Agenda packet — Ontario City Council, May 16, 2023 (part 2 of 5)

As such, the objective of the parking study is to determine the adequacy of parking for the proposed project within the study area assuming a full 100% tenant occupancy scenario by examining the availability of street parking to accommodate the parki ng deficiency. This will be accomplished by obtaining observed parking demand surveys at the study area and subtracting the total number of parking spac es deficient per PUD-22-005 (i.e. 38 parking spaces) from the minimum number of parking spaces provided.

Exhibit A shows the aerial of the parking st udy area. Exhibit B shows the proposed site plan.

B. Study Area
The study area was divided into eleven (11) parking zones. The parking zones identify the parking areas located within 300 feet of the proposed proj ect site. The hourly parking demand was collected within each parking z one. Exhibit A identifies the eleven (11) parking zones and observed peak parking demand per zone area. Table 2 also identifies the parking zones and its respective location.

Please note that Parking Zones 2, 6, and 7 ha ve restricted parking conditions. For Parking Zone 2, Vehicles are only allowed to parking for a duration of 2 hours from 9 AM to 5 PM, and are not allowed to park at any time from 2 AM to 6 PM. For Parking Zones 6 and 7, no parking is allowed from 2 AM to 6 PM.

It is also important to note that while the surface lot parking (i.e. Parking Zone 11) is a part of the study area, the 162 parking spaces from the surface lot are not included in the total parking inventory for the purposes of this study. These parking spaces are on-site parking spaces provided for resident use as part of the project, as shown in Exhibit B. Parking Zone 11 was considered only to account for the tota l parking demand due to vehicles found to be parking on the surface lot. Because the study assumes 100% tenant occupancy, these non-resident vehicles would be parking along local streets, which would thereby decrease the total available on-street parking spaces.

C. Parking Requirements
Per PUD-22-005, a parking rate of 1 parking space per be droom for residents and an additional 0.20 parking space per dwelling unit for guests for multi-family residential use, 748

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and 1 parking space per 250 square feet (SF) for commercial and retail use was applied to the project to quantify the parking requirement. The parking requirem ent is provided in Table 1.

As identified in Table 1, the proposed projec t requires a total of 200 parking spaces per PUD-22-05. Since the project only provides a total of 162 parking spaces, there is a parking deficiency of 38 parking spaces per PUD- 22-05. These findings are consistent with Comment 11.0 of the Land Development Division Project Review Comments, dated August 1, 2022.

Due to the parking deficiency on site, observ ed parking surveys have been obtained to determine if an adequate number of street parking spaces are provided to serve the proposed project assuming a 100% tenant occupancy scenario.

D. Project Access Driveways
As illustrated in Exhibit B, project access is provided along East E Street (i.e. Parking Zone 4) and the existing driveways along Lemon Avenue (i.e. Parking Zone 5) will be removed.

The change in project access driveways would provide an increase of 7 parking spaces from the current parking inventory of 9 parking spaces to a total of 16 on-street parking spaces at Parking Zone 5 and a decrease of 5 parking spaces from the current parking inventory of 9 parking spaces to a total of 4 parking spaces. Thus, the total existing on-street parking inventory of 89 parking spaces would have a ne t increase of 2 parking spaces for a total proposed on-street parking inventory of 91 parking spaces.

The existing and proposed parking inventory are provided in Table 2.

E. Observed Parking Survey Results With Project Conditions Due to the calculated deficiency of parking spaces per PUD-22-005, RK has been requested to prepare an observed parking analysis to determine whether adequate parking is available to accommodate the proposed use within the study area.

To more accurately determine the parking requir ed for the existing site and land use mix, RK obtained parking surveys of the site on the following days at one-hour intervals:
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 Thursday, September 8, 2022, 8:00 AM – 8:00 PM
 Friday, September 9, 2022, 8:00 AM – 8:00 PM
 Saturday, September 10, 2022, 8:00 AM – 8:00 PM
Hourly parking counts were collected onsite fr om 8:00 AM to 8:00 PM. As a result, a total of 36 hours of data was collected at the site. The survey hours cover the operating hours of the proposed commercial and retail use, whic h is expected to operate from 8:00 AM to 8:00 PM, and the operating hours of the local commercial uses nearby since the proposed project is expected to share street parking with the nearby stores. Hence, the observed time frame captures the study area’s peak parking demand.

The parking survey was conducted during typical weekday and weekend business operations and during clear weather conditions. The parking counts were conducted by an independent third party (Counts Unlimited, Inc.). The number of parked cars within the study area was determined on an hourly basis.

Table 3, 4, and 5 provide the observed parki ng demand and the total remaining parking spaces available for the Thursday, Friday, and Saturday surveys, respectively.

As shown in Table 3, 4, and 5 based on ac tual observed parking demand counts at the site:
 Table 3 : The observed peak parking demand on Thursday, September 8, 2022, occurred at 4:00 PM when a total of 43 ve hicles were parked. Since the total on- street parking inventory is 91 parking s paces and the project requires 38 parking spaces per PUD-22-005, a total of 10 remain ing parking spaces are available during the peak demand time on Thursday. This was the maximum observed parking demand for the site.
 Table 4 : The observed peak parking dema nd on Friday, September 9, 2022, occurred at 4:00 PM when a total of 37 ve hicles were parked. Since the total on- street parking inventory is 91 parking s paces and the project requires 38 parking spaces per PUD-22-005, a total of 16 remain ing parking spaces are available during the peak demand time on Friday.
 Table 5 : The observed peak parking demand on Saturday, September 10, 2022, occurred at 12:00 PM when a total of 33 ve hicles were parked. Since the total on- street parking inventory is 91 parking s paces and the project requires 38 parking 750

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spaces per PUD-22-005, a tota l of 20 parking spaces are available during the peak demand time on Friday.

Table 6 summarizes the peak observed parkin g demands with a 100% tenant occupancy and the total available parking spaces remaining with the project are considered.

Based on the results of th e observed parking surveys and assuming a 100% full- tenant occupancy scenario, the project ha s enough parking spaces available to support the proposed project during weekday and weekend conditions.

F. Recommendations
Based on the parking evaluation and review of the proposed 414 & 440 Euclid Avenue Mixed Use Project, the following recommen dations are provided to ensure adequate parking is continuously provided onsite:

1. The project should continue to monitor on-site parking ac tivity as new tenants are introduced to ensure adequate parking is being provided for all users.

2. Because the project provides sufficient on-s ite parking for resident-use, no residents are expected to park along the frontage of the retail stores nearby, and therefore would not occupy these parking spaces from customers for long durations of time.

Thus, no changes to existing parking restri ctions at Parking Zones 2, 6, and 7 are required.

G. Conclusions
RK Engineering Group, Inc. has completed this observed parking demand study for the proposed 414 & 440 Euclid Avenue Mixed Use project. Because the project has a parking deficiency of 38 par king spaces per PUD-22-005, an observed parking analysis was completed to determine if the site has en ough on-street parking spaces available to accommodate the proposed project under a 100% full-tenant occupancy scenario. This was accomplished by obtaining 36 hours of parking surveys at the site.

Based upon the three (3) ob served parking surveys and assuming a 100% full- tenant occupancy scenario, the 91 on-street parking spaces are sufficient to accommodate the proposed project during peak parking demand times. 751

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RK Engineering Group, Inc. apprecia tes this opportunity to assist with this project. If you have any questions regarding this study, please do not hesitate to contact us at (949) 474- 0809.

Sincerely,

RK ENGINEERING GROUP, INC.

Rogier Goedecke Nhi Ly, EIT
P r e s i d e n t E n g i n e e r I

Attachments

RK17633.3
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Exhibits

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754
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Tables

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Use Size Units Parking Requirement Number of
Spaces Required
162 Bedrooms 1 space per bedroom 162
108 Dwelling Units 0.20 parking spaces per dwelling unit 22 Commercial/Retail 4,040 Square Feet 1 space per 250 SF of GFA 16 200
162
-38
414 & 440 Euclid Avenue Mixed Use Residential Project
Table 1
Parking Requirements
Number of Parking Spaces Required per Code
Number of Parking Spaces Provided On-Site
Number of Parking Spaces Deficient per Code1
Multi-Family Residential
PUD22-005,PMT22-019, PDEV22-031,and PHP22-010

D-BLOCK PROJECT
1 The project has a total of 38 parking spaces deficient per PUD-22-05. Since the project provides a total of 162 on-site parking spaces, the residents will have exclusive access to the parking spaces provided on-site. The remaining 38 parking spaces are required for guest and retail parking. A parking management plan is provided for the guest and retail parking requirements.

RK17633TB
JN:3004-2022-02 757
Parking Zone Location Existing Parking
Inventory
Proposed Parking
Inventory1
1 North Euclid Ave. b/w E St. & D St. West Side 12 --
2 North Euclid Ave. b/w E St. & D St. East Side 6- -
3 E St. b/w Euclid Ave. & Lemon Ave. Along Westbound lanes 7- - 4 E St. b/w Euclid Ave. & Lemon Ave. Along Eastbound lanes 94 5 Lemon Ave. b/w E St. and D St. Along Southbound lanes 91 6 6 Euclid Ave. b/w E St. and D St. Along Northbound lanes 10 -- 7 D St. b/w Euclid Ave. & Lemon Ave. Along Westbound lanes 6 -- 8 D St. b/w Euclid Ave. & Lemon Ave. Along Eastbound lanes 2 -- 9 South Euclid Ave. b/w E St. & D St. West Side 14 --
10 South Euclid Ave. b/w E St. & D St. East Side 14 --
11 Surface Parking Lot On Project Site 162 --
251 253
89 91
1 -- = No changes in parking inventory from existing parking inventory.

Table 2
Existing and Proposed Parking Inventory
Total Parking Inventory
Total On-Street Parking Inventory
414 & 440 Euclid Avenue Mixed-Use Residential Project
RK17633TB
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Parking Zone3 3 89 1 0 117
TIME Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Total Observed
Parking Demand
Total Existing Parking
Spaces Available
Adjusted Total Parking
Spaces Available by 2
Parking Spaces 8
8:00 AM 0 1 2 061618 318 1 5 0 1 0 06020 1 4 0 1 4 1 48 5 8 7 9:00 AM 0 1 2 060709 409 1 6 0 1 0 0602771 1 3 6 14 75 77 10:00 AM 0 1 2 331609 409 1 6 0 1 0 0602 1 1 386 7 30 59 61 11:00 AM 0 1 2 240709 409 1 6 0 1 0 1502 1 2 277 4 26 63 65 12:00 PM 0 1 2 060709 409 1 6 0 1 0 06027759 5 17 72 74 1:00 PM 0 1 2 150709 409 1 6 0 1 0 0602 1 0 477 3 21 68 70 2:00 PM 0 1 2 241609 409 1 6 0 1 0 06028659 4 20 69 71
3:00 PM 1 1 1 151609 409 1 6 0 1 0 0602 1 3 177 6 29 60 62 4:00 PM 2 1 0 151609 409 1 6 0 1 0 0602 1 3 195 1 7 43 46 48 5:00 PM 2 1 0 152518 309 1 6 0 1 0 06028695 1 8 41 48 50 6:00 PM 2 1 0 332509 409 1 6 0 1 0 06028659 2 22 67 69
7:00 PM 2 1 0 331609 409 1 6 0 1 0 0602772 1 2 1 16 73 75 8:00 PM 1 1 1 241609 409 1 6 0 1 0 0602682 1 2 2 14 75 77 48 38
10 1 The parking counts were obtained by Counts Unlimited, Inc. a third party data collection company during typical weather conditions and operations. 2 Peak parking demand is denoted in yellow.
3 Please see Exhibit A for location of parking zones.
4 Restricted Parking Zone Condition: Vehicles are only allowed to park for a duration of 2 hours from 9 AM to 5 PM. 5 Restricted Parking Zone Condition: No parking is allowed from 2 AM to 6 PM. 8 2 parking spaces were added in the Adjusted Total Parking Spaces Available due to the increase in parking supply in Parking Zone 5 from 9 parking spaces to 16 parking spaces and the decrease in parking supply in Parking Zone 4 from 9 parking spaces to 4 parking spaces. 6 The proposed project plans to provide driveway access along East E Street (i.e. Parking Zone 4) and remove the existing driveway access along Lemon Avenue (i.e. Parking Zone 5). As such, the parking inventory would increase to 16 parking spaces at Parking Zone 5 and decrease to 4 parking spaces at Parking Zone 4 for a net increase of total parking inventory by 2 parking spaces. 24,51 46 ALL OFF-SITE PARKING ZONES
(1-10)
7 The 162 parking spaces from the surface lot parking (i.e. Parking Zone 11) is not included in the total supply inventory to accurately quantify total off-site parking; but because vehicles have been found to be currently parking on the surface lot, these vehicles have been taken account for in the total parking demand.

Because the study assumes 100% tenant occupancy, these non-resident vehicles would park along local streets, which would thereby decrease the total available on-street parking spaces.

Minimum Number of Parking Spaces Available
Total Number of Available Parking Spaces Needed per PUD-22-05 (See Table 1) Number of Parking Spaces Available at Peak Parking Demand Time (Minimum Parking Spaces Available - 38 Parking Spaces)
Table 3
414 & 440 Euclid Avenue Mixed-Use Residential Project
OBSERVED PARKING DEMAND1,2
Thursday September 8, 2022
64 7456
RK17633TB
JN:3004-2022-02
759
Parking Zone3 3 89 1 0 117
TIME Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Total Observed
Parking Demand
Total Existing Parking
Spaces Available
Adjusted Total Parking
Spaces Available by 2
Parking Spaces 8
8:00 AM 0 1 2 060709 409 1 6 1906021 1 3 0 1 4 1 38 6 8 8 9:00 AM 0 1 2 060709 418 1 5 4606023 1 1 0 1 4 6 14 75 77 10:00 AM 0 1 2 060709 409 1 6 280602 1 0 41 1 3 5 18 71 73 11:00 AM 0 1 2 060709 427 1 4 370611 1 0 495 6 31 58 60 12:00 PM 1 1 1 240709 409 1 6 191502 1 1 377 3 26 63 65 1:00 PM 0 1 2 330709 409 1 6 0 1 0 0602 1 0 468 6 25 64 66 2:00 PM 2 1 0 331609 409 1 6 280602 1 2 286 5 33 56 58
3:00 PM 1 1 1 511618 309 1 6 1906028677 8 32 57 59
4:00 PM 1 1 1 331609 409 1 6 371502 1 3 195 6 37 52 54
5:00 PM 1 1 1 241609 409 1 6 371502 1 1 3 1 0 4 3 32 57 59 6:00 PM 1 1 1 151609 409 1 6 191502 1 2 2 1 0 4 1 28 61 63 7:00 PM 39331609 409 1 6 191502 1 4 0 1 0 4 2 35 54 56
8:00 PM 57151609 409 1 6 0 1 0 1502 1 4 095 1 32 57 59
54 38
16 1 The parking counts were obtained by Counts Unlimited, Inc. a third party data collection company during typical weather conditions and operations. 2 Peak parking demand is denoted in yellow.
3 Please see Exhibit A for location of parking zones.
4 Restricted Parking Zone Condition: Vehicles are only allowed to park for a duration of 2 hours from 9 AM to 5 PM. 5 Restricted Parking Zone Condition: No parking is allowed from 2 AM to 6 PM. 8 2 parking spaces were added in the Adjusted Total Parking Spaces Available due to the increase in parking supply in Parking Zone 5 from 9 parking spaces to 16 parking spaces and the decrease in parking supply in Parking Zone 4 from 9 parking spaces to 4 parking spaces. 7 The 162 parking spaces from the surface lot parking (i.e. Parking Zone 11) is not included in the total supply inventory to accurately quantify total off-site parking; but because vehicles have been found to be currently parking on the surface lot, these vehicles have been taken account for in the total parking demand.

Because the study assumes 100% tenant occupancy, these non-resident vehicles would park along local streets, which would thereby decrease the total available on-street parking spaces.

