping and fiber optic infrastructure.

The extent of the required improvements shall be determined for each development plan. At a minimum the improvements shall incorporate all items along the street frontages of the properties to be developed with proper transitioning if the entire block frontage is not being installed with a particular development. Improvements along the street frontage for the entire block may be required at the time of development plan review.
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5.6. Infrastructure
Water service will be provided from the existing water infrastructure in Fern Avenue, and sewer connections will be made to the existing sewer infrastructure in the alley. A dry well, as storm water detention, will be constructed on site for on‐site storm water drainage and storm water runoff. The drywell shall be maintained by the property owner. In addition, there is a master‐planned storm drain fronting the property based on the City's Master Plan of drainage.

5.7. Parking Requirements
i. On‐Site Parking Requirements
The number of parking spaces provided is based on the number of bedrooms contained within each of the dwelling units proposed, and is subject to the following requirements.
a. All required resident parking spaces shall be provided on‐site, except fractional spaces may be provided off‐site;
b. Resident parking shall be provided in 2 car enclosed garages. c. Each dwelling unit isintended for occupancy by one family only, regardless of bedroom size (s) provided in a particular unit. Parking for dwellingsshall be provided on‐site, pursuant to the requirements of Table 5‐1: Minimum Parking Requirements below, except that guest parking may be provided on‐street, pursuant to Section 5.7.ii (On‐Street Parking) of this Planned Unit Development (PUD).
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PUD ------ Fern Townhomes - 213 N. Fern Avenue PUD ‐ (Ordinance Page | 28 Table 5‐1: Minimum Parking Requirements
Use Parking Spaces Required
Multiple‐Family Dwellings:
• One‐Bedroom Unit 1.75 parking spaces per unit (at least one space shall be in a garage or carport)
• Two or more Bedroom Unit 2.0 parking spaces per unit (at least one space shall be in a garage or carport)
Guest Parking 1 Space per 5 dwellings
ii. On‐street Parking Requirements
On‐street parking may be utilized to satisfy guest parking requirements, subject to the following conditions:
a. On‐street parking may be used to satisfy guest parking requirements only, and shall not be used for required resident parking.
b. On‐street parking shall only be counted along the public streets surrounding the projectsite, on the side of the street adjoining the project, excluding the alley to the north of the site (West Vesta Street). c. On‐street parallel parking spaces shall be calculated by the length of unobstructed curb adjacent to the project site.
iii. Parking Standards
All parking space size and location requirements shall conform to the standards set forth in Section 6.03.045 (Off‐Street Parking Standards) of the Ontario Development Code.
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6. DESIGN GUIDELINES

6.1. 6.2.

6.3. 6.4.

Building Orientation and Streetscapes
Building orientation shall be designed to minimize noise impacts, aide in providing site safety, create proper accessibility to unit entries and parking garage areas.

Maximize views from each of the residential units. Design should be done in a way to maximize each unit’s ability to provide private and open space while prioritizing privacy for all tenants.

Architectural Character
The PUD Architectural style and design is a modern interpretation of the “Mediterranean” style. The design will provide gabled roofs, with clay tile eaves. lower roof pitch (3:12), rough sawn beams, and a roof well for mechanical equipment. The unit with street frontage will have a covered porch. The garage doors will have beam accents in the overhang above.

Architectural Details
The new building designed for this PUD, shall be consistent in design and detail with style throughout the project. Architectural details should complement and enhance openings and accentuate overall design of the buildings. Detailing can be achieved through the use of multi planes and recessed materials to create interesting exterior elevations.

Materials and Color
Materials and color scheme shall be compatible with, and complementary to the overall style of the development project. New Multiplex on the site will utilize light colors, pop outs and recesses to break up the building planes. Dark colored doors, trim, window casings, and sills will define openings and entries with black wrought iron accents at doors, eaves, gates and balconies. All colors shall be complementary to the architectural style and utilize primarily earth tones.

Materials specified will be a combination of smooth troweled stucco plaster and rough sawn exposed wood beams. A Mediterranean architectural style clay tile roof shall be used for the roof covering.
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6.5. On‐Site Lighting
i. Decorative light fixtures attached to the buildings shall be compatible with the architectural style of the buildings, shall be provided for this development. ii. All other on‐site lighting shall meet development standard of the Ontario Development Code.

6.6. Signage
Signs within the project area shall comply with the Division 8.01 (Sign Regulations) of the Ontario Development code.

6.7. Off Site Improvements
All off‐site improvements shall be installed in accordance with the City standards, and to the satisfaction of the City Engineering department. 2747
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7. ADMINISTRATION

7.1. Items Not Addressed in PUD
Any terms, requirements, or regulations not addressed within this PLANNED UNIT DEVELOPMENT document shall be governed by the City of Ontario Development Code, the regulations of the General Mixed Use zones and City Standards.

7.2. Development Applications
Development Plan approval, pursuant to the requirements of Ontario Development Code Section 4.02.025 (Development Plans), shall be required for the physical alteration of a lot, the construction of a building, or the addition or significant alteration of an existing building. A Development Plan application shall be submitted to the Planning Department on a City application form pursuant to the requirements of Ontario Development Code Division 2.02 (Application Filing and Processing), commencing with Subsection B (Discretionary Permits and Actions) of Section 2.02.015 (Application Processing Procedures).

7.3. Administrative Exceptions
Deviation from the development standards set forth in this document may be granted up to a maximum of 10 percent by the Zoning Administrator. Any deviation that is greater than 10 percent shall require variance approval. 2749
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Fern Townhomes Ontario, California
Planned Unit Development
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