5 shall be subject to a Conditional Use Permit process through the City of Ontario, including any public noticing and/or hearing processes required through such process. Any notice of any public hearing on a proposed drive-through facility or a physical modification of an existing drive through facility shall be given to the blind, aged, and disabled communities, in order that they may participate in the hearing. l. Additional Conditions: The above performance standards constitute the minimum deemed necessary under general circumstances and in most cases to prevent adverse effects from drive-through facilities. Other and further standards may be required as conditions of approval defined by City Planning staff to ensure that such uses are in accord with the intent of the Specific Plan and in concert with the integrity of the commercial or mixed-use project.
m. Discontinuation of Use: If any drive-through facility approved pursuant to this Part is discontinued for a period of 12 months or longer, the Conforming Use or Conditional Use Permit for such use shall be void.
Subsequent uses shall be reviewed and approved under the same criteria, as may be amended from time to time. If such parcels are (a) within the originally established “Conforming Use Areas” or (b) on a site granted a Conditional Use Permit and, in the opinion of the City Planning Department, such subsequent use is deemed less impacting than the originally approved Conditional Use, then such uses shall be afforded the Confirming Use Permit process for their project approvals.
Discontinuation of use for a period of 12 months or longer of any drivethrough facility approved pursuant to this Part for, the Conforming Use or Conditional Use Permit (CUP) for such use shall be void. Please refer to City of Ontario CUP process.
5.5.9 REGIONAL COMMERCIAL/MIXED-USE DEVELOPMENT STANDARDS The following are the development standards for Mixed-Use projects proposed within Planning Areas 6, 7B, 8A7 and 9. Refer also to Section 5.3 for Residential Development Standards. The northwest corner of Planning Area 8A7, adjacent to Mill Creek Avenue and Ontario Ranch Road is designated as mixed-use and would allow for the development of a 4-story wrap or podium residential product type, including ground floor retail interfacing with commercial development to the east within Planning Area 8A6B.
Minimum Lot Size/Area: Minimum lot size shall be large enough to accommodate the proposed use, meet all Development Standards, and cumulatively meet commercial thresholds as specified within the Specific Plan.
Maximum Floor Area Ratio
Mixed Use Buildings(1) 2.0:1
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5 Minimum Landscape Coverage 15%, all setback from rightof-way areas shall be landscaped.
Building Setbacks (minimum)
From Hamner Avenue Right-Of-Way
From Ontario Ranch Road Right-Of-Way
From Mill Creek Avenue Right-Of-Way
From Private or Local Street
From Interior Property Line
From Interior Property Line adjacent to
Residential District (Stand Alone Residential)
From SCE Property Line/Easements
Building to Building
Allowable Porch/Balcony Encroachment into
Setback
35 feet(4) (5)
35 feet(4) (5)
18 feet(4)
10 feet(2)
0 feet
25 feet
15 feet
0 feet, free standing
buildings shall maintain a
setback of 2/3 the height of
the building, or 25’,
whichever is less.
5 feet
Parking Setbacks(3) (minimum)
From Hamner Avenue Right-Of-Way
From Ontario Ranch Road Right-Of-Way
From Mill Creek Avenue Right-Of-Way
From Private or Local Street
From Interior Property Line
From Interior Property Line adjacent to
Residential District (Stand Alone Residential)
From SCE Property Line/Easements
35 feet
35 feet
18 feet
10 feet
5 feet
5 feet
0 feet
Building Height (Maximum)
Vertical Mixed Use
Architectural Projections (including towers,
focal elements, cupolas, etc.)
Porte-cocheres
Structured Parking
75 feet
Up to 10 feet above the
height of the building;
projections shall not be
habitable space.
35 feet
Structured parking for
mixed-use buildings may
not exceed the height of the
adjacent building, which it
serves.