Minimum Number of Parking Spaces Available
Total Number of Available Parking Spaces Needed per PUD-22-05 (See Table 1) Number of Parking Spaces Available at Peak Parking Demand Time (Minimum Parking Spaces Available - 38 Parking Spaces)
6 The proposed project plans to provide driveway access along East E Street (i.e. Parking Zone 4) and remove the existing driveway access along Lemon Avenue (i.e. Parking Zone 5). As such, the parking inventory would increase to 16 parking spaces at Parking Zone 5 and decrease to 4 parking spaces at Parking Zone 4 for a net incr parking inventory by 2 parking spaces.
46 Table 4
414 & 440 Euclid Avenue Mixed-Use Residential Project
OBSERVED PARKING DEMAND1,2
Friday September 9, 2022
1 24,5 56 64 74 ALL OFF-SITE PARKING ZONES
(1-10)
RK17633TB
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760
Parking Zone3 3 89 1 0 117
TIME Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available
Proposed
Spaces
Available
Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Spaces
Available Demand Total Observed
Parking Demand
Total Existing Parking
Spaces Available
Adjusted Total Parking
Spaces Available by 2
Parking Spaces 8
8:00 AM 0 1 2 061618 309 1 6 4606021 1 3 0 1 4 1 88 1 8 3 9:00 AM 1 1 1 061618 327 1 4 190602861 1 3 3 18 71 73
10:00 AM 1 1 1 152518 309 1 6 370602 1 0 42 1 2 2 22 67 69 11:00 AM 1 1 1 331627 218 1 5 2806029568 6 31 58 60
12:00 PM 1 1 1 331618 309 1 6 190602 1 0 486 8 33 56 58 1:00 PM 2 1 0 331618 309 1 6 280602 1 2 268 5 32 57 59
2:00 PM 1 1 1 152509 409 1 6 190602773 1 1 2 17 72 74
3:00 PM 2 1 0 422509 409 1 6 190602 1 2 259 4 30 59 61
4:00 PM 2 1 0 422509 409 1 6 0 1 0 0602954 1 0 7 28 61 63 5:00 PM 2 1 0 422509 409 1 6 0 1 0 0602 1 0 459 2 25 64 66 6:00 PM 2 1 0 242509 409 1 6 0 1 0 06029559 1 21 68 70
7:00 PM 2 1 0 422509 409 1 6 0 1 0 0602 1 1 368 1 26 63 65 8:00 PM 57152509 409 1 6 0 1 0 0602 1 2 2 1 0 4 2 32 57 59 58 38
20 1 The parking counts were obtained by Counts Unlimited, Inc. a third party data collection company during typical weather conditions and operations. 2 Peak parking demand is denoted in yellow.
3 Please see Exhibit A for location of parking zones.
4 Restricted Parking Zone Condition: Vehicles are only allowed to park for a duration of 2 hours from 9 AM to 5 PM. 5 Restricted Parking Zone Condition: No parking is allowed from 2 AM to 6 PM. 8 2 parking spaces were added in the Adjusted Total Parking Spaces Available due to the increase in parking supply in Parking Zone 5 from 9 parking spaces to 16 parking spaces and the decrease in parking supply in Parking Zone 4 from 9 parking spaces to 4 parking spaces. 7 The 162 parking spaces from the surface lot parking (i.e. Parking Zone 11) is not included in the total supply inventory to accurately quantify total off-site parking; but because vehicles have been found to be currently parking on the surface lot, these vehicles have been taken account for in the total parking demand.

Because the study assumes 100% tenant occupancy, these non-resident vehicles would park along local streets, which would thereby decrease the total available on-street parking spaces.

OBSERVED PARKING DEMAND SUMMARY
38 Number of Parking
Spaces Available w/ Project
(Minimum Parking Spaces Available
- 38 Parking Spaces)
RK17633TB
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762

Appendices
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Appendix A

Land Development Division Project Review

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

LAND DEVELOPMENT DIVISION

PROJECT REVIEW COMMENTS

Date: August 1, 2022

File Nos: PUD22-005, PMTT22-019, PDEV22-031, and PHP22-010

Project Description: A Planned Unit Development to establish development standards , a Tentative Tract Map to create one lot, and Development Plan in conjunction with a Certificate of Appropriateness to construct a 123,653 square foot mixed -use development consisting of 109 residential dwelling units and a pproximately 4,000 square f eet of ground floor commercial, 4 stories in height on 2.37-acres of land within the LUA-1 (Euclid Avenue Entertainment District) of the MU-1 (Downtown Mixed Use) zoning district located at the (APN(s): 1048-363-02,1048-363-03, 1048- 363-04, 1048-363-05); submitted by Ontario Place D Block. LLC.

Prepared By: Diane Ayala, Senior Planner
Phone: 909.395.2428 (direct)
Email: [email protected]

DETERMINATION:

☐ No comment, as the proposed project adequately addresses the Planning Department’s concerns. A Development Advisory Board Report, containing conditions of approval from the Planning Department, will be prepared.

☒ The proposed project does not adequately address the Planning Department's concerns and revised plans are required. Please respond to the comments listed below.

The Planning Department — Land Development Section — review comments applicable to the above-described Project , are listed below. The Project shall address each comment or necessary correction listed below:

1.0 Application Completeness.

1.1 The application has been found to be incomplete for processing. Non-conformities with the City's Development Code /Proposed PUD must be addressed and/or additional information must be submitted pursuant to items, below.

Further processing cannot begin until the non -conformities w ith the City's Development Code /Proposed PUD are corrected and/or additional information is submitted.

Addressing identified design issues at this time is not requisite to finding your application complete; however, failure to fully address the identified concerns may result in delays in the processing of your application.

2.0 Zoning- Planned Unit Development (PUD).
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2.1 MU-1 zoning district requires approval of a PUD, File No. PUD22-005, which is being reviewed and processed concurrently with the proposed map, development plan and certificate of appropriateness. Project will be contingent on City Council approval of the PUD. See attached redlined comments/corrections in attached document.

3.0 Parcelization.

3.1 The development of the proposed subdivision, File No. PMTT22-019, to consolidate four parcels of land into one lot requires Development Advisory Board and Planning Commission approval. Confirm that the map should be a tentative tract map rather tha n a parcel map since 4 parcels are being consolidated into a single lot. See Section 6.08.010, Maps, of the Ontario Development Code.

4.0 Building Intensities.

4.1 The project site is located within the MU-1 zoning district, which allows for a maximum Floor Area Ratio (FAR) of 2.0 and a density range of 25 to 75 DU/Ac . The Project FAR is

1.19 and density is 46 DU/Ac , which meets the maximum FAR and density allowed in the MU-1 zoning district.

5.0 Floor Plans.

5.1 Provide an exhibit for each residential floor plan (typical) proposed and include the number of bedrooms and bathrooms, and the patio or deck area.

6.0 Setback and Separations.

6.1 Label building setbacks at follows locations:

(a) All ground floor recessed areas, including entries, along D Street and Euclid Avenue.
(b) All projections into the ROW, including balconies.

6.2 Increase setback from D Street from 0 to 3 ft by reducing drive aisle from 27 ft to 24 ft. Pathways will require realignment. This will contribute to a more desirable walkable street while providing additional privacy for residential units.

6.3 Parking stall setbacks from building and street(s) need to be specified in the PUD.

Consider reducing the E Street sidewalk to 4 FT in and increasing landscape area providing space for landscape screening of on-site utilities.

6.4 Along Euclid Avenue at the most nor thern area of the project site, there appears to be access to the side of the building from the existing gas station. The proposed wall may be placed 2 feet from property line.

7.0 Building Height.

6.1 Building height at top of roof range from 45 Ft to 46 ft 6 in, however building projections are not labeled. Label roof projections on the plans.

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8.0 Gates, Walls and Fences.

8.1 Provide a wall plan. Indicate materials, colors, and height of proposed walls/fences and gates. I nclude a cross -section of walls/fences indicating adjacent grades. Walls shall be designed as an integral part of the architecture for the development. Decorative tubular steel fencing with decorative pilasters are encouraged at certain locations including the north and east property lines. The north fence shall be a decorative wall and may be used to provide a wall sign to mark the apartment complex. Art Deco inspired designs are encouraged. Stucco walls with no decorative elements shall be avoided.

8.2 Long expanses of fence or wall (50 or more FT in length) adjacent to a public right- of-way shall have offset areas (decorative pilasters or a jog in the wall) along its length and shall be architecturally designed to prevent monotony. Pilasters should be l ocated at 90 -degree corners and at pedestrian gate locations.

8.3 The height of a wall or fence shall be measured on the exterior side, at the highest point of the natural ground or finished grade at the base of the fence or wall to the top of the fence or wall above the same base point.

8.4 For gated sites, sufficient area shall be provided in front (exterior side) of vehicular access gates, to allow stacking of at least one tractor/trailer outside of the public street right -of- way. If the area cannot be provided, gates shall be removed.

9.0 Refuse Storage (Trash Enclosures).

9.1 All refuse shall be stored in an appropriate container. Furthermore, all refuse containers shall be stored within a City -approved enclosure, which shall be designed so as to be consistent with the building architecture on the project site.

9.2 The number of enclosures, and their precise locations, dimensions, and design shall be provided consistent with the Solid Waste Department Refuse and Recycling Planning Manual (the manual may be obtain on line at http://www.ontarioca.gov/sites/default/files/Ontario- Files/Municipal-Utilities-Company/planning_manual-2016_update.pdf).

9.3 Within commercial and mixed-use zoning districts, trash enclosures and room shall meet minimum City standards, and be fully intergraded into the architectural design of building.

9.4 Signs clearly identifying all recycling and refuse collection areas, and the materials accepted for recycling shall be posted adjacent to all points of access to each trash enclosure.

9.5 Identify bin pick up staging area on site plan/SWHP. The proposed staging area appears to be located on the ADA parking stall which is not allowed.

9.6 Refer to Integrated Waste Correction/comment letter for specific requirements.

10.0 Landscape/Hardscape.

10.1 See Planning - Landscape Division comments (attached) and coordinate the following comments.

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10.2 Ground floor recessed commercial entries and through the ADA pedestrian pathway shall be finished with decorative paving.

10.3 The entirety of the project site (excluding areas devoted to building area, paving, and/or outdoor loading and storage areas that are screened from public view), including street parkway and median areas that abut the project site, shall be fully landscaped, provided with an underground automatic irrigation system, and continuously maintained.

10.4 Above landscape planters as seen on architectural plans are not consistent with the proposed landscape groundcovers shown on the landscape plans. Building setback areas should landscaped to soften the building edge to sidewalk to create a more walkable and pedestrian friendly scale along D Street.

10.5 A landscape and irrigation construction documentation plan shall be submitted for review and approval by the Approving Authority prior to bu ilding permit issuance, pursuant to Development Code Section 6.05.015.B (Landscape and Irrigation Construction Documentation Plans).

10.6 Landscaping and irrigation plans shall be submitted to the Planning Department; Landscape Planning Section, in conjunction with construction plans. These plans shall be approved prior to issuance of building permits.

10.7 Throughout parking lots , tree wells, tree diamonds or center planter strips shall be provided to facilitate the planting of shade trees at the minimum rate of one tree for each 4 parking spaces. Tree wells shall be a minimum of 5 FT in width and 5 FT in length (exclusive of curbs).

10.8 Landscaped areas shall be delineated with a 6 -inch wide concrete curb, except where a landscape area is parallel and adjacent to a parking stall, the curb shall be a minimum of 12-inches wide, to provide a step area for persons entering or exiting motor vehicles.

11.0 Off-Street Parking and Circulation.

11.1 The project shall maintain a minimum of 162 assigned off-street parking spaces for residential purposes (1 parking space per bedroom) . A total of 162 parking spaces have been provided. However, the location of required residential visitor and commercial parking spaces have not been adequately shown on plans or explained. Proposed commercial/retail is 4,040 SF and requires 16 parking spaces (1 parking space per 250 SF) and guest parking space requirement is 22 parking spaces (0.20 parking spaces per dwelling unit) for a total of 38 off-site parking spaces.

Submit a parking management/strategy plan for development explaining how required parking off and on site will be managed and maintained. Parking manageme nt/strategy plan shall demonstrate the following:

(a) Discuss how the parking for project will not result in adverse impacts to surrounding residential neighborhood, specifically the neighborhood to the east.

(b) Assignment of on -site parking for residential units, including assignment of tandem parking spaces.

(c) If street parking is expected to supply the demand, then provide exhibits and label plans demonstrating adequate off-street parking surrounding the project area. Identify 768
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street parking limitations/restrictions, if any. On street, curb adjacent parking spaces (9 feet wide by 24 ft in length) should be labeled on plan/exhibit.

(d) If public parking structure or surface parking lot is expected to supply demand, then discuss/explain the number of spaces available, including peak hours of demand, and restrictions (no overnight) and how the project will utilize public parking through a use agreement. Coordinate agreement with Economic Development and the Planning departments.

11.2 Show EV parking stall and equipment locations on plans.

11.3 The minimum dimensions for unenclosed parking spaces is 9 FT wide by 18 FT long.

The parking space length may be reduced by up to 2 FT, provide 2 additional feet is added to the adjacent sidewalk and/or landscape area containing the parking overhang area. Parking spaces that are located under a shade structure/carport is 10 FT wide by 20 FT long. Provide detail and explain how the proposed shade structure will be constructed to meet the minimum parki ng space dimension.

11.4 Striping of parking spaces, aisles, and driveways conforming to the provisions of Development Code Division 6.03 (Off-Street Parking and Loading ), and directional signs conforming to the provisions of Development Code Division 8.01 (Sign Regulations), shall be provided.

11.5 Within commercial zoning districts, all parking spaces shall be clearly outlined with double lines on the parking surface.

11.6 Reduce drive aisle from 27 Ft to 24 Ft. This will allow up to 3 Ft for a building setback from D Street. See comment 6.2, above.

11.7 Driveway entries shall have decorative paving form the back of the sidewalk to, at least, the end of the third parking space.

12.0 Open Space/Amenities

12.1 Private ground level open spaces located on the street side of a shall be screened from street public view by a decorative wall or fence, and densely planted landscaping.

12.2 21,440 square feet of common open space and amenities (outdoor and indoor) is proposed providing an average of 196 square feet per residential unit . Revise plan and p rovide a minimum of 21,800 square feet of common open/amenity.

13.0 Outdoor Storage.

13.1 Outdoor storage of materials and equipment is not permitted.

14.0 Loading Areas.

14.1 The location of loading space(s) and loading space dimensions for commercial use shall be shown on the plans. Commercial loading should not occur within the residential area of the mixed -use development, but rather on street on D or E Streets. Coordinate location, minimum dimension, and signing with Engineering Dept.
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15.0 Site Lighting.

15.1 Off-street parking facilities shall be provided with nighttime security lighting pursuant to O ntario Municipal Code Section 4 -11.08 (Special Residential Building Provisions), designed to confine emitted light to the parking areas. Parking facilities shall be lighted from sunset until sunrise, daily, and shall be operated by a photocell switch.

15.2 Site lighting shall be reviewed and approved by the Planning and Police Departments prior to the issuance of building permits.

15.3 Along pedestrian movement corridors, the use of low mounted bollard light standards, which reinforce pedestrian scale, shall be used. Steps, ramps and seatwalls should be illuminated wherever possible, with built-in light fixtures.

15.4 The design of light fixtures and their structural supports should be architecturally compatible with the main structures on the site. Light fixtures should be architecturally integrated into the design of a structure.

15.5 The maximum height of luminaires shall be as follows:

(a) When a light source or luminair e has no cutoff (the point at which all light rays are completely shielded), the maximum permitted height of the luminaire shall be 14 FT. (b) When a luminaire has a total cutoff of light at an angle of 90 degrees or greater, the maximum permitted height of the luminaire shall be 24 FT. (c) When a luminaire has a total cutoff of light at an angle of less than 90 degrees, the maximum permitted height of the luminaire shall be 30 FT.

15.6 The location of light fixtures should correspond to anticipated use. Lighting of pedestrian movement paths should illuminate changes in grade, path intersections, seating areas and any other uses along the movement path that, if left unlighted, would create an unsafe situation.

15.7 All lighting fixtures must be shielded to confine light spread on-site.

15.8 Night lighting of buildings is encouraged, but should be accomplished in a selective manner, avoiding overall building illumination that produces an undesirable look. Night lighting of buildings may be used to highlight special building featu res, emphasize repeated or decorative features, and use the juxtaposition of light and shadow to articulate the building facade.

15.9 To maintain the continuity of the existing streetscape design that can be seen Holt Blvd to D Street and Lemon Avenue to Euclid Avenue within the public right -of-way, King Street lamps and brick veneer tapered column bus stops, if needed, shall be considered for installation.

16.0 Rooftop and Ground Mounted Equipment.

16.1 On development plans and construction drawings, all exterior ro of-top mechanical, heating and air conditioning equipment shall be shown to be completely screened and treated with a neutral color (to blend with the building and roofing materials) when visible 770
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from a street or from adjoining properties. The plans shall include a cross-section drawing showing how the equipment is to be screened from view (include dimensions, materials, colors, etc.).

16.2 All ground mounted utility structures such as transformers, HVAC equipment and back flow prevention valves shall be locate d out of view from a public street or adequately screened through the use of landscaping and/or masonry walls.

16.3 Rooftop equipment and ground -mounted screening shall be verified at occupancy. Additional screening will be required if determined necessary.

17.0 Architectural Treatment and Detail.

17.1 Use the Downtown Design Guidelines Section 2A, Design Guidelines for Context Buildings in the 1920s-1940s Subdistrict, pages 42-51, as a reference for infill.

17.2 Exterior building wall materials, roof types and colors shall be shown on development construction drawings.

17.3 The use of manufactured materials, such as synthetic, cast, and cultured materials is allowed, provided the materials are identical in appearance and of equal or greater durability to the natural materials they are intended to emulate.

17.4 Concrete block, brick, stone, and other types of structural masonry or masonry veneer shall be detailed as masonry bearing walls, especially at openings. Proper masonry detailing allows the building to be more plea sing to the eye, as the openings appear to be structurally supported.

(a) Stone and brick used on exterior walls shall not terminate at exterior corners, except were such termination would be consistent with the architectural style being represented. (b) Openings in a block, brick, or stone façade, including all windows and doors, shall have a lintel, arch, or soldier course at the top of the opening, which appears to structurally support the area of masonry above the opening. (c) A h orizontal change in material from masonry to another material shall include a decorative cap or sill that projects from the face of the building. Provide a detail showing the transition of materials.

17.5 Roof access ladders shall be located on the inside of the building.

17.6 All building draina ge gutters, down spouts, vents, etc., shall be completely concealed from public view or shall be architecturally compatible (decorative) with the exterior building design and color.

17.7 All tower elements on the building(s) shall be fully walled and finished on all sides and include detailing appropriate to the architectural style proposed, so as to be a fully three - dimensional, four-sided element of the building, to the satisfaction of the Planning Director. The term "tower elements" means architectural elements of the building that are that are substantially taller than the adjacent parapet wall or roof, as determined by the Planning Director .

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17.8 At locations where changes in parapet wall height meet, the taller parapet must return into the building for a minimum distance of 6 FT, so that the actual thickness of the parapet wall cannot be observed or readily discerned.

17.9 At building corners, where conditions exist that would allow the public to view the back (interior) side of parapet walls resulting from changes in parapet heights, the raised parapet area shall be constructed so as to be a fully three-dimensional, four-sided element of the building, to the satisfaction of the Planning Director.

17.10 All residential windows and windows on panels shall have a substantial recess from the main building wall face no less than 4 -in to provide a shadow line and relief . Prominent elevations on Euclid Avenue, D Street , Lemon avenue and E Street and at the intersections, shall receive a higher degree of articulation through a combination of recessing windows and architectural vertical projections.

17.11 Storefront walls and bulkhead shall be finished with smooth stucco, plaster, or brick matching veneer.

17.12 Submit manufacture cut sheets for building material finishes, exterior doors, windows and storefronts. Material sample boards may also be submitted. (a) The brick veneer is proposed in 2 colors. Revise to offer more variety of shapes, sizes, texture and colors of the brick veneer material. (c) Replace wood siding with a metal finish or another masonry , ceramic, or stone material that is more in keeping with the Art Deco period of architecture. (d) Window awnings should be a durable material. Fabric material should be avoided due to high wind area.
(e) Smooth stucco or plaster finish shall be applied. Sand, dash, lace or similar finishes shall be avoided.
(f) All metal finishes should be factory powder coated or anodized. Painted of metal should be avoided.
(g) Upper floor windows shall be recessed, and windowsill, lintel or surround may be made of stone or plaster.
(h) Windows on residential units shall avoid large and bulky frames with little to no reveal on the window profile. Aluminum or fiberglass frame windows with adequate profile reveals in a medium to dark color shall be used. Vinyl framed windows, which are typically bulky, have little to no reveal on window profile and give a flat appearance

17.13 Colored elevations incorpora ting required exterior elevation changes shall be provided.

17.14 Provide additional architectural treatment as follows:

(a) Provide cross section of vertical projections and column on the Art Deco portions of the building at the corners from the roof to the ground. Include the storefront. Column projections should be no less than 6-in.
(b) Revise Detail A and B on Sheet 17, and E on Sheet 18 to address comment

17.10, above.
(c) Provide cross section and detail with labeled dimensions of “typical” storefront. Storefront design should include 15” to 24” bulkhead (base) and shall be finished with a solid decorative material such as tile, stucco, or veneer to match building and shall be topped 772
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with a bullnose to delineate the change of material to the storefront, transom windows, ranging in height from 2 FT to 3 FT, above display windows and entry door, and display windows that provide a clear view into the interior. Divided lights may be used but the greater portion of the glass should remain clear.
(d) Storefront entrance doors should be kept simple and be aluminum framed with clear glass and may have a kickplate. Sidelights and transom windows above doors are encouraged. Reflective or “black out” window tinting is prohibited. (e) Spaces such as lobbies, common amenity spaces, leasing offices, or similar spaces shall have transparent window storefronts. These spaces should have direct access to the adjacent street, patio, or open space.

18.0 Environmental Review.

18.1 Based on the studies provided, it appears likely that the proposed project is categorically exempt from the requirements of the California Environmental Quality Act of 1970 (CEQA), as amended, and the Guidelines promulgated thereunder, pursuant to the CEQA Guidelines. Provide written statement of findings that support the exemption.

19.0 Indemnification.

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

20.0 Sound Attenuation.

20.1 The Project shall be constructed and 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).

21.0 Trip Reduction Measures. The Project shall comply with the following trip reduction measures, as applicable:

21.1 Bicycle Parking and Shower/Changing Rooms . Safe and con venient access to bicycle racks shall be provided from public streets. Bicycle racks or other secure bicycle parking, and shower/changing rooms, shall be provided pursuant to current regulations contained in CALGreen (CAC Title 24, Part 11).

21.2 On-Site Pedes trian Walkways . On -site pedestrian walkways shall be provided, which connect each building in a development to bicycle parking facilities (if required) and public streets.

21.3 Passenger Loading Areas . Passenger loading areas shall be provided pursuant to current regulations contained in CALGreen (CAC Title 24, Part 11).

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21.4 Carpool/Vanpool Parking Spaces . Parking spaces reserved for use by carpool/vanpool vehicles shall be provided pursuant to current regulations contained in CALGreen (CAC Title 24, Part 11).

21.5 Transit Facilities. Transit facilities, such as bus shelters, bus pullouts, and bus pads, shall be provided if the Planning Director, in consultation with local transit providers, determines they are needed to serve the development.

21.6 On-Site Video Conferencing Facilities. On-site video conferencing facilities shall be provided for office buildings with a capacity of 1,000 employees or greater.

22.0 Additional Requirements.

22.1 The applicant shall contact the Ontario Post Office to determine the quantity, size, and location of mailboxes for this project.

22.2 On-site posting of public noticing shall be provided pursuant to Code Section

2.03.010.C.4, which consists of one or more large, 6-foot-tall, freestanding public notification signs.

The sign face shall measure 4 fe et tall by 8 feet wide, in a format approved by the Planning Director. The sign shall be posted no later than ten calendar days prior to the Planning Commission hearing date and removed no later than fourteen calendar days following the City Council hearing date, unless otherwise required by the Planning Director. The format is available on the City’s website.

22.3 Provide elevations without callouts for report and Planning Commission exhibits

22.4 Upon submittal of revised plans, please provide the following pursuant to the application submittal requirements:

(a) Provide a response to comments document.
(b) Provide 10 complete sets of revised plans. Each set shall be collated and stapled together as a single package, and folded to 8 ½“X 11”. (c) One complete set of the revised plans reduced to 11” X 17”. (d) One USB flash drive containing the revised plans, color ed elevations, updated project description, and all other revised information and materials.

22.5 All corrections and/or recommendations from all other commenting City agencies and departments shall be addressed.
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CITY OF ONTARIO

MEMORANDUM

DEVELOPMENT PLAN REVIEW COMMENTS
Engineering Department/Land Development Section

DATE: August 2, 2022

PROJECT: PM-20556, A Tentative Parcel Map and Development Plan to subdivide 2.4 acres of land into one lot for mixed-use and residential land use purposes located within the MU-1 zoning district.

LOCATION: NEC Euclid Avenue and D Street

PROJECT ENGINEER: Miguel Sotomayor, Senior Associate Engineer

PROJECT PLANNER: Diane Ayala, Senior Planner

A. General Comments:

The applicant/developer shall respond to these comments as well as the comments provided by the Transportation Division, the Ontario Municipal Utilities Company (OMUC), Broadband Operations and Environmental section and address all of them prior to next submittal.

B. The following items must be addressed on the tentative parcel map, conceptual grading and drainage plan prior to next submittal:

1. The applicant/developer shall revise the tentative map to show all easements shown on the title report.

2. The applicant/developer shall revise the tentative map to show alleys needing to be vacated.

3. The applicant/developer shall revise tentative map to show corner cut-back dedication on the NWC Lemon Avenue/D Street and SWC Lemon Avenue/E Street.

4. The applicant/developer shall revise plans to include a cross section for each side of the project site. Cross section sh all show property line, proposed onsite grades and existing grades beyond the property line boundaries.

5. The applicant/developer shall revise plans to remove proposed overflow storm drain under sidewalk going south on Lemon Avenu e connecting to catch basin . Pipe shall be re-routed on-site.

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6. The applicant/developer shall revise plans to label proposed drive approaches and existing drive approaches being removed.

C. The following items will be incorporated in the Conditions of Approval Report prior to the Development Advisory Board and/or Zoning Administrator Hearing:

1. Record Tract Map 20556 pursuant to the Subdivision Map Act and in accordance with the City of Ontario Municipal Code.

2. Then applicant/developer shall dedicate to the City of Ontario the right of way for the corner cut-back required at the intersection of Lemon Avenue/D Street and Lemon Avenue/E Street.

3. The applicant/developer shall vacate the two public alleys located on the proposed project site.

4. The applicant/developer shall pay a storm drain In-Lieu Fee in the amount of $ 123,884 for the future construction of the 39” storm drain along Euclid Avenue.

5. The applicant/developer shall prepare and submit a final Water Quality Management Plan for this project. Final WQMP shall be submitted after entitlement and concurrently with the grading plans.

6. Design and construct a Connector Pipe Trash Screen or equivalent Trash Treatment Control Device, per catch basin located within or accepting flows tributary of a Priority Land Use (PLU) area that meets the Full Capture System definition and specifications, and is on the Certified List of the State Water Resources Control Board. The device shall be adequately sized per catch basin and include a deflector screen with vector control access for abatement application, vertical support bars, and removable component to facilitate maintenance and cleaning.

7. The applicant/developer shall pay all Development Impact Fees (DIF) to the Building Department.

8. An adequate drainage facility to accept additional runoff from the site does not currently exist downstream of the project. Design and construct a storm water detention facility on the project site. 100 year post -development peak flow shall be attenuated such that it does not exceed 80% of pre -development peak flows, in accordance with the approved hydrology study and improvement plans. This applies to the westerly half of the proposed project.

Please refer to the Master Plan of Drainage for drainage limits.

9. The applicant/developer shall remove and replace sidewalk, curb & gutter , a ccess ramps along the entire project frontages on E Street and Lemon Avenue. (Notate on plans)

10. The applicant/developer shall construct a 2” grind and overlay on E Street from curb face to center line.
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11. The applicant/developer shall remove the exiting drive approaches not being used and replace with sidewalk, curb and gutter.

12. Design and construct fiber optic system to provide access to the City’s conduit and fiber optic system per the City’s Fiber Optic M aster Plan. Building entrance conduits shall start from the closest OntarioNet hand hole constructed along the project frontage in the ROW and shall terminate in the main telecommunic ations room for each building. Conduit i nfrastructure shall interconnect with the primary and/or secondary backbone fiber optic conduit system at the nearest OntarioNet hand hole, generally located on D Street along the project frontage.

13. The applicant/developer shall be responsible to design and construct street improvements along property frontage in accordance with conditions issued by City’s Land Development Division. These, and all other street improvements required herein, shall include, but not be limited to, concrete curb and gutter, sidewalk, LED street lights, signing and striping, and parkway landscaping.

14. The applicant/developer shall be responsible to design and construct street bus pad and decorative brick bus shelter to serve existing bus stop on northside of D Street east of Euclid Avenue. The decorative brick bus shelter shall match the existing bus shelters in the downtown area. The bus pad shall be designed in accordance with Omnitrans requirements and to the satisfaction of the City Engineer.

15. The applicant/developer shall be responsible to replace any existing street light fixtures along all project frontage streets with the current City a pproved LED equivalent fixture per the Traffic and Transportation Design Guidelines.

16. The applicant/developer shall be responsible to design and construct in-fill public street lights and a potential new service along its project f rontage on Laurel Avenue, E Street, Euclid Avenue and D Street. New street lights on all project frontage streets shall be the King street light standard per City of Ontario Standard Drawing No. 5103. Street lighting shall be LED- type and in accordance with City’s Traffic and Transportation Design Guidelines.

17. All landscaping, block walls, and other obstructions sha ll be compat ible with th e stopping sight distance requirements per City of Ontario Standard Drawing No. 1309.

18. The applicant/developer’s engineer-of-record shall meet with City Engineering staff prior to designing and submitting for plan check the signing/striping and street lighting design plans to define limits of improvements.

19. The applicant/developer shall abandon all existing unused sewer laterals and/or water services back to the existing main.

20. The applicant/developer shall construct a 12-inch water main in Lemon Avenue from D Street to E Street.

21. New Fire Hydrant: Construct a new fire hydrant along the frontage of Lemon Avenue, south of E Street. The new fire hydrant shall be connected to the proposed water main in Lemon Avenue.

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22. Upgrade Fire Hydrant: Upgrade the existing fire hydrant located along the frontage of Lemon Avenue to current City of Ontario Standards.

23. Design an on-site recycled water ready system for this project. A recycled water main does not currently exist in the vicinity of this project but is planned for in the near future.

24. The applicant/developer shall design and construct an 8” sewer main along E Street and Lemon Avenue.

C: Raymond Lee, P.E., Assistant City Engineer

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CITY OF ONTARIO

MEMORANDUM

DATE: July 12, 2022
TO: Miguel Sotomayor, Engineering Department
CC: Diane Ayala, Planning Department
FROM: Eric Woosley, Utilities Engineering

SUBJECT: DPR #1 - Utilties Comments (#8505, #8490, #8507, & #8506) PROJECT NO.: TM-20556 (PMTT22-019)/PDEV22-031/PUD22-005/PHP22-010

BRIEF DESCRIPTION
A Development Plan approval to construct 109 multiple-family dwellings and a Tentative Tract Map (TTM 20556) to subdivide 2.4 acres of land into one lot for mixed-use and residential land use purposes, and A Planned Unit Development establishing the land use designations and development standards and guidelines, which will govern the development, located at 414 and 440 N. Euclid Avenue, within the MU-1 zoning district. APNs: 1048-363-02, 03, 04, and 05.

THIS SUBMITTAL IS INCOMPLETE.

CORRECTION ITEMS: In order to be considered for approval by the Ontario Municipal Utilities Company (OMUC) the applicant shall address all the correction items below and resubmit the application for further review. Please note that all Utility design shall meet the City’s Design Development Guidelines, Specifications Design Criteria, and City Standards.

General Comments:

1. Conceptual Utilities Systems Map (USM): The Conceptual Utilities Systems Map shall show all existing and proposed Utilities (Potable Water, Recycled Water, Sewer, Storm Drain, and other utilities) including each of the City’s public utilities’ points of connection to the existing systems. Show and label all existing and proposed utilities (including all appurtenances such as backflow devices, DCDAs, etc.), sizes, and points of connection. Use appropriate colors for each Utility type: blue for Potable Water; purple for Recycled Water; green for Sanitary Sewer; yellow-brown for Storm Drain. Print out in color and submit on the next submittal. See attached “Utilities Systems Map Requirements” document for details and requirements.

2. Existing Sewer Laterals and Water Services: Abandon all existing unused sewer laterals and/or water services back to the existing main.

Water Comments:

3. Water Infrastructure: Show a new 12-inch water main in Lemon Avenue from D Street to E Street.

4. Fire Water Flow Test: Submit an application with the Fire Prevention Bureau requesting a Fire Water Flow Test in order to verify the size and alignment of the proposed water system improvements for this project. The project is responsible for installing all water system improvements which may be necessary in order to meet Fire Flow requirements and to mitigate any potential deficiencies.

5. Water Services: Show the proposed water services connected to the existing 16-inch water main in E Street.

6. Separate Water Services: Show a separate water service for the commercial/retail (non-residential) development, and a separate water service for the residential development, each with its own master meter and backflow prevention device.

7. Fire Services: Show a second fire service with a Double Check Detector Assembly (DCDA) as required by the Fire Department. The second fire service can be connected to either the existing water main in D Street or to the new water main in Lemon Avenue.

8. New Fire Hydrant: Construct a new fire hydrant along the frontage of Lemon Avenue, south of E Street. The new fire hydrant shall be connected to the proposed water main in Lemon Avenue.

9. Upgrade Fire Hydrant: Upgrade the existing fire hydrant located along the frontage of Lemon Avenue to current City of Ontario Standards.

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10. Sewer Infrastructure: The existing 8-inch sewer main in the alley between D Street and E Street, connected to the manhole in Lemon Avenue, shall remain connected to the proposed manhole at the intersection of the alley and Lemon Avenue; and shall act as an overflow for the proposed sewer main in Lemon Avenue, if feasible, based on the invert elevations.

11. Separate Sewer Laterals: Show a separate sewer lateral for the commercial/retail (non-residential) development and a separate sewer lateral for the residential development.

12. Monitoring Manhole: Show a monitoring manhole located on-site behind the property line for the commercial/retail (non- residential) development sewer lateral.

13. On-Site Sewer System: The Onsite sewer system and building plumbing shall be designed in such a way that the wastewater flows for residential uses leave the building separately from wastewater flows for non -residential uses.

14. Grease Interceptor: Show a Grease Interceptor (GI) downstream of the commercial/retail (non- residential) development on- site sewer, designed in such a way to have all non-residential sewer flows covey through the interceptor prior to entering the public sewer lateral.

15. Wastewater Discharge: For Non-Residential Uses: each Occupant of the building, or units, as applicable, shall apply for a Wastewater Discharge Permit for their Establishment, and shall comply with all the requirements of their Wastewater Discharge Permit. Requirements of Wastewater Discharge Permit may include, but not limited to include installing a monitoring manhole, clarifier, interceptor, or other wastewater pretreatment equipment.

Recycled Water Comments:

16. Ordinance 2689: Comply with Ordinance 2689 and make use of recycled water for all approved uses.

17. On-Site Recycled Water Irrigation System: Design an on-site recycled water ready system for this project. A recycled water main does not currently exist in the vicinity of this project but is planned for in the near future.

Planned Unit Development Comments:

18. Infrastructure: Include a section for infrastructure and state all public improvements required and describe how water service and sanitary sewer connections will be made for the Planned Unit Development (PUD).