(1) Per the City of Ontario Development Code. Commercial parking standards still apply. For residential units, parking standards within Section 5.4.1.12 of the Specific Plan shall apply. (2) Refer to Sections 7.6.7, 7.6.9, and 7.6.10 for further setback/design requirements. (3) Parking stalls perpendicular to street shall be screened by landscaping, berms, or decorative walls that match architectural style of the development. Screening shall mature to a minimum height of 36” (to screen car grilles) 7460
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5 (4) Buildings shall be set back to the Neighborhood Edge or to the given setback from R.O.W., whichever is more restrictive. Where a Neighborhood Edge condition does not exist, setbacks from R.O.W. shall govern. (5) One and two-story buildings may encroach 10 feet into the neighborhood edge subject to Planning Department review and approval.
5.5.9.1 Retail/Shop Space “Veneer”
To achieve a desired commercial frontage on pedestrian corridors, retail/shop space veneers on residential buildings may be incorporated, and are encouraged, on the first story level. Retail service stores are the intended occupant for retail/shop space veneers, creating an incubator space for small independent businesses such as, but not limited to, travel agencies, hair salons, personal services, dry cleaners, art galleries, wine tasting venues, and similar pedestrian serving commercial ventures. Restaurants and incidental food usages such as coffee or juice bars and sandwich shops are also allowed and encouraged. Refer to the table in Section 5.5.7.1 for the full list of permitted uses.
A minimum shop depth of 25 feet is required, with building entries fronting onto streets, private drives, interior circulation corridors, pedestrian corridors, or plazas. Heavy service uses are not allowed in retail veneer spaces, therefore, separate delivery entrances to these shops are not required. Retail veneer is specifically not a live/work product. Therefore, direct residential entrance to these retail shops is not permitted. Residential unit entrances and associated parking spaces shall be separate from retail veneer entrances and parking.
Vertical mixed-use buildings in a retail veneer/residential configuration are encouraged to provide building separations for pedestrian plazas or walkways connecting to the residential neighborhoods. These separations are encouraged to be no greater than 500 feet apart. Retail/shop space veneers must meet development standards in this section, design guidelines, and all applicable building codes.
5.5.9.2 Circulation
Serving as a commercial retail destination with neighborhood elements, RichHaven Specific Plan shall have street frontage monumentation announcing the major entrance to the development from Ontario Ranch Road at Hamner Ave.
Within Rich-Haven Specific Plan major vehicular access to commercial elements and residential areas shall be clearly designated and intuitive, supplemented with special paving, landscaping and signage. Intersection nodes, where both vehicular and primary pedestrian activities occur, may feature enhanced paving to signify the mix of these activities. Parking should be oriented toward tenant customer access and away from the street, with clearly marked pedestrian pathways to building entrances.
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5 A strong pedestrian connection should be provided between the mixed-use area and the residential neighborhoods within Planning Areas 6A, 6D, 7B, 8A, 8B, 9A and 9B, to enhance the walkability of the development.
5.5.9.3 Parking Standards
The following standards apply for required off-street parking of mixed-use uses based on gross interior floor area within the Regional Commercial/Mixed-Use District:
Restaurant 1 per 100 sq. ft.
Fast Food drive-thru 1 per 75 sq. ft.
Retail 1 per 250 sq. ft.
Banking 1 per 250 sq. ft.
Medical 1 per 250 sq. ft.
Office 1 per 250 sq. ft.
Day Care 1 per 500 sq. ft.
All other uses not identified in the table shall conform to Off-Street Parking and Loading Standards of the City of Ontario Development Code.
In mixed-use areas, on-street parallel and/or angled parking may be used to satisfy the project parking requirement. Speed humps or other devices may also be used to control vehicular traffic speeds in and near pedestrian zones.
Double loaded parking aisles may be either 90-degree or angled. Parking drive aisles shall be a minimum of 25 feet for 90-degree or 2-way angled parking.
Drive aisle may be reduced to 20 feet wide for one-way angled parking. A dashed line along main travel routes is recommended to provide a street appearance. Walkways within the parking fields are required to have scored concrete, stamped concrete or paver treatment to integrate pedestrian paths of travel.
Standard parking stalls shall be no less than 9 feet wide by 18 feet deep.
Refer to Mixed-Use/Commercial Landscape Design Guidelines, section 7.8.