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UTILITIES SYSTEMS MAP (USM) REQUIREMENTS:

The USM shall meet, at a minimum, the following requirements:

1. USM Content and Format: The Utilities Systems Maps shall show all existing and proposed Utilities (Potable Water, Recycled Water, Sewer, Storm Drain, and other utilities) including each of the City’s public utilities’ points of connection to the existing systems. This plan should include::

a. Format: The Utilities Systems plan at a minimum 1:100 scale (or large engineering scale as appropriate to show needed details) that clearly shows each existing and proposed utility and its relative location. This includes property lines, right-of-way, public utility easements, but should not include underlying existing topography, just proposed general grades. Use appropriate colors for each Utility type: blue for Potable Water; purple for Recycled Water; green for Sanitary Sewer; yellow- brown for storm Drain.

b. Services and Laterals: All Proposed Utility Service laterals for each parcel (potable water domestic, recycled water irrigation, potable/recycled water for process water, and sewer) and any associated appurtenances.

i. Meter and Backflow Device Locations: Show all proposed meters and required backflow devices located per City Standards (Water Services and Meters; Backflow Devices). Meters should be located in public rights-of-way or PUEs; either at the R/W (or PUE) line for curb adjacent sidewalks or at back of curb for all other cases. All water connections that serve more than one residential unit are required to have a backflow device installed behind the meter.

c. Cross Sections (if applicable, for project construction new public mains): Scaled cross sections showing the utility layout on the Utility Systems Map (Utility Plan) for each public street, private street and Public Utility Easement (PUE). The cross sections shall show the location and size of each utility and annotate the property/ROW lines, the type of finished surface material, the distance of each utility from centerline, the depth from finished surface to top of pipe, and the distance between utilities (outside wall to outside wall).

d. Points of Connections: The locations of the points of connections to the existing utility systems, which can include breaks between the map area and the connection points with descriptions of the pipe size, type, use (pressure zone for water), and distance. An inset map can be used in addition to this to help provide clarity.

e. Water Demand Table (if applicable, for projects within Ontario Ranch/NMC): Add a Water Demand Table to the Utility Systems Map (Utility Plan) that calculates the project’s domestic water use based on land use category (residential, commercial, and OS-R/Parks) and the number of units.

The table shall state demand in terms of Average Daily Demand (ADD from Table 4-8 of the Water Master Plan) and Water Demand Equivalents (WDE / Net MDD from Exhibit C-2R of the NMC Construction Agreement; WDEs only if NMC). It should also identify the quantity of units in each category and the specific lots that are included in that category. Please Note that master planned lines are designed using gross acreage densities for all projected water use from residential categories.

i. See Attached Sheet for WDT Example.

f. Phasing Plan (if applicable): As separate exhibits, provide a proposed phasing plan showing the phasing of the infrastructure and the number and type (TOP land use category) of units in each phase.

i. All phases must have: a connection to public sewer; a two separate looped connections to the potable water system, where no one closing of a main segment results in any part of any of any phase being without potable water.
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ii. For public water mains in all phases, dead-end water lines (temporary or permanent) are limited to serving 28 dwelling units or a maximum of 600 linear feet, whichever comes first.

Otherwise a looped water system with at least two (2) points of connection to the primary public system is required.

g. Private Onsite Systems versus Public Systems within PUEs for Residential Tract Map Project(if applicable): the following requirements apply when to delineating between Private and Public Systems:

i. Current Standard Drawing No. 1304 remains applicable and minimum health separation must be met.
ii. Public water mains will be accepted in longer alleys when it serves more than 6 meters. iii. Public sewer mains will be accepted in alleys where the water is public. iv. Public dead-end water mains will require a blow-off at the end and the alley should be designed to accommodate runoff from required water main flushing operations. v. Public sewer mains in alleys will require a manhole at both ends of the main. vi. Public meters serving more than one single family residential unit are considered as multifamily service with master meter and require: a backflow device after the meter, private HOA sub-metering for each unit, and a separate Fire Service with DCDA to provide private onsite fire service.

793
794
795
796
797

CONCEPTUAL UTILITY SYSTEM
APN
APN
1040-382-07
040-365-16
1040-382-05
TENTATIVE TRACT NO. 20556
ASPH
ASPHi
ASPH

CON/MERICAL /RESIDENTIAL MIXED-USE DEVELOPMENT
8' SEWER
S FH
ONG
(1 LOT)
EX 16- WA
STR
404 & 414 EUCLID AVENUE
vat)
APNs: 1048-363-02, -03, -04 & -05

EX FIRE HYDRANT
-

IN THE CITY OF ONTARIO

COUNTY OF SAN BERNARDINO, STATE OF CALLIFORNIA
"AND

ABANDONED
Ebr.

BACK TO THE MAIN.

TS
N89'58'35"w
SLPB
NOTES

BERNARC

O CONSTRUCT MANHOLE PER
6TH
ST
6TH
SLOPE=0.5%) PER CITY STD #2104 & #2105.

APN
IRRIGATION METER PER CITY STD #4201
1040-384-01
ST
4TH
INSTALL 1 * RPBO PER CTY STD (4206.

DOMESTIC WATER SERVICE & MASTER METER PI
8* SEWER TO
ED

FROM' NEW SMH

04. AN'S
@ INSTAL 6' RPBD PER CITY STD #4207,

PROJECT
PAD
SITE
TT}
6' CML&C STEEL FIRE WATER LINE.

ST
D
INSTALL 6' STD /4208.
<
VD
HOLT
6"' WATER TO BE

MISSION

ABANDONED BACK
APN

TO THE

PROPOSED
o
18'
5 1048-384-18

PROPOSED SEWER

VICINITY MAP

PROPOSED WATER
(NO SCALE)
OSED

PROPOSED STORM

NEW SMH
CATCH
BASIN
EX 8SEWER-TOBE AB
017,6 INV
FROM EX SMH 103 TO

EW SMH TO EXCLUDE

PROPOSED INFILLTRATION CHAMBER

PROJECT SUMMARY
ZONE; MU-1 DOWNTOWN MIXED USE
SITE AREA 2.38 ACRES / 103,587 S.F
B
LQT 30,384 S.F./ 103,587 S.F
EX SMM 103

OVERFLOW
024.52) RIM
PER OMUC J13
NUMBER OfSIQRIES 4 (HEIGHT - 46-6")

OPENING
016 60) INV
5 (4.040 SF)
UNIIS
018.53) IN

RESIDENTAL UNITS
109 DU

PROPOSED
109 DU/238 ACRES - 45.8 DU/AC
SMH 104 TO EX

OVERFLOW
PIPE
DEVELOPER1SJBDMIDER

ONTARIO PLACED BLOCK LLC
9 EST JOSEPH ST
ARCADUA, CA 91006
(562) 400-4473
JO'
60'
30 APN
ENGINEER:

ONNEC
048-364-17
LAND DEVELOPMENT CONSUL_TANTS
TO EX
SCALE:
1520 BROOKHOLLOW DRNVE, SUITE 33
SANTA ANA CA 92705
(714) 557- -7700
18 STORM

SERVICES

ARCHITECT
WATER

CITY OF ONTARIO UTILTIES DEPARTMENT

ADEPT ARCHAITECTURE
SEWER

CITY OF ONTARIO UTIUTIES DEPARTMENT
388 CORDOVA STREET

BTM EX WATER
GAS

SOUTHERN CALJFORNIA GAS COMPANY
PASADENA CA 91101
1013.6 TOP 8' SEWER

ELECTRICAL SOUTHERN CAJIFORNIA EDISON COMPANY
(626) 304-0800
SCHOOL

ONTARIO-MONTCLAR SCHOOL DISTRICT
8' STORM DRAIN
FIRE

CITY OF ONTARIO FIRE DEP'ARTMENT
PROJECT LOCATION:

POLICE

ONTARIO POUCE DEPARTMENT
011.6t) TOP 18' SD
1019.8
404 & 414 EUCLD AVENUE
012.6 INV 8' SEWER
290.36'
NB9'57'33"E
ONTARIO, CA 91762
EX-1 DRAIN
LEGEND:
010.0)
Ex e'SEWER TO BE ABANDONED
1009. 1
SMH 181

FROM EX SMH
PER OMUC J1J

ARY AIR RELEASE VALVE

SDMH SD MANHOLE

ASSESSOR PARCEL NUMBERS
PER D10570 -2.4')
021.33) RIM
017.4) MH

ASPH ASPHALT

SDG STORM DRAIN GRATE
APN: 1048-363-02, -03, -04 & -05
01 3.58) INV
007.6) INV 18' SD
89'57'33'E

CATV CABLE TV PULLBOX
SL

STREET LICHT
EAST
TT
8" SEWER

CONC CONCRETE

SLPB STREET LGHT PULL BOX
83 STREET

EXISTINGEASENENTS
EAST
RIM

ECB ELECTRIC CONTROL BOX SMH SEWER MANHOLE
21 INV
OMUC J13

THE FOLLOWING INFORNJATION WAS DERIVED FROM

EPB ELECTRIC PULL BOX

TMH TEL MANHOLE
(
PRELJMINARY REPORT ORDER NO. 00155647-997-LT1JJC4

EVT ELECTRIC VAULT
TS

TRAFFIC SIGNAL

2.34) INV
EX 8*" WATER
DATED JULY 20, 2021 AS PREPARED BY FIDEUTY NATIONAL CONC
3 INV 8' SEWER
EX

EXISTING

TSPB TRAFFIC SIGNAL PULL BOX
TS'

TILE COMPANY
T
FH

FIRE HYDRANT

VLT VAULT

PBX PULL BOX
WM

WATER METER

EASEMENT(S) GRANTED TO SAN ANTONIO WATER COMPANY

PKL PARKING LIGHT POLE
APN
W

WATER VALVE
APN

FOR WATER PIPE PURPOSES AND RIGHTS INCIDD
1048-551-10
1048-551-12

THERETO, AS GRANTED IN A DOCUMENT RECORDED IN
NOTE
BOOK 282, PACE 138 OF DEEDS (EASEMENT IS BLANKET

THE CONCCEPTUAL UTILTIES SYSTEM MAP IS NOT
EX 21* STORM DRAIN

IN NATURE LOCATION(S) OF EASEMENT(S) ARE NOT

PROPOSED CONCRETE

CONSIDERED FINAL DESIGN OR FOR CONSTRLJCTION

DISCLOSED IN DOCUMENT)
PDEV21-031
AND MAY CHANGE DURING THE DESIGN PHASE.

PMTT22-019 / PHP22-010

BASS OF BEARINGS

REVISIONS

BENCHMARK
PREPARED FOR:

CONCEPTUAL
O
AND
5 APPROVED
BY

LAND PLANNERS

DESCRIPTION

ELEVATIONS BASED ON THE CITY OF ONTARIO BEARINGS ARE BASED ON THE CENTERLINE OF

DESIONEDT

ONTARIO PLACED BLOCK LL
D STREET BEING N89'57'33"E AS SHOWN ON

UTILITY SYSTEM MAP
BENCHMARK NO 1102 BEING A HILTI AND

EVELOPMENT

SURVEYORS
WASHER S1 TAMPED "C OF O" SET ON THE TOP PARCEL MAP NO. 18381, PMB 234/01-02. 19 EST JOSEPH ST
OF CUR8 APPROXIMATELY 1.00 FOOT SOUTH
OF

ONSLJLTANTS

CIVIL ENGINEERS
DRAFTED:

TENTATIVE TRACT NO 20556

OF THE ECR AT THE SOUTHWEST RETURN OF
ARCADIA CA 91006
S2

EUCUO AVENUE AND G STREET

COMMERCIAL /RESIDENTIAL
520 ROOKHOLLOW DRIVE, SUITE 33
CHECKED:
400-4473
(502)400
SANTA ANA, CALIF FORNIA, 02705
(1 LOT)
1044-567
(714) 557-7700
(714) 957-7707 FAX
798

Page 1 of 2 ends

CITY OF ONTARIO

MEMORANDUM

DEVELOPMENT PLAN REVIEW COMMENTS
Broadband Operations Section

DATE:

P
ROJECT:

LOCATION:

PR
OJECT ENGINEER:

BROADBAND PLAN CHECKER: Cameron Chadwick - [email protected]

A. General Comments:

1. The applicant/developer shall respond to these comments as well as the comments provided by the Environmental Section, Traffic & Transportation Division, Ontario Municipal Utilities Company and Broadband Operations and address all of them prior to the next submittal.

2. The applicant/developer shall address all additional redlined comments on the plans attached.

3. Provide plans in digital format (PDF) for future submittals.

4. Refer to the In-tract Fiber Network Design guideline on the City's website for additional in-tract conduit g
uidelines
B. The following items will be incorporated in the Conditions of Approval Report prior to the Development Advisory Board and/or Zoning Administrator Hearing upon all departments’ comments being satisfactorily addressed:

1. Project shall be designed and constructed to provide access to the City's conduit and fiber optic system per the City's Fiber Optic Master Plan. Building entrance conduits shall start from the closest OntarioNet hand hole in the Right-of-Way (ROW) and shall terminate in the main telecommunications room for each building.

Conduit infrastructure shall interconnect with the primary and/or secondary backbone fiber optic conduit system at the nearest OntarioNet hand hole.

2. Contractor is responsible for locating and connecting conduit to existing OntarioNet hand holes on adjacent properties within a reasonable distance. There should be no "Gaps" in conduit between the contractor's development and the adjacent property. OntarioNet hand holes are typically located in the ROW at the extreme edge of a property.

3. Where a joint telecom or street light street crossing is required, include (2) 2" HDPE SDR-11 conduits or (1) 4" schedule 80 conduit sleeve. Terminate the street crossing conduit(s) in a new HH-3/22 OntarioNet hand hole in the right of way

4. The City requires a public utility easement for fiber optics on all private aisles/alley ways.

5. Hand holes - Design and install OntarioNet fiber optic hand hole HH-FP (10x00x10), HH-1 (13x24x18), HH-2 (17x30x24), HH-2A (24x36x30), HH-3 (30x48x36) and/or HH-4 (36x60x36) as needed. Respectively, Newbasis Part # PLA100010T-00002, PCA132418-00006, PCA-173024-90116, PCA-243630-90064, PCA- 304836-90244 and PCA-366036-90146 or equivalent as specified per City Standard 1316. Conduits sweeping into hand holes shall enter in flush with the cut-out mouse holes aligned parallel to the bottom of

799

Page 2 of 2 ends

the box and come in perpendicular to the wall of the box. Conduits shall not enter at any angle other than p
arallel. Provide 5-foot minimum clearance from existing/proposed utilities. All hand holes will have ¼-inch galvanized wire between the hand holes and the gravel it is placed on.

6. ROW Conduit – Design and install fiber optic conduit at a minimum depth of 36-inch. Trenching shall be per City Standard 1306. Install (1) 2-inch HDPE SDR-11 (Smoothwall) roll pipe (Orange) duct and (1) 2-inch HDPE SDR-11 (Smoothwall) roll pipe (Orange with Black Stripe) duct. Conduit(s) between ROW hand holes and hand holes on private property shall be 2-inch HDPE SDR-11 (Smoothwall) roll pipe (Orange) duct.

7. Building Entrance (Single Family) – Design and install 0.75-inch HDPE SDR-11 (Smoothwall) roll pipe (Orange) duct from hand holes on property or hand holes in the ROW. Consult City's Fiber Team for design assistance.

8. Building Entrance (Multi-family and Commercial) - From the nearest handhole to the building entrance, design and install fiber optic conduit at a minimum depth of 36-inches. Trenching shall be per City Standard for Commercial Buildings. (1) 2-inch HDPE SDR-11 (Smoothwall) roll pipe (Orange) duct. Install locate/tracer wires minimum 12AWG within conduit bank and fiber warning tape 18-inch above the uppermost duct

9. Multi-family and commercial properties shall terminate conduit in an electrical room adjacent to the wall no less than five inches above the finished floor. A 20" width X length 36" space shall be reserved on the plywood wall for OntarioNet equipment. This space shall be labeled "OntarioNet Only". Ontario Conduit shall be labeled "OntarioNet"

10. A minimum 1.5-inch joint use telecommunications conduit with pull-rope from the single-family, multi-family or commercial building communal telecom/electrical room/closet to each multi-family or commercial building unit shall be installed. See Structured Wiring Checklist on City's website for additional details.

11. Warning Tape - Contractor shall supply and install an approved non-detectable warning tape 18-inch above the uppermost conduit when backfilling trenches, pits or excavations greater than 10' in length. Warning Tape shall be non-detectable, Orange in color, 4-inch minimum width, 4 mil, 500% minimum elongation, with bold printed black letters "CAUTION - BURIED FIBER OPTIC CABLE BELOW" printed in bold black lettering no less than 2-inch high.

12. All hand holes, conduits, conduit banks, materials and installations are per the City's Fiber Optic Master Plan and City Fiber Optic Cable and Duct Standards. All hand holes, conduits and ducts shall be placed in the public right of way.

13. All unused conduits/ducts/microducts shall be protected with duct plugs that provide a positive seal. Ducts that are occupied shall be protected with industry accepted duct seal compound.

14. Locate/Tracer Wire - Conduit bank requires (1) 12AWG high strength (minimum break load 452#) copper- clad steel with 30mil HDPE orange insulation for locate/tracer wire. Contact City's Fiber Team for tracer wire specifications and see note 8.

15. Multi-family dwellings are considered commercial property.

16. Refer to the In-tract Fiber Network Design guideline on the City's website for additional in-tract conduit guidelines.

800

Page 1 of 2 ends

\\ont-chfs02\shared\Planning\STAFF\Diane\Land Development Project Files\PDEV22-031_PMTT22-019_PHP22-010_PUD22-005_Adept D Block\Dept. Comments\IW\PDEV22-031 IW Comments.docx

CITY OF ONTARIO

MEMORANDUM

DATE: July 22, 2022
TO: Diane Ayala, Planning Department

FROM: Blaine Ishii, Integrated Waste Department
SUBJECT: DPR – Integrated Waste Comments
PROJECT NO.: PDEV22-031
ATTACHMENTS: Solid Waste Handling Plan (SWHP) Requirements

BRIEF DESCRIPTION

MIXED USE WITH HIGH DENSITY

THIS SUBMITTAL IS INCOMPLETE.

CORRECTION ITEMS: In order to be considered for approval by the Integrated Waste Department the applicant shall address all the correction items below and resubmit the application for further review. Please note that all design shall meet the City’s Design Development Guidelines, Specifications Design Criteria, and City Standards.

Integrated Waste Comments:

1. Solid Waste Handling Plan (SWHP): Provide a Solid Waste Handling Plan (SWHP) sheet that complies with the “Solid Waste Handling Plan Requirements” attached.
a. Organics Separation and Collection: This site shall comply with the Requirements of State Assembly Bill AB1826, which requires organic waste to be diverted and collected separately from recycling and other refuse wastes.
i. Include on SWHP how Organics separation and collections shall be handled in addition to refuse collections.
b. Recycling Separation and Collection: This site shall comply with the Requirements of State Assembly Bill AB341, which requires organic waste to be diverted and collected separately from recycling and other refuse wastes.
i. Include on SWHP how Recycling separation and collections shall be handled in addition to refuse collections.

2. For High Density Residential, assumptions for volume of waste generation shall not be less than

0.375 cubic yard per dwelling unit or one 96 gallon can for Refuse, 0.375 cubic yard per dwelling unitor one 96 gallon can for Recycling, and 0.375 cubic yard per dwelling unit or one 64 gallon can for Organics (‘Green waste’). Provide a calculation on the plans that indicates the prescribed volume of waste, the number of bins required for each type of waste, and the number of pickup days required.

3. For retail shopping centers, big box retail stores, and multi-tenant retail/shopping, 4 cubic yards per four units for Refuse, 4 cubic yards per four units for Recycling, and 1.5 cubic yards per 10,000 SF for Organics (‘Green waste’). Provide a calculation on the plans that indicates the prescribed volume of waste, the number of bins required for each type of waste, and the number of pickup days required.

4. For restaurants and convenience/mini-markets, 4 cubic yards per unit for Refuse, 4 cubic yards per unit for Recycling, and 1.5 cubic yards per 10,000 SF for Organics (‘Green waste’). Provide a calculation on the plans that indicates the prescribed volume of waste, the number of bins required for each type of waste, and the number of pickup days required.

5. Where residential waste is placed in bins, there shall be a minimum of three bins (one for refuse, one Integrated Waste Dept.
801

Page 2 of 2 ends

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for recycling, and one for organics and green waste). EXCEPTION: Where a private landscaping service removes the green waste without relying on City containers, the bin for organics and green waste may be omitted.

6. All Waste Bin areas shall be located on major drive aisles within developments to achieve adequate circulation of solid waste collection vehicles.

7. Provide the staging area of where the bins will be located when servicing.

8. Waste Bin area for service of commercial food preparation (i.e. restaurants and commercial kitchens) shall include a drain with a connection to the onsite sewer system directly upstream of a clarifier and/or grease interceptor. Area shall also be sized adequately for a grease container.

9. Customers who have grease traps in the area are required to have the area cleaned and pressure washed quarterly.

802
803

CITY OF ONTARIO

LANDSCAPE PLANNING DIVISION
303 East “B” Street, Ontario, CA 91764

PRELIMINARY PLAN

CORRECTIONS
Sign Off
07/26/2022
Jamie Richardson, Sr. Landscape Planner Date
Reviewer’s Name:

Jamie Richardson, Sr. Landscape Planner
Phone:
(909) 395-2615
D.A.B. File No.:

PDEV22-031, PMTT22-019, PHP-22-010
Case Planner:

Diane Ayala
Project Name and Location:
109 Multiple-family dwellings, Subdivide 2.4 acres & certificate of appropriateness 414 & 440 N. Euclid Avenue
Applicant/Representative:

Ontario Place D Block LLC – Jennifer Lande Colicchio [email protected] (714) 557-7700 1520 Brookhollow Drive, Suite 33
Santa Ana, CA 92705

Preliminary Plans (dated) meet the Standard Conditions for New Development and have been approved considering that the following conditions below be met upon submittal of the landscape construction documents.

Preliminary Plans (dated 06/17/2022) have not been approved. Corrections noted below are required before Preliminary Landscape Plan approval.

A RESPONSE SHEET IS REQUIRED WITH RESUBMITTAL OR PLANS WILL BE RETURNED AS INCOMPLETE.

Landscape construction plans with plan check number may be emailed to:
[email protected]

Civil/ Site Plans

1. Provide all wall and fence plans; include details, colors, materials, etc.

2. The elevations provided show a stucco low wall on the ground floor. This is not shown on the landscape plans; provide detail and coordinate all plans to match. Additional direction may be provided once plans are consistent.

3. Provide tree diamonds within the center parking rows; 1 diamond per every 5 spaces double row. Diamonds shall have a minimum inside dimension of 5’.

4. Parkway tree locations shall be shown on all tract maps and plans where utilities are proposed. Parkway trees are 30’ apart. Show and note a 10’ total space, 5’ clearance on each side of the tree from any utility or hardscape, including water, sewer, drain lines, driveways, and 10’ clear from street lights. Relocate utilities to minimum clearances to allow parkway trees.

5. Reconfigure the pool storage and bathroom and relocate the outdoor seating, trellis, and BBQ area closer to the pool area. This will allow for a trash enclosure off of North Lemon Ave. Provide details for the bathroom structure and BBQ trellis; keep an open layout for visibility into the open grass area. Provide screening and shade trees.

6. Show any proposed monumentation within landscape areas.

7. Adjust water and sewer out of landscape areas. Clarify if the existing 6” water is to be abandoned completely; the line is connecting to a new DCDA.

8. Reduce the sidewalk width along E Street to 5’ and increase the landscape setback by 4’ for additional landscape screening.

9. Show and dimension backflow devices set back 4’ from paving on all sides. Locate on level grade. Adjust backflows (irrigation, domestic, and fire) to avoid conflicts with required tree 804
and landscape areas. Position backflows where space allows (see comment #10 above) north and south. Show the minimum concrete pad (2’) per std. detail 4208.

10. Reduce the drive aisle, currently shown at 27’, to 24’ and reduce the walkway to 4’ to allow for a larger setback along East D Street so the private patios do not protrude into the right of way.

11. Show decorative pilasters at logical locations along the perimeter metal picket fence; materials to match.

12. Provide a wall plan to show types of walls and locations. Details to include materials, colors, textures, caps, heights, etc.

13. Plans are inconsistent; show the canopy-covered parking lot for review or remove from plans where shown.

14. Continue the 5-6’ high CMU wall at the northwest property line (near the storage and trash room) to avoid the triangular void space at this location.

15. Before permit issuance, stormwater infiltration devices located in landscape areas shall be reviewed and plans approved by the Landscape Planning Division. Any stormwater devices in parkway areas shall not displace street trees.

16. Note decorative paving at project entries.

17. Eliminate the small planter spaces along Euclid Avenue; these areas are too small and will be difficult to maintain. Continue decorative paving. The project is proposing one type of pot, size, and planting. Show various sizes of pots within the same design grouping to fit into the appropriate spaces. Avoid double staking round pots; use square or rectangular pots.

Provide details.

18. Locate utilities including light standards, fire hydrants, water, drain, and sewer lines to not conflict with required tree locations—coordinate civil plans with landscape plans.

19. Note for compaction to be no greater than 85% in landscape areas. All finished grades at 1 ½” below finished surfaces. Slopes to be maximum 3:1.

20. Add Note to Grading and Landscape Plans: Landscape areas where compaction has occurred due to grading activities and where trees or stormwater infiltration areas are located shall be loosened by soil fracturing. For trees, a 12’x12’x18” deep area; for stormwater infiltration, the entire area shall be loosened. Add the following information on the plans: The backhoe method of soil fracturing shall be used to break up compaction. A 4” layer of Compost is spread over the soil surface before fracturing is begun. The backhoe shall dig into the soil lifting and then drop the soil immediately back into the hole. The bucket then moves to the adjacent soil and repeats. The Compost falls into the spaces between the soil chunks created. Fracturing shall leave the soil surface quite rough with large soil clods.

These must be broken by additional tilling. Tilling in more Compost to the surface after fracturing per the soil report will help create an A horizon soil. Imported or reused Topsoil can be added on top of the fractured soil as needed for grading. The Landscape Architect shall be present during this process and provide certification of the soil fracturing. For additional reference, see Urban Tree Foundation – Planting Soil Specifications.

Landscape Plans

21. See all site/civil plan comments above; coordinate with architect and civil.

22. Provide a site plan with details of the roof deck and proposed amenities.

23. Provide details for site amenities, furniture, shade structures, trellis, BBQ, countertops, etc.

24. Tree grates shall be iron such as Kiva, Starburst, or approved equal with 3/8” max slots per ADA guidelines, with a 30” center opening to allow for tree stakes; flat black Rustoleum coating.

25. Show backflow devices with 36” high strappy leaf shrub screening and trash enclosures and transformers, a 4’-5’ high evergreen hedge screening. Do not encircle utility; show as masses and duplicate masses in other locations at regular intervals; see comment #11 above.

26. Locate light standards, fire hydrants, water, and sewer lines to not conflict with required tree locations. Coordinate civil plans with landscape plans
805

27. Show all utilities on the landscape plans. Coordinate so utilities are clear of tree locations.

See site plan comments above and coordinate for plan consistency.

28. Note on landscape plans: Compaction to be no greater than 85% at landscape areas. All finished grades at 1 ½” below finished surfaces. Slopes to be maximum 3:1.

29. Street trees for this project are: Quercus ilex (E Street), Platanus acerfolia (D Street), Geijera parvifolia (Lemon Ave. – correct the common name in Plant List) and Quercus muhlenbergii (Euclid Ave.) per the Master Street Tree Plan.

30. Replace invasive, high water use, short-lived, high maintenance, or poor performing plants Bouteloua (difficult to maintain in masses-reduce quantities and use as accents only), Festuca ‘Siskiou Blue’ (poor performer) consider Festuca mairei or Sesleria, Macfadyena (gets extremely large and difficult to maintain) consider Distictis.

31. General comment on plant palette; many of the types of plants chosen are larger than the proposed planter spaces (i.e.: Furcraea, Lantana, Salvia Bee’s Bliss). Show these plants in appropriate planter spaces larger that 8’ wide. Consider using the Washingtonia filifera.

32. Palms shall be a minimum 17’ brown trunk height.

33. Show 8’ diameter of mulch only at new trees, 12’ min. at existing trees. Detail irrigation dripline outside of mulched root zone.

34. Overhead spray systems shall be designed for plant material less than the height of the spray head.

35. Designer or developer to provide agronomical soil testing and include a report on landscape construction plans.

36. Landscape construction plans shall meet the requirements of the Landscape Development Guidelines. See http://www.ontarioca.gov/landscape-planning/standards.

37. After a project’s entitlement approval, the applicant shall pay all applicable fees for landscape plan check and inspections at a rate established by resolution of the City Council. Landscape construction plans with building permit number for plan check may be emailed to:
[email protected]
806
807
808

CITY OF ONTARIO

MEMORANDUM

TO: Diane Ayala, Senior Planner
Planning Department

FROM: Paul Ehrman, Sr. Deputy Fire Chief/Fire Marshal
Fire Department

DATE: June 30, 2022

SUBJECT: PDEV22-031 - A Development Plan approval to construct 109 multiple- family dwellings on approximately 2.4 acres of land located at 414 and 440 N. Euclid Avenue, within the MU -1 zoning district (APNs1048-363-04, 1048-363-05, 1048-363- 02, 1048-363- 03). Related files: PMTT22 -019, PHP22-010, PUD22-005.

The plan does adequately address Fire Department requirements at this time.

Standard Conditions of Approval apply, as stated below.

SITE AND BUILDING FEATURES:

A. 2019 CBC Type of Construction: Type V-B

B. Type of Roof Materials: Ordinary

C. Ground Floor Area(s): 30,384 Sq. Ft.

D. Number of Stories: 4

E. Total Square Footage: 123,653 Sq. Ft.

F. 2019 CBC Occupancy Classification(s): R-2

809

2 of 4

CONDITIONS OF APPROVAL:

1.0 GENERAL

1.1 The following are the Ontario Fire Department (“Fire Department”) requirements for this development project, based on the current edition of the California Fire Code (CFC), and the current versions of the Fire Prevention Standards (“Standards.”) It is recommended that the applicant or developer transmit a copy of these requirements to the on-site contractor(s) and that all questions or concerns be directed to the Bureau of Fire Prevention, at (909) 395-2029.

For copies of Ontario Fire Department Standards please access the City of Ontario web site at www.ontarioca.gov/Fire/Prevention.

1.2 These Fire Department conditions of approval are to be included on any and all construction drawings.

2.0 FI

RE DEPARTMENT ACCESS

2.1 Fire Department vehicle access roadways shall be provided to within 150 ft. of all portions of the exterior walls of the first story of any building, unless specifically approved. Roadways shall be paved with an all-weather surface and shall be a minimum of twenty-four (24) ft. wide.

See Standard #B-004.

2.2 In order to allow for adequate turning radi us for emergency fire apparatus, all turns shall be designed to meet the minimum twenty five feet (25’) inside and forty- five feet (45’) outside turning radius per Standard #B-005.

2.3 Fire Department access roadways that exceed one hundred and fifty feet (150’) in length shall have an approved turn-around per Standard #B-002.

2.4 Access drive aisles which cross property lines shall be provided with CC&Rs, access easements, or reciprocating agreements, and shall be recorded on the titles of affected properties, and copies of same shall be provided at the time of building plan check.

2.5 "No Parking-Fire Lane" signs and /or red painted curbs with lettering are required to be instal- led in inter ior access road ways, in locations where vehi cle park ing would obstruct the minimum clear width requirement. Installation shall be per Standard #B-001.

2.6 S ecurity gates or other barriers on fire access roadways shall be provided with a Knox brand key switch or padlock to allow Fire Department access. See Standards #B-003, B-004 and H- 001.

2.7 Any time PRIOR to on-site combustible construction and/or storage, a minimum twenty- four (24) ft. wide circulating all weather access roads shall be provided to within 150 ft. of all portions of the exterior walls of the first story of any building, unless specifically approved by fire department and other emergency services.

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3.0 WATER SUPPLY

3.1 The required fire flow per Fire Department standards, based on the 2019 California Fire Code, Appendix B, is 4000 gallons per minute (g.p.m.) for 4 hours at a minimum of 20 pounds per square inch (p.s.i.) residual operating pressure.

3.2 Off-site (public) fire hydrants are required to be installed on all frontage streets, at a minimum spacing of three hundred foot (300’) apart, per Engineering Department specifications.

3.3 Buildings that exceed 100,000 square feet in floor area shall provide a n onsite looped fire protection water line around the building(s .) The loops shall be required to have two or more points of connection from a public circulating water main.

3.4 The water supply, including water mains and fire hydrants, shall be tested and approved by the Engineering Department and Fire Department prior to combustible construction to assure availability and reliability for firefighting purposes.

4.0 FI

RE PROTECTION SYSTEMS

4.2 Underground fire mains which cross property lines shall be provided with CC & R, easements, or reciprocating agreements, and shall be recorded on the titles of affected properties, and copies of same shall be provided at the time of fire department plan check.

The shared use of
private fire mains or fire pumps is allowable only between immediately adjacent properties and shall not cross any public street.

4.3 An automatic fire sprinkler system is required. The system design shall be in accordance with National Fire Protection Association (NFPA) Standard 13. All new fire sprinkler systems, except those in single family dwellin gs, which contain twenty (20) sprinkler heads or more shall be monitored by an approved listed supervising station. An application along with detailed plans shall be submitted, and a construction permit shall be issued by the Fire Department, prior to any work being done.

4.4 Wood frame buildings that are to be sprinkled shall have these systems in service (but not necessarily finaled) before the building is enclosed.

4.5 F ire Department Connections (FDC) shall be located on the address side of the building within one hundred fifty feet ( 150’) of a public fire hydrant on the same side of the street. Provide identification for all fire sprinkler control valves and fire department connections per Standard #D-007. Raised curbs adjacent to Fire Department connection(s) shall be painted red, five feet either side, per City standards.

4.6 A fire alarm system is required. The system design shall be in accordance with National Fire Protection Association (NFPA) Standard 72. An application along with detailed plans shall be submitted, and a construction permit shall be issued by the Fire Department, prior to any work being done.

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4.7 P ortable fire extinguishers are required to be installed prior to occupancy per Standard #C-001.