5.5.9.3.1 Loading
All large commercial tenants, except medical, require one loading space unless otherwise noted. Refer to Loading and Service Design, of the Regional Commercial/Mixed Use District Design Guidelines for further loading requirements. Appropriate queuing, six to eight car stacking, for drive-thru banks and pharmacies shall be provided.
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5 Mixed-use buildings/tenants are encouraged to employ shared loading areas and on-street parallel parking as loading spaces. On-street loading spaces shall have appropriate loading, time/day signage for the space and shall be in addition to required parking for the mixed-use building/tenant.
5.5.9.3.2 Shared Parking Programs
Where opportunities exist for shared parking between uses with staggered peak parking demands, owners and developers should make every possible effort to take advantage of this opportunity to reduce total number of parking spaces within each site or parcel. The intent of a shared parking program is to reduce land devoted to parking, thereby allowing increased densities in mixed-use areas or providing for open spaces, walkways or other amenities. The parking standards may be reduced, up to a 40% reduction, based on a shared parking reduction study as outlined within the Specific Plan.
5.5.9.4 Pedestrian Orientation and Connectivity
Fostering pedestrian activity along interior circulation corridors is critical to the interactive, urban nature of the Regional Commercial/Mixed Use District.
Interior circulation corridors, with commercial and mixed-use frontages shall have appropriate planting and paving features to accommodate pedestrian activity.
Shaded courtyards or plazas are encouraged to be incorporated into building layout and design to provide comfortable pedestrian space. Such courtyards may feature elements that enhance the pedestrian experience such as fountains, trellises, umbrellas, shade trees, comfortable tables, chairs and benches, kiosks, etc. Please refer to Section 7.8, Mixed-Use Landscape Design Guidelines.
5.5.9.5 Streetscape Interaction
Along major pedestrian walkways (greater than 300 linear feet of mixed-use frontage) and plazas that are adjacent to adequate customer parking and commercially viable, it is encouraged that the linear street frontage, excluding driveways and pedestrian connections, be designed to accommodate pedestrian-oriented neighborhood service uses including retail, office, or other community service uses. The minimum depth of these uses shall be 25 feet.
Residential parking is permitted behind this use.
5.5.9.6 Patio Dining
Outdoor seating, in conjunction with business, is encouraged to enliven the street scene along commercial edges. Patio dining areas may be either connected or separated from building face. If separated, the space between 7463
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5 seating area and building face must be a minimum of 8 feet to allow pedestrian traffic. In all cases, the seating area must have an internal minimum dimension of 5’ clear. A maximum encroachment of 20 feet is allowed onto park/paseo or urban edge/setback areas. Along Ontario Ranch Road, patio dining may encroach a maximum of 10 feet into these setback areas. Patio areas may be enclosed by the tenant by open rail compatible with the architecture of the building, hedges or other suitable separation. Please also refer to Section
6.5.4.1, Patio Dining.
5.5.9.7 Drive-thru Facilities
Please refer to Section 5.5.8.5 for Drive-thru Facility development standards.
5.5.10 LIVE/WORK
Intended Character: The “Live/Work” designation is a residential building type that accommodates non-residential work areas adjacent to or below residential living areas, having specialized work-spaces that can accommodate more intensive work activities than appropriate for an exclusive residential building. Live/Work is allowed and encouraged in single family detached, and multi-family attached, with orientation to streets at transitional locations between pure commercial and pure residential areas. The Live/Work standards for the RichHaven Specific Plan assume no employees for Live/work uses. Live/Work is an appropriate transitional use between primarily commercial and primarily residential areas within the Regional Commercial/Mixed Use District.
5.5.10.1 Applicability, Live/Work
The standards provided herein apply to single-family attached home type or alley-loaded single family uses within Planning Areas 4A, 4B, 5B, 9, and 10A 6A, 7, 8 and 9 within the Regional Commercial/Mixed Use District. Refer to Table 5-1, Site Development Standards Summary and applicable residential development standards within Section 5.4. The following standards are intended to supplement the standards provided within Section 5.4.