Please contact the Fire Prevention Bureau to determine the exact number, type and placement required.

5.0 BUI

LDING CONSTRUCTION FEATURES

5.1 The developer/general contractor is to be responsible for reasonable periodic cleanup of the development during construction to avoid hazardous accumulations of combustible trash and debris both on and off the site.

5.2 Approved numbers or ad dresses shall be placed on all new and exist ing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Multi- tenant or building projects shall have addresses and/or suite numbers provided on the rear of the building. Address num bers shall contrast with their background. See Section 9-1 6.06 of the Ontario Municipal Code and Standards #H-003 and #H-002.

5.3 Single station smoke alarms and carbon monoxide alarms are required to be installed per the California Building Code and the California Fire Code.

5.6 Knox ® brand key-box(es) shall be installed in location(s) acceptable to the Fire Department.

All Knox boxes shall be monitored for tamper by the building fire alarm system. See Standard #H-001 for specific requirements.

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CITY OF ONTARIO

MEMORANDUM

TO: Diana Ayala, Senior Planner

FROM: Officer Tony Galban, Police Department

DATE: July 11, 2022

SUBJECT: PDEV22-031: A DEVELOPMENT PLAN APPROVAL TO CONSTRUCT 109 MULTIPLE -FAMILY DWELLINGS ON APPROXIMATELY AT 414
AND 440 N. EUCLID AVENUE. RELATED FILE (S): PMTT22-019, PHP22-010, PUD22-005

The “Standard Conditions of Approval” contained in Resolution No. 2017 -027 apply. The applicant shall read and be thoroughly familiar with these conditions, including but not limited to, the requirements listed below.

• Required lighting for all walkways, driveways, doorways, parking areas, and other areas used by the public shall be provided and op erate on photosensor at the prescribed foot - candle levels. This includes but is not limited to areas such as parks, community centers, recreation centers/play areas and paseos. LED lighting will be required for all lighting fixtures. Optimal lighting for v isibility and video color rendering is approximately 3 000 degrees Kelvin. The lighting shall be as close to 3 000 degrees Kelvin as possible.

Photometrics shall be provided to the Police Department. Photometrics shall include the types of fixtures proposed and demonstrate that such fixtures meet the vandal -resistant requirement. Planned landscaping shall not obstruct lighting. • During hours of darkness, all parking lots and carports shall be provided with minimum one foot-candle of light, measured on the parking surface. Lighting devices shall be fully protected with weather and vandalism resistant covers. • Parking garages, stairwells, blind spots and any hidden areas shall have convex mirrors to allow for visibility to the areas.
• The Applicant shall comply with all construction site security requirements as stated in the Standard Conditions. This includes the provisions for perimeter lighting, site lighting, fencing and/or uniformed security.
• Rooftop addresses shall be installed on the buildings as stated in the Standard Conditions.

The numbers shall be at a minimum 3 feet tall and 1 foot wide, in reflective white paint on a flat black background, and oriented with the bottom of the numbers towards the addressed street. Each building and/ or suite shall be labeled with the corresponding address and letter if applicable.
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• Trash Enclosures shall prohibit public access. Trash enclosures shall remain locked and require code, key, fob or remote access.

The Applicant is invited to call Officer Tony Galban at (909) 408 -1006 with any questions regarding these conditions.

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RESOLUTION NO. PC23-026

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL OF FILE NO. PUD22-005, A PLANNED UNIT DEVELOPMENT TO

ESTABLISH DEVELOPMENT AND PERFORMANCE STANDARDS AND
DESIGN GUIDELINES FOR 2.38- ACRES OF LAND LOCATED AT THE

NORTHEAST CORNER OF EUCLID AVENUE AND D STREET,

BORDERED BY E STREET ON THE NORTH AND LEMON AVENUE ON
THE EAST WITHIN TH E LUA -1 (EUCLID AVENUE ENTERTAINMENT) OF THE MU -1 (DOWNTOWN MIXED USE) ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF —APNS: 1048-363-05,
1048-363-04, 1048-363-03 AND 1048-363-02

WHEREAS, the Application applies to 2.38 acres of land located at the northeast corner of Euclid Avenue and D Street, bordered by E Street on the north and Lemon Avenue on the east , at 414 North Euclid Avenue within the LUA -1 (Euclid Avenue Entertainment) of the MU -1 (Downtown Mixed Use) zoning district , and is presently improved with vacant commercial retail center and paved surface parking lot; and

WHEREAS, on the same block as the Project site, at the northwest corner, is a

0.12-acre lot that is improved with a fueling station. The property to the north of the Project site is within the MU-1 (Mixed Use Downtown) zoning district and is developed with fueling station and paved parking lot . The property to the east is within the OL (Low Intensity Office) zoning district and is developed with retail and office. The property to the south is within the Downtown Civic Center PUD zoning district and is developed with a 5-level public parking structure and the vacant land is slated for construction of a mixed -use development consisting of 144 residential apartment units and approximately 4,050 square feet of ground floor retail. The property to the west, across Euclid Avenue, is within the MU-1(Mixed Use Downtown) zoning district and is developed with commercial; and

WHEREAS, an existing bus stop is located on the northeast corner of Euclid Avenue and D Street for Omnitrans R oute 83. Additionally, located near Euclid Avenue on Holt Boulevard is Omnitrans R oute 61 which has been identified as the future West Valley Connector Bus Rapid Transit (BRT); and

WHEREAS, the MU-1 (Downtown Mixed Use) zoning district allows for commercial and residential mixed-use development at a density of 25.1 to 75 dwelling units per acre and a building intensity of 2.0 Floor Area Rati o. Consistent with the MU-1 zoning district and TOP Downtown District Place Type, the D Block PUD allows for mixed -use 815
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development of 60 to 178 dwelling units, with a maximum building height of 55 feet (4 stories) and up to 65 feet for architectural projec tions and elevators and a maximum of

2.0 Floor Area Ratio; and

WHEREAS, buildings shall be orientated towards Euclid Avenue with ground floor commercial units, including retail, restaurants, offices, conference rooms, and all other residential amenities and support services, are designed as traditional storefronts with bulkhead (base), display windows, transom windows above display windows and entry door, and a mid-panel floor to distinguish from the upper residential floors; and

WHEREAS, residential dwelling units shall be located on the ground floor behind commercial storefronts, or on the upper stories; and

WHEREAS, the PUD requires a minimum of 1 resident parking space per bedroom, 0.20 guest parking per dwelling unit, and 0.25 parking space per Gross Floor Area of commercial; and

WHEREAS, in order to achieve the preferred density and building intensities, t he PUD allows for a combination of on- site and on -street parking to provide an adequate parking supply to meet the anticipated parking demand for the Project. All resident parking is provided on site, while guest parking and retail visitor spaces is allowed on-street; and

WHEREAS, the PUD includes architectural design guidelines, specific to the downtown location and mixed- use building type, and establishes the following design principles:

(a) Create an architectural character that reflects the various styles within the historic
downtown by using similar proportions, building details and building material.

(b) New buildings should appear to fit in contextually with existing historic buildings
by using similar proportions, articulation, building details and building material.

(d) Create compatibility between the mixed-use architecture and the residential architecture within the downtown area; the introduction of unifying elements such as similar materials
and colors should be considered; however,
“sameness” is discouraged; and

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WHEREAS, the PUD requires a Certificate of Appropriateness, in conjunction with a Development Plan, in order to safeguard Euclid Avenue position on the National Register of Historic Places; 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 St ate 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 April 25, 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.

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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 rev iewed 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, 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. The proposed Project is located within the Downtown Mixed Use land use designation of the Policy Plan (general plan) Land Use Map, and the MU- 1/LUA-1 (Downtown Mixed Use/Euclid Avenue Entertainment) zoning district. The proposed Project is consistent with all applicable Policy Plan policies, as well as with the requirements of the MU -1/LUA-1 (Downtown Mixed Use/Euclid Avenue Entertai nment) zoning district and the related proposed D Block Planned Unit Development, which, at the Project location, intends to accommodate housing units at a density of 25 to 75 du/ac.

(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 2.38- acres of land, which is surrounded by established development on all sides and consists of a mix of multiple-family, civic, retail, and commercial land uses.

(c) The Project site has no value as habitat for endangered, rare, or threatened species. The site is located in an urbanized area that has been fully developed with a commercial building and a large paved surface for vehicular parking, and as such is not suitable habitat for any endangered, rare, or threatened species. Additionally, the site is not been identified on federal or state designation map.

(d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed mixed- use commercial and residential development is similar to, and of no greater impact than other allowed uses and development projects within the MU-1/LUA-1 (Downtown Mixed Use/Euclid Avenue 818
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Entertainment) zoning district. The Project would not result in any significant impacts through implementation of required state, regional, and local development and performance standards, and as demonstrated in the Air Quality and GHG, Noise, Traffic, and Parking Studies, and the Preliminary Water Quality Management Plan ("PWQMP") prepared for the Project.

(e) The site is adequately served by all required utilities and public services. All necessary wet and dry utilities are within the public street and are readily available for connection; 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 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.

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. A s th e 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 819
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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 Fac ts 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 PUD, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The Project 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 DCCPUD, describes the manner in which the PUD complies with the Policy Plan goals and policies.

(2) The proposed PUD, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City .

The Planning Commission has required certain safeguards through conditions of approval, 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 PUD, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. The D Block PUD area is situated in the heart of Ontario’s downtown and is adjacent to residential and commercial land uses and development. The surrounding development supports the objective of the D Block PUD further commercial and residential mixed-use development. The Project does 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 siz e, shape, access, and availability of utilities, for the request and anticipated development. In preparing the proposed D Block PUD, 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, nec essary street 820
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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 c olor, and site signage.

(5) The proposed PUD is superior to that which could be obtained through the application of the Development Code or a specific plan. The D Block PUD will establish minimum building setbacks , parking and open space requirements , allow on- street parking, and establish a planting palette. These standards will facilitate the commercial and residential mixed-use development of 109 apartment dwelling units and 4,050-square feet of ground floor commercial, parking facilities and private and common open space areas. The proposed D Block P UD 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 APPROVE 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, Cali fornia 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.
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ATTACHMENT A:

File No. PUD22-005
D Block Planned Unit Development

(PUD to follow this page)

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Prepared for:

The City of Ontario
(2023)

D Block
Planned Unit
Development

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Table of Contents

1.0 INTRODUCTION ................................ ................................ ................................ ............................ 3 Exhibit 1-1: Project Location Map ................................ ................................ ................................ .. 4

1.1 TOP POLICY OBJECTIVES ................................ ................................ ................................ ............... 5 Exhibit 2-1: TOP Land Use Mixed Use- Downtown ................................ ................................ ......... 6

1.2 MIXED-USE (DOWNTOWN) ZONING DISTRICT OBJECTIVES ................................ .......................... 13 Exhibit 1-2: MU-1 (Downtown Mixed Use) Land Use Areas Map ................................ .................. 14

1.3 PUD OBJECTIVES ................................ ................................ ................................ ........................ 14

2.0 COMMERICAL/RESIDENTIAL MIXED USE ................................ ................................ ..................... 15

2.1 PERMITTED LAND USES ................................ ................................ ................................ .............. 16

3.0 REGULATIONS FOR DEVELOPMENT ................................ ................................ ............................. 17

3.1 BUILDING INTENSITIES ................................ ................................ ................................ ................ 17

3.2 BUILDING STANDARDS ................................ ................................ ................................ ............... 17

3.3 VEHICULAR ACCESS AND PARKING FACILITIES ................................ ................................ ............. 21

3.4 PARKING SUPPLY AND DESIGN ................................ ................................ ................................ ... 22

3.5 RESIDENTIAL RECREATION AREA ................................ ................................ ................................ . 23

3.6 SIGNS ................................ ................................ ................................ ................................ ......... 26

3.7 LANDSCAPE ................................ ................................ ................................ ................................ 26

3.8 SERVICE FACILITIES ................................ ................................ ................................ ..................... 26

3.9 OUTDOOR LIGHTING ................................ ................................ ................................ .................. 27

3.10 INFRASTRUCTURE ................................ ................................ ................................ .................... 27

3.11 SUMMARY OF DEVELOPMENT ................................ ................................ ................................ . 28 Exhibit 3-1: Development Standards ................................ ................................ ........................... 28

4.0 HISTORIC PRESERVATION ................................ ................................ ................................ ........... 28

4.1 DESIGN GUIDELINES ................................ ................................ ................................ ................... 30

5.0 ARCHITECTURAL CONCEPTUAL RENDERINGS ................................ ................................ ............... 32

6.0 ENVIRONMENTAL PERFORMANCE STANDARDS................................ ................................ ........... 34

7.0 ADMINISTRATION ................................ ................................ ................................ ...................... 34

7.1 DEVELOPMENT CODE GOVERNS ................................ ................................ ................................ . 34

7.2 PLANNING APPLICATIONS TO FACILITATE IMPLEMENTATION OF PUD ................................ .......... 34

7.3 ADMINSTRATIVE EXCEPTIONS ................................ ................................ ................................ .... 34 APPENDIX A: Ordinance Adopting PUD ................................ ................................ ................................ ... 35

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1.0 INTRODUCTION
The D-lock Planned Unit Development (“PUD”) is intended to function as a set of planning and design principles, development regulations, and performance standards to guide and govern the development of the entire block between East E Street and East D Street on the north and south and Euclid Avenue and North Lemon Avenue on the west and east, with the exception of a 0.124 -acre single parcel of land (APN: 1048 -363-01) located at the southwest corner of Euclid Avenue and E Street. This property is situated within the City of Ontario’s historic downtown and is adjacent to the civic center area (see Exhibit 1-1:

Project Location Map). This PUD will facilitate the development of a mixture of residential and commercial components - commercial spaces and amenity spaces on the ground floor along Euclid Avenue, and will turn the corner to the south with pedestrian friendly program spaces at the ground level with an abundance of store frontages that will help achieve the City’s goals to economically revitalize and aesthetically enhance the project area.

This document is organized to fulfill the requirements for a PUD, as set forth in the Ontario Development Code. As such, this PUD will replace the existing zone district designations and zoning standards that apply to the affected properties. Unless otherwise defined herein, definitions and interpretations contained in the Development Code shall apply.

City staff and private developers will rely upon this PUD to determine whether precise plans for development (“Development Plans”) will adequately meet the City’s land use and design objectives for this key part of Ontario’s original downtown. The objectives have been defined over the last 20+ years in the Redevelopment Plan for the Center City Redevelopment Project (1983), and The Ontario Plan (TOP) and are summarized below.

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Exhibit 1-1: Project Location Map

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1.1 TOP POLICY OBJECTIVES
The Ontario Plan’s Policy Plan (general plan) establishes “Districts” that have been categorized as “Place Types,” which are geographically large, culturally unique, and regionally significant areas of the city that fulfill different but complementary roles in creating a complete community. As regional destinations, districts serve as the “face of the city.” Each district has a distinct identity that reflects its role within the city context and establishes a defined sense of place through the creation of an amenity-rich, transit-accessible, mixed- use environments where people can live, work, shop, dine, and have many of their daily needs met within a comfortable and convenient walk or bike ride from their residence, transit stop, or parked vehicle.

This PUD area is located within the “Downtown District,” which is envisioned as the placed -based, people-focused, commercial, and cultural "heart" of the City and features several designated historic districts and landmarks. Downtown will support a variety of businesses, housing opportunities for residents with a variety of income levels, creative spaces, entertainment options, and institutional and civic uses, while preserving its historic character, buildings, neighborhoods, and places. Complementing the wide mix of uses are designs, layouts and public spaces that give residents, visitors, and businesses a strong sense of connection and creates a place where people want to spend time.

This PUD area has a TOP land use designation of Mixed Use - Downtown (see Exhibit 2-1: Mixed Use- Downtown) and intends to develop as an intense mixture of uses that, when concentrated, create focal points for community activity and identity and facilitate walking, biking, and the use of transit. The Mixed Use land use cat egory accommodates a horizontal and/or vertical mixture of retail, s ervice, office, restaurant, entertainment, and cultural at a maximum intensity of 2.0 Floor Area Ratio, and residential uses within a density range of 25.1 to 75 dwelling units per acre of land.

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Exhibit 2-1: TOP Land Use Mixed Use- Downtown

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The D Block PUD is 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.
▪ Invest in the Growth and Evolution of the City's Economy ▪ 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:
▪ 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 plan ned infrastructure, foster the 833
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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 p lanning 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 : Compatibili ty b etween 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.

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 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.
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➢ 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 thei r projects will create appropri ately 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 u rban 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 dynami c, progressive city containing distinc t 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 Place Types . We establish Place Types in urban, mixed use, and transit-oriented areas to foster the City's identity as a premi er community and require new development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities.
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➢ 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 Buildi ng Design and Architecture . We encoura ge 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, safe ty, 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 pla ns 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 separat ed 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 throug h solar orientation, maximum use of natural 836
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daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials, and construction techniques. ➢ CD-2.8 Safe Design . We incorporat e defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, 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. ➢ CD-2.11 Entry Statements. We encourage the inclusion of amenities, signage, and landscaping at the entry to neighborhoods, commercial centers, mixed use areas, industrial developments, and public places that reinforce them as uniquely identifiable places. ➢ CD-2.12 Site and Building Signage . We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structures.
➢ 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-3.2 Comfortable, Human -Scale P ublic Realm . We require that public spaces, including streets, parks, and plazas on both public and private property be designed 837
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to maximize safety, comfort and aesthetics and connect to the citywide pedestrian, vehicular, and bicycle networks.
➢ CD-3.3 Comp lete and Connected Network . We require that pedestrian, vehicular, and bicycle circulation on both public and private property be coordinated to provide connections internally and externally to adjacent neighbo rhoods and properties (existing and planned) t hrough a system of local roads and trails that promote walking and biking to nearby destinations (including existing and planned parks, commercial areas, and transit stops) and are designed to maximize safety, comfort, and aesthetics. ➢ 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 connec tions between adjacent uses to ensure compatib ility 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, a nd 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). ➢ CD-3.6 Managed Infrastructure. We collaborate with develo pers and property owners to facilitate development that realizes the envisioned character and functionality of the Place Type through the use of green and shared infrastructure within each Place Type. ▪ Goal CD -5 Protection of Investment : A sustained level o f 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 Propert y. 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.

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1.2 MIXED-USE (DOWNTOWN) ZONING DISTRICT OBJECTIVES
This PUD area is located within the LUA -1 (Euclid Avenue Entertainment) district of the MU-1 (Downtown Mixed Use) zoning district. The MU -1 zoning district was established to accommodate a fairly intensive m ixture of vertical and horizontal retail, entertainment, and office uses at a development intensity of up to 2.0 FAR, and residential uses at a density of 25 to 75 DU/AC, with the most intensive uses envisioned along Euclid Avenue and Holt Boulevard. Development projects should seek to maintain a pedestrian friendly atmosphere, while at the same time enhance the historic character of the area.

Furthermore, the MU -1 zoning district seeks to: [i] recognize, protect, and enhance the visual character and quality of Ontario’s historic downtown area as a historic resource; [ii] establish and recognize Ontario’s historic downtown as the arts and entertainment mecca for the surrounding region, to include a wide range of allowed uses, such as shopping, restaurants, o utdoor dining, cultural offerings, street fairs, artist festivals, galleries, work/live lofts, breweries, and artisan co -ops; [iii] recognize Holt Boulevard as a vital east -west link to Ontario’s historic downtown, offering opportunities for vertical and h orizontal mixed use developments consisting of market rat e and below market rate housing, retail and offices, and work/live uses; and [iv] recognize Ontario’s civic center for its significant outdoor spaces, amenities and services, which serve to enhance the historic downtown’s shopping, dining, and living experiences.

In order to carry out the purposes and provisions of the Land Use component of The Ontario Plan and this Development Code, the MU -1 zoning district is divided into four Land Use Areas. The boundaries of each Land Use Area (LUA) is shown in Exhibit 2-2: MU-1 (Downtown Mixed Use) Land Use Areas Map, below.

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Exhibit 1-2: MU-1 (Downtown Mixed Use) Land Use Areas Map The LUA-1 (Euclid Avenue Entertainment) District is a central urban location intended to provide the vitality, amenities, and a range o f entertainment, sh opping, restaurant, outdoor dining, and cultural offerings. The District is further intended to promote a variety of dense housing options; enhanced public and private rights-of-way to improve pedestrian, bicyclist, and vehicular connect ivity; and grow emp loyment opportunities.

1.3 PUD OBJECTIVES
The PUD meets the following objectives:
➢ Continue the revitalization of the downtown area and enhance its economic growth by creating a mixed -use neighborhood with a mixture of housing, retail, and office uses within a historic downtown setting
➢ Develop high quality, mixed -use housing, consisting of market rate multi -family 840
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housing (rental housing opportunities), retail, and office spaces ➢ Establish appropriate relationships among new residential neighborhoods as well as with existing adjacent land use
➢ Provide for a circulation network which promot es pedestrian walkways and bicycle activity as alternative modes of travel while also providing for safe and efficient movement of automobile travel through the project site
➢ Ensure that development addresses TOP (general plan) policies and objectives

2.0 COMMERICAL/RESIDENTIAL MIXED USE
The PUD area will be developed with vertically mixed commercial and residential uses, in a mid-rise configuration, with commercial uses on the ground floor level oriented to Euclid Avenue, and attached, single level housing units on ground level behind commercial storefronts and on upper levels. At grade parking area for the residential use may be considered if it is dedica ted and developed towards the rear of the building and fully screened from Euclid Avenue and “D” Street public views. Public street and parking garages within the downtown area provide opportunities for visitors to engage in specialty shopping, eating/drinking, and limited personal and business services while also catering to local residents and local employers/employees. Because of the vertical integration of housing over commercial, and the potential for conflicts involving noise and intrusion on the residential environment, entertainment venues such as standalone bars and nightclubs will not be permi tted. Refer to Chapter 5, Zoning and Land Use, of the Ontario Development Code, for additional land use restrictions and protection corridors.

The residential units will be designed to accommodate a variety of households that prefer a low - maintenance, urban lifestyle, within a pedestrian -friendly environment, and conveniently located shopping, dining, and personal services. As transit linkages improve in the downtown area, these units may attract residents that are reliant upon the regional transit system to commute to jobs outside of the Ontario/Western San Bernardino County area.
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2.1 PERMITTED LAND USES
➢ Refer to Chapter 5.0 – Zoning and Land Use, Table 5.02-1: Land Use Matrix of the Ontario Development Code for a list of the uses permitted by right, by Co nditional Use Permit, with an Administrative Use Permit, and as ancillary to an on -site permitted use,
➢ Home occupations within residential units, in accordance with the Ontario Development Code,
➢ Small household pets, with a maximum combination of 2 cats, dogs, or other small domesticated animals as may be allowed by the Ontario Development Code, and ➢ Limited commercial uses to ground floor within storefronts units located along street sides,
➢ Residential uses may be allowed on ground floor behind storefront units and on upper levels,
➢ Commercial structure parking facility which is appr opriately screened with building façade.

Other land uses may be allowed, provi ded that the Zoning Administrator or his o r her designee makes a finding that such other use is similar to or no more objectionable than those uses listed in Chapter 5.0 – Zoning and Land Use , Table 5.02 -1: Land Use Matrix.

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3.0 REGULATIONS FOR DEVELOPMENT
This section sets forth standards to govern the placement, height and bulk of permitted buildings and other structures, to establish locational criteria for vehicular access to development sites, to establish parking and loading requirements, to specif y minimum requirements for recreational amenities for residential uses, and outline sign standards for commercial uses to be incorporated into Development Plans. Unless otherwise stated herein, all development within the project area shall meet the applicable standards and requirements of the Ontario Development Code.

Design principles and desired architectural features for the mixed -use block are derived from the architectural style and elements set forth in of the Downtown Design Guidelines, with respect to: setbacks, storefro nt modulation, entrances, roof design, mechanical equipment, building elements (cornices, storefront frame, mid -floor panel, transom windows, bulkheads), awnings, materials and colors. Those guidelines, together with the following, shall be incorporated into the Development Plans.

3.1 BUILDING INTENSITIES
▪ The total floor area ratio (as defined in the Ontario Development Code) for all development in each block shall not exceed 2.7
▪ Residential units shall be developed at a density of 25.1 to 75 dwelling units/acre ▪ Total building area of commercial uses shall not exceed a 0.4 floor area ratio, based on the net site area

3.2 BUILDING STANDARDS
▪ Commercial, public safety, and/or academic uses shall be limited to the ground floor level.
▪ Residential units shall be located primarily on the second floor and higher levels, but may be allowed on ground floor behind commercial storefronts which front Euclid Ave. ▪ Total building height (to flat roofline) shall not exceed 55 feet above the highest existing sidewalk elevation. Architectural projections, such as parapets, roofed towers and gable 843
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roofs, or elevator towers may extend up to 65 feet above the highest existing sidewalk elevation. Any rooftop mechanical, venting or communications equipment shall be built within or otherwise screened by the roof structure, so that they do not project above parapets and are not visible from any public rights - of-way or neighboring buildings.

Temporary construction and/or maintenance machinery shall not exceed a height of 122 feet, measured from existing grade.
▪ Buildings along Euclid Avenue shall be placed at the edge of the public right-of-way no more than 3 feet. Buildings along D Street and E Street shall be placed a minimum of 4 feet and a maximum of 10 feet from edge of public right -of-way. Buildings along Lemon Avenue may be placed no less than 2 feet and no more than 15 feet from the back of the sidewalk. Building setbacks and projections shall be specified in the Development Plan submitted for a development project. Awnings, canopies, residential balconies, commercial signs, and decorative architectural elements may encroach into the public rights-of-way.
▪ A minimum 8-foot wide area, inclusive or a four -foot parkway, and four-foot sidewalk, shall be maintained for sidewalk/pedestrian circulation within the public right-of-way. ▪ Any yard areas provided between the main building and the adjacent right-of-way may shall be finished with landscape elements.
▪ Above ground utility closets, electrical transforme rs, backflow prevention devices, fire department connections and similar items may be placed anywhere within a perimeter yard area, and shall require screening measures, as approved by the Planning Director.
▪ Entries to upper floor residential uses shall be from the side or rear of the block, and if on a side street, the visible entry shall be no wider than 15 feet at the street level, to avoid disturbing the rhythm of the retail spaces.

STOREFRONTS
▪ Buildings must provide continuous commercial use and storefront s along Euclid Avenue.
▪ Storefronts should provide an individual look for each store or establishment while still blending in with the overall design.
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▪ Storefronts shall incorporate high quality building materials. A durable base material (18 inches high m in.) such as brick, tile, exterior cement plaster, or pre -cast architectural concrete shall be used. Storefront glazing and exterior plaster shall not terminate at the ground plane.
▪ Storefront glazing shall be clear glass to permit clear views into the interior space. The amount of such glass shall provide a balance between high visibility into the store interior and architectural character/quality.
▪ Entrance doors shall be of a traditional style and transparent as possible; however, an all glass door is prohibited.
▪ No part of any open doors shall extend into the public right-of-way. ▪ Storefront openings should not exceed 30 feet in width without the interr uption of a vertical building element (column or wall).
▪ Storefront openings may extend up to 16 feet in h eight; the height should range from 8 to 16 feet.
▪ Incorporate human-scaled details such as canopies and awnings, transparent windows and windows displa ys. These are required at public entrances and along heavily trafficked outdoor areas.

ARCHITECTURE
▪ New buildings should appear to fit in contextually with existing historic buildings by using similar proportions, articulation, building details and building material. ▪ The overall character should feel like a modern interpretation of a traditional American small town.
▪ Create compatibility between the mixed -use architecture and the residential architecture within the downtown area; the introduction of u nifying elements such as similar materials and colors should be considered; however, “sameness” is discouraged.
▪ Prominent street corners where buildings are located shall be designed to incorporate architectural features such as corner entries and corner tower elements. 845
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▪ Employ simple, yet varied massing, with wall openings that create shadow line and provide visual relief. Monolithic buildings and extensive blank wall surfaces are not allowed.
▪ Emphasize massing and height of corner elements.
▪ Building increments should be a maximum of 50 feet in width. Buildings that exceed 50 feet.
▪ Fifty feet of frontage should use various architectural devices to replicate the building increments and pattern of the existing downtown, including:
o Horizontal breaks and offsets every 25 to 50 feet
o The upper portion of the buildings should reflect the same increment of articulation as the ground level (storefront level)
o The cornices and moldings at the top of facades should also reflect the vertical massing (increments) of the building
o Use strong and identifiable building forms to demarcate street intersections for instance, a taller bui lding mass, tower element/clock tow er, or cupola may be considered.
▪ Where adjacent buildings will be of varying heights, they should be sensitively designed to promote a compatible transition in massing and avoid abrupt changes in scale along the streetscape.
▪ Design buildings with 3-dimensional quality; building facades should be based upon a pleasing set of proportions and a clear pattern of building openings. ▪ Differentiate between the base, middle and top levels of a building; for instance, street- oriented shops may feature a 1) a bulkhea d; 2) display windows; and 3) transom and detailed cornice.
▪ Avoid monotonous or blank facades on a building; buildings shall be articulated on all sides. Use fenestration (windows and doors), as well as changes in wall pl ane, material, texture, color, etc. to create shadow lines and articulate building walls. ▪ Provide highly visible public entrances, preferably oriented to streets and outdoor spaces; shop entrances may be clearly expressed with recesses, overhangs, special 846
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materials, and/or detailing.
▪ Require a high degree of street level transparency, especially along sidewalks, important outdoor spaces and heavily trafficked areas; the use of reflective, opaque, and darkly tinted glass should be restricted.
▪ Use materials t hat exhibit permanence and quality, and that unify a building’s appearance on all sides; materials and colors should accentuate the architectural details of the building and promote visual harmony. Brick, tile, pre -cast architectural concrete, stone veneers or stucco are preferred.
▪ To creat e visual interest, use at least 3 different building materials for each block.

Materials may be used to highlight a building entrance or distinguish the building base.

3.3 VEHICULAR ACCESS AND PARKING FACILITIES

▪ Up to 3 vehicular access points may be permitted along E Street, Lemon Avenue or D Street as approved by the City Engineer. However, no vehicular access shall be taken from Euclid Avenue.
▪ Integration of fully s tructured parking facilities with building feature s and facades compatible with surrounding development are preferred for mixed use development. ▪ Residential p arking may be located on the ground level if parking spaces are dedicated and developed towards the rear of the building and are fully screened from Euclid Avenue and “D” Street public views or within fully screened parking structure. ▪ Surface parking lots shall be landscaped and developed pursuant to the requirements established in the Ontario Development Code and this PUD. ▪ Parking lots shall be setback from mixed use buildings a minimum of 20 feet, 10 feet from recreation or open space, and no less than 7 feet form back of sidewalk. ▪ Drive aisle setback shall be no less than 15 feet.
▪ Special consideration made be made for secur ing parking lots and p arking facilities at the discretion of the City Engineer.
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3.4 PARKING SUPPLY AND DESIGN

▪ Commercial: Minimum 1 space per 250 square feet gross floor area for all permitted or conditionally permitted use
▪ Residential Units: 1 space/bedroom, and 0.20 spaces/unit guest parking ▪ Parking space dimensions, drive aisles, etc. shall generally conform to the design standards set forth in Division 6.03 (Off -Street Parking and Loading) of the Ontario Development Code.
▪ Parking spaces shall not obstruct access to building entrances, trash storage areas or loading areas.
▪ Parking spaces within on -site parking area may include shade structures throughout lot.
▪ Tandem parking is provided on a per unit basis, up to 45 % of required parking .

Tandem spaces are limited to two -bedroom units and will be assigned as such so as to eliminate competition and confusion for parking space. ▪ Commercial and visitor parking may be considered for off-site location within the public parking facilities or on-street with a parking demand and supply study approved by the Planning Director. It is the intent, within the Downtown, to support a park once strategy in which business patrons and visitors park in a single location and make multiple trips on foot, given the pedestrian-oriented nature of the area. Additionally, the project site has access to mass transit which is located i n the northeast corner of Euclid Avenue and D Street for Omnitrans Route 83. Additionally, located near Euclid Avenue on Holt Boulevard is Omnitrans Route 61 which has been identified as the future West Valley Connector Bus Rapid Transit (BRT).
▪ A parking management plan shall be submitted for Planning Director approval, prior to issuance of building permits. This plan will ensure that tandem parking spaces will be assigned to residents of the same homes.

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3.5 RESIDENTIAL RECREATION AREA

▪ Private outdoor open space (balconies) shall be provided for at least 90 percent of all homes.
▪ Private open space shall be a minimum of 60 square feet per unit in the form of a balcony or patio no less than 5 feet in any direction.
▪ Common open space/re creational amenities shall be a minimum of 18 8 square feet per residential unit (average). Types of amenities and recreational areas may include passive and active, indoor and outdoor space s, open landscaped and hardscaped areas with fountains, seating, f ire pits, or play structures , pool, and indoor fitness center. Other open space provided can include roof -top decks and patios available to the building community.
▪ Examples of recreational areas for residents and amenities are displayed below.

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Recreational Area: Community Pool
Recreational Area: Conference Room
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Recreational Area: Fitness Room
Recreational Area: Rooftop Deck and Clubhouse
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3.6 SIGNS
A Master Sign Program shall be submitted for approval by the Planning Department, prior to issuance of a building permit. The sign program shall be consistent with the Downtown Ontario Design Guidelines, and shall include tenant signs, pedestrian signs, directional signs, historical markers, etc.

3.7 LANDSCAPE
Landscaping concept is to use sustainable and low water use plant materials. As an example, varying species of evergreen and deciduous trees with interest in form and foliage color may be integrated in the landscape design. Pattern and planting should accentuate the common open space areas. The landscape plan shall be drought tolerant and meet the current Water Use Classifications of Landscape Species requirements.

Use landscape elements to reinforce pedestrian connections through attractive paving and planting design to highlight the se connections. To further improve upon the pedestrian experience, t he use of cont ainer landscapes may be used along commercial street frontages.

A detailed landscape plan shall be submitted with the Development Plan, specifying all landscape and hardscape elements of the common open space area, as well as the perimeter yards abutting the street rights-of-way and all street trees. The final plan shall also show the location of all ground level utility boxes and mechanical equipment, along with methods of screening such devices from the public right -of-way and adjacent residences, where possible. The minimum landscape coverage is 12 percent of the total project site area.

3.8 SERVICE FACILITIES
▪ Loading/Unloading areas shall be provided on -site, at the grou nd level, or on -street adjacent to commercial buildings with City Engineer approval. ▪ Trash receptacles/recyclable container storage areas shall be provided for all commercial and residential uses, within the ground floor parking area or within an enclosed room inside the buildings.
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▪ Commercial trash/recyclable receptacles that are loca ted within the ground floor parking structure area shall be partially enclosed and residential receptacle/storage areas shall be fully enclosed, to house the outlet of the trash chute system required for the condominium levels. Such receptacle/storage area may receive trash from commercial and residential sources. Locations, sizes and design of such areas shall be readily accessible by trash disposal company equipment and work crews, as reviewed and approved through the Development Plan Approving Authority. ▪ No garage type loading doors shall be located on a building façade directly facing an accessible street. All types of loading doors within view of public streets shall be screened with walls, berms or plant material.

3.9 OUTDOOR LIGHTING
▪ All lighting of facades, decorative fixtures, store window interiors, awnings, and signs shall be designed in accordance with the criteria set forth in Section 2D of the Downtown Ontario Design Guidelines.
▪ The use of building lighting and recessed wall mounted step lights to light pathways are encouraged. Decorative pole lights and fixtures shall be used which compliments the architectural design theme throughout the project area.

3.10 INFRASTRUCTURE
It is important that projects maintain and enhance the quality of life for residents and consumer alike, and that new projects enhance the community within which it is built. To that end, all projects constructed within the City shall be properly served by a full array of utilities – water, sanitary sewer, storm drain, elect rical, gas, telecoms, data, etc. The surrounding streets (East E Street, Lemon Avenue, East D Street, and Euclid Avenue) contain existing lines to which the project will connect to provide necessary utilities serving the building and its uses.

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3.11 SUMMARY OF DEVELOPMENT
Exhibit 3-1: Development Standards

4.0 HISTORIC PRESERVATION
Ontario’s history remains one of its greatest assets. Its historic districts and resources, physical layout and the legacy of its people, businesses, social and community organizations, and industries contribute to the City’s identity. Beyond having been declared the “Model Colony,” by an act of Congress, Ontario’s history includes citrus farming, viniculture in Guasti, and dairy farming in Ontario Ranch . Additionally, Ontario has some of the most authentic historically distinct residential neighborhoods in Southern California and is among a Intensities (maximum) Open Space/Amenities
Density 45-75 dwelling units per
acre
Common 188 square feet per unit
Commercial 2.0 FAR Private 60 sf (min. 5 ft dimension) Building Setbacks Parking
Euclid
Avenue
0-3 feet Residential 1 space per bedroom on-site
East D
Street
3-10 feet Guest
Residential

0.20 per unit (off -site with
parking study)
North
Lemon
Avenue
2-15 feet Commercial 1 space per 250 sf of GFA (off-
site with parking study)
East E
Street
3-10 feet Tandem Max of % (assigned to 2 -
bedroom units only)
Height (maximum) Parking Setbacks
Building 55 feet to top of roof/4 -
stories
Building 20 feet
Architectural
projections
60 feet Recreation 10 feet
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handful of communities whose creative and proactive approach to historic preservation ensures that “infill” projects are designed to be compatible with and complimentary to its historic resources.

Downtown Ontario is the historic economic, cultural, and civic hub of Ontario, organized by a simple, walkable network of treelined streets, laid out as a new “Model Colony” in the 1880s. The District’s history, historic buildings, and distinct urban form define downtown’s unique identity as a local proposed historic district. These aspects should be preserved, celebrated, and enhanced to reinforce the area’s existing identity.

The public right -of-way of Euclid Avenue from Philadelphia Street to the I -10 was designated as Local Landmark No. 67 on January 16, 2001 by the Ontario City Council.

On August 10, 2005, the public right -of-way of Euclid Avenue from Philadelphia Street in Ontario to 24th Street in Upland was listed on the National Register of Historic Places as a significant cultural landscape. The public right-of way includes north and south bound streets, sidewalks, light fixtures, parkways, median, trees, and stone and co ncrete curbs and gutters.

Contributing character-defining features include the 60 -foot wide median, h istoric rock curb, scored sidewalks, King standard light posts, double planting of California pepper trees (Schinus molle), silk oaks trees (Grevillea robu sta), and other mature vegetation such as deodar trees (Cedrus deodara) and Canary Island palms (Phoenix canariensis).

Within the Euclid Avenue retail core, buildings from various time periods comfortably mix with newer buildings, unified by a number of important shared characteristics including, 1) tall, clear glass ground floor shopfronts, 2) welcomin g entries along the sidewalk that reflect original 25 -foot wide lots, and 3) upper floor windows that relate to ground floor articulation consistent with a historic main street pattern.

An assessment of historic properties throughout the downtown area ha s been completed and this PUD area does not contain any potential or proposed historic resources.

As such, t he Project site is developed with a vacant commercial retail center, paved surface parking lot, and 3 automatic teller machines that have been recently removed. The commercial retail center was constructed during the 1960s and then remodeled during the early 2000s , removing of any character defining features of a historically significant architectural style and has no association with business or person of historical significance. While there are properties along Euclid Avenue where preservation efforts will be necessary, this PUD will facilitate new 855
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construction and redevelopment of existing developed area. Ideally, such new infill development will complement and exemplify historic elements and should not introduce building materials that are not already found in the historic downtown.

Future infill development and renovations should respect and reflect established facade patterns to preserve Downto wn’s historic c haracter by implementing the Downtown Design Guidelines (1998) and the Secretary of the Interior Standards for the Treatment of Historic Resources. The architecture of new buildings should reflect the time in which they are built, while harm onizing with th e scale, rhythm, and character of their historic predecessors.

Development p rojects within the PUD area will require a Certificate of Appropriateness to ensure architectural compatibility, and to protect the historic designation to ensure alterations and building forms (design, scale/massing and site layout) are appropriate to the character of the historic Euclid Avenue frontage ( right-of-way) and the various individually listed, eligible, and proposed historic resources. A map of historic assets in the vicinity is included below.

Exhibit 4-1: Ontario Historic Properties Map

4.1 DESIGN GUIDELINES
The design of the building responds to the different character of the adjacent context. The development character along Euclid Avenue front age is c ommercial and the 856
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northeast is a heavily single-family residential neighborhood. New development is should provide a strong urban edge to D Street, E Street and Euclid Avenue commercial corners to and allow the massing to break down to a lower scale adjacent to the neighborhood. The building design should reflect a more classical or art deco character to align with the Downtown D esign Guidelines that aim to reflect the multi -decade feel. Building façades should articulated a mixture of horizontal a nd vertical projections and changes that visually break up the building mass into varying modulations that provide greater identity to individual clusters of units. Prominent corners of the building , specially facing Euclid Avenue and D Street, should incorporate a tower element that marks the corner identity of the building but also articulates significant entry points to ground floor commercial uses. Ground level commercial should also receive special consideration and create a pleasant pedestrian experience with a recessed glass line that widens the sidewalk and encourages the opportunity for outdoor dining experiences.

The design seeks to be current with the level of articulation that would be reflective of more traditional building styles. Building forms should offer a variety of materials that will visually break the massing into smaller volumes. Development should not present as a large monolithic building, but as a series of smaller buildings to provide appropriate scale and massing. Simple materials such as smooth exterior plaster, textured plaster, corrugated metal, and brick veneers with surface articulation should provide for textural change.

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5.0 ARCHITECTURAL CONCEPTUAL RENDERINGS
Northeast corner of Euclid Avenue and D Street

Pedestrian Pass-thru on Euclid Avenue

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Northeast Perspective (Euclid Avenue and D Street)

Southwest Perspective (Lemon Avenue and E Street)

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6.0 ENVIRONMENTAL PERFORMANCE STANDARDS
All land uses shall adhere to the environmental performance standards set forth in the Ontario Development Code, to avoid and minimize impacts involving noise, vibration, dust and paint, smoke, light, glare and heat, odors and gasses, hazardous and radioactive materials, and electromagnetic interference.

Architectural plans for all residential uses shall be submitted to the City o f Ontario Building Department for an acoustical plan check, prior to the issuance of building permits, to assure that construction me thods use standard materials that will attenuate 20 d BA of sound from outside to inside, or such that indoor noise does not exceed 45 dBA.

7.0 ADMINISTRATION

7.1 DEVELOPMENT CODE GOVERNS
Any terms not defined herein and any issues affecting the design and development of the subject project area that not specifically addressed in this PUD shall be governed by the provisions of the Ontario Development Code and the City’s Standard Conditions of Approval Resolution No. R2017-027 for development.

7.2 PLANNING APPLICATIONS TO FACILITATE IMPLEMENTATION OF PUD

➢ Tentative Parcel/Tract Map to consolidate a minimum of 2.38 acres of land. ➢ Development Plan to facilitate construction of the commercial and residential mixed - use building.
➢ Certificate of Appr opriateness t o ensure historic resource preservation of the downtown area, an application for Certificate of Appropriateness (“C of A”) shall be required in conjunction with each block Development Plan.

7.3 ADMINSTRATIVE EXCEPTIONS
Exceptions to a maximum of 10 percent of any development standards set forth in this PUD may be granted by the Zoning Administrator pursuant to the Ontario Development Code.
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APPENDIX A: Ordinance Adopting PUD
(Appendix A follows this page)
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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PUD22-005, A PLANNED UNIT

DEVELOPMENT TO ESTABLISH DEVELOPMENT AND PERFORMANCE
STANDARDS AND DESIGN GUIDELINES FOR 2.38-ACRES OF LAND

LOCATED AT THE NORTHEAST CORNER OF EUCLID AVENUE AND D

STREET, BORDERED BY E STREET ON THE NORTH AND LEMON
AVENUE ON THE EAST WITHIN THE LUA-1 (EUCLID AVENUE
ENTERTAINMENT) OF THE MU-1 (DOWNTOWN MIXED USE) ZONING
DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF - APNS:
1048-363-05, 1048-363-04, 1048-363-03 AND 1048-363-02.

WHEREAS, Ontario Place D Block LLC ("Applicant") has filed an Application for the approval of a Planned Unit Development (“PUD”), File No. PUD22-005, as described in the title of this Ordinance (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to .38 acres of land located at the northeast corner of Euclid Avenue and D Street, bordered by E Street on the north and Lemon Avenue on the east, at 414 North Euclid Avenue within the LUA-1 (Euclid Avenue Entertainment) of the MU-1 (Downtown Mixed Use) zoning district, and is presently improved with a vacant commercial retail center and paved surface parking lot; and WHEREAS, on the same block as the Project site, at the northwest corner, is a

0.12-acre lot that is improved with a fueling station. The property to the north of the Project site is within the MU-1 (Mixed Use Downtown) zoning district and is developed with a fueling station and paved parking lot. The property to the east is within the OL (Low Intensity Office) zoning district and is developed with retail and office. The property to the south is within the Downtown Civic Center PUD zoning district and is developed with a 5-level public parking structure and the vacant land is slated for construction of a mixed- use development consisting of 144 residential apartment units and approximately 4,050 square feet of ground floor retail. The property to the west, across Euclid Avenue, is within the MU-1(Mixed Use Downtown) zoning district and is developed with commercial; and WHEREAS, an existing bus stop is located on the northeast corner of Euclid Avenue and D Street for Omnitrans Route 83. Additionally, located near Euclid Avenue on Holt Boulevard is Omnitrans Route 61 which has been identified as the future West Valley Connector Bus Rapid Transit (BRT); and
WHEREAS, the MU-1 (Downtown Mixed Use) zoning district allows for commercial and residential mixed-use development at a density of 25.1 to 75 dwelling units per acre and a building intensity of 2.0 Floor Area Ratio. Consistent with the MU-1 zoning district and TOP Downtown District Place Type, the D Block PUD allows for mixed-use development of 60 to 178 dwelling units, with a maximum building height of 55 feet (4 stories) and up to 65 feet for architectural projections and elevators and a maximum of

2.0 Floor Area Ratio; and
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WHEREAS, buildings shall be orientated towards Euclid Avenue with ground floor commercial units, including retail, restaurants, offices, conference rooms, and all other residential amenities and support services, are designed as traditional storefronts with bulkhead (base), display windows, transom windows above display windows and entry door, and a mid-panel floor to distinguish from the upper residential floors; and WHEREAS, residential dwelling units shall be located on the ground floor behind commercial storefronts, or on the upper stories; and
WHEREAS, the PUD requires a minimum of 1 resident parking space per bedroom, 0.20 guest parking per dwelling unit, and 0.25 parking space per Gross Floor Area of commercial; and
WHEREAS, in order to achieve the preferred density and building intensities, the PUD allows for a combination of on-site and on-street parking to provide an adequate parking supply to meet the anticipated parking demand for the Project. All resident parking is provided on site, while guest parking and retail visitor spaces are allowed on-street; and WHEREAS, the PUD includes architectural design guidelines, specific to the downtown location and mixed-use building type, and establishes the following design principles:
(a) Create an architectural character that reflects the various styles within the historic downtown by using similar proportions, building details and building material. (b) New buildings should appear to fit in contextually with existing historic buildings by using similar proportions, articulation, building details and building material. (c) The overall character should feel like a modern interpretation of a traditional American small town.
(d) Create compatibility between the mixed-use architecture and the residential architecture within the downtown area; the introduction of unifying elements such as similar materials and colors should be considered; however, “sameness” is discouraged; and
WHEREAS, the PUD requires a Certificate of Appropriateness, in conjunction with a Development Plan, in order to safeguard Euclid Avenue position on the National Register of Historic Places; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("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
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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 is located within the Airport Influence Area of Ontario International Airport ("ONT"), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on April 25, 2023, the Planning Commission of the City of Ontario conducted a hearing to consider the initial study, Addendum, and the Project, and concluded said hearing on that date, voting to issue Resolution No. PC23-026 recommending the City Council approve the Application; and WHEREAS, on May 16, 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 Ordinance have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND ORDAINED by the City Council of the City of Ontario, as follows:

SECTION 1. Environmental Determination and Findings. As the 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, 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. The proposed Project is located within the Downtown Mixed Use land use designation of the Policy Plan (general plan) Land Use Map, and the MU-1/LUA-1 (Downtown Mixed Use/Euclid Avenue Entertainment) zoning district. The 864
proposed Project is consistent with all applicable Policy Plan policies, as well as with the requirements of the MU-1/LUA-1 (Downtown Mixed Use/Euclid Avenue Entertainment) zoning district and the related proposed D Block Planned Unit Development, which, at the Project location, intends to accommodate housing units at a density of 25 to 75 du/ac. (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

2.38-acres of land, which is surrounded by established development on all sides and consists of a mix of multiple-family, civic, retail, and commercial land uses. (c) The Project site has no value as habitat for endangered, rare, or threatened species. The site is located in an urbanized area that has been fully developed with a commercial building and a large paved surface for vehicular parking, and as such is not suitable habitat for any endangered, rare, or threatened species. Additionally, the site is not been identified on federal or state designation map. (d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed mixed-use commercial and residential development is similar to, and of no greater impact than other allowed uses and development projects within the MU-1/LUA-1 (Downtown Mixed Use/Euclid Avenue Entertainment) zoning district. The Project would not result in any significant impacts through implementation of required state, regional, and local development and performance standards, and as demonstrated in the Air Quality and GHG, Noise, Traffic, and Parking Studies, and the Preliminary Water Quality Management Plan ("PWQMP") prepared for the Project.
(e) The site is adequately served by all required utilities and public services. All necessary wet and dry utilities are within the public street and are readily available for connection; 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. Airport Land Use Compatibility Plan ("ALUCP") Compliance.

The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, 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 865
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 3. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 and 2, above, the City Council hereby concludes as follows:
(1) The proposed PUD, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan.The Project 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 DCCPUD, describes the manner in which the PUD complies with the Policy Plan goals and policies. (2) The proposed PUD, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.

The City Council has required certain safeguards through conditions of approval, 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 PUD, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses.The D Block PUD area is situated in the heart of Ontario’s downtown and is adjacent to residential and commercial land uses and development. The surrounding development supports the objective of the D Block PUD further commercial and residential mixed-use development. The Project does 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 D Block PUD, 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 866
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 PUD is superior to that which could be obtained through the application of the Development Code or a specific plan. The D Block PUD will establish minimum building setbacks, parking and open space requirements, allow on- street parking, and establish a planting palette. These standards will facilitate the commercial and residential mixed-use development of 109 apartment dwelling units and 4,050-square feet of ground floor commercial, parking facilities and private and common open space areas. The proposed D Block PUD will allow for subsequent development that is superior to that which could be obtained through the application of the Development Code by itself.

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

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

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

SECTION 7. Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The People of the City of Ontario hereby declare that they would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

SECTION 8. Effective Date. This Ordinance shall become effective 30 days following its adoption.
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SECTION 9. Publication and Posting. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within 15 days following the adoption. The City Clerk shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

PASSED, APPROVED, AND ADOPTED this ____ day of _________ 20___. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
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STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. _______ was duly introduced at a regular meeting of the City Council of the City of Ontario held May 16, 2023 and adopted at the regular meeting held ___________, 2023 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. _______ duly passed and adopted by the Ontario City Council at their regular meeting held ____________ and that Summaries of the Ordinance were published on ___________ and _____________, in the Inland Valley Daily Bulletin newspaper.
__________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
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ATTACHMENT A:

File No. PUD22-005;
D Block PUD
(Document follows this page)
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Prepared for:

The City of Ontario
(2023)

D Block
Planned Unit
Development

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