5.5.10.2 Live/Work Permitted Occupational Standards
This section is a supplement to Sub-sections 5.4.3, 5.4.4, 5.5.3, and 5.5.7.1 permitted uses, and all commercial activities specified herein shall be restricted to the ground floor of each dwelling unit, with exception to the Vertical Mixed Use Building, where uses can be included on the second level.
Free-standing commercial buildings are to use appropriate commercial building standards and not the live/work standards.
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5 Live Work Permitted Uses
a. Home Occupations
As defined within the City Development Code
b. Artist and Craft Activities
Activities of artists and crafts persons working in low-impact media or processes (e.g., painters, graphic artists, potters, carvers, musicians.)
c. Cottage Production Activities
Production of goods or services involving low impacts and no employees (e.g., jewelry making, garment making, small leather goods, printing, computer or small goods repair, media production and recording studios.) d. Service Activities
Office or service work with few or no impacts, no employees, (e.g., software developers, analysts, writers, accountants, secretarial services, personal services such as hair stylists, music teachers, tutors, doctors, therapists, child daycare, contract workers, telecommuters, office bases for off-site services such as building and landscape contractors, sales representatives.)
e. Public Access Businesses
Public Access Businesses typically have frequent one-on-one interaction with individual client groups who meet in home offices. Examples of these types of permitted uses are:
1. Architect/Landscape Architect/Engineer/Land Planner
2. Interior Decorator or Designer
3. Fine Arts Studio and Sales/Ceramics and Pottery Studio and Sales/Clothing Design Studio and Sales
4. Graphic Design Studio and Sales
5. Photography Studio/Portraiture and Sales
6. Planning Consultant
7. Attorney/consultant
8. Income Tax Service/Escrow Service/Insurance Agency
9. Internet Service Provider/Webmaster
10. Consulting and Business Service
11. Music or Dance Instruction (tutor)
12. Real Estate Developer/Specialty Contractor
13. Licensed Small-family child-Care Home
14. Personal Fitness Training
15. Tutor
f. Mobile Businesses
Mobile businesses typically involve a significant time away from the office where work is either acquired or performed at the client’s residence or place of business. Examples of these types of permitted uses are:
1. Pick-up and Delivery Service
2. Cleaning Service
3. Pool Maintenance
4. Building Contracting
5. Gardening and Landscape Service
6. Electronic and Computer Equipment Repair and Fix-it Service
7. Catering Service
8. Flower Arranging and Plant Service
9. Specialty Food Products and Delivery
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5 Live Work Permitted Uses
g. Other Permitted Businesses
Notwithstanding the specific permitted uses outlined above, the Planning Director may authorize other uses using reasonable discretion, as long as such other uses are not otherwise precluded by law. The Planning Director may authorize other uses using reasonable discretion, as long as such other uses are not otherwise precluded by law. The Planning Director will consider the effect on the project, and will not approve a use that has a materially adverse impact on other units in the condominium project, or surrounding neighborhood. The Director’s decision may be appealed to the Planning Commission or the Director may refer the request to the Planning Commission as a Conditional Use Permit.
Live/Work Prohibited Uses
Prohibited uses are those uses that are not compatible with the permitted uses for the project, as well as all uses which are contrary to any city development code of other governmental condition of approval for the project. The following uses are expressly prohibited:
1. Medical/Dental Office
2. Chiropractic/Acupuncture Service
3. Massage/Acupressure Service
4. Veterinarian/Kennel/Animal Care Facility
5. Tattoo or Body Piercing Service
6. Fortuneteller
7. Banquet Facility
8. Adult Business
9. Recycling Center
10. Sales, repair or maintenance of vehicles, including automobiles, boats, motorcycles, aircraft, trucks, or recreational vehicles, provided that light maintenance of resident owned vehicles shall be allowed so long as such maintenance is conducted entirely within the interior of a garage.
11. Trade or Private School
12. Religious Institution
13. Any use that regularly or periodically generates vibrations, excessive noise, heat or smell, which affects any other condominium units within the project, as determined by the Planning Director; or surrounding properties, as determined by the City of Ontario Planning Director
14. Other uses that the Planning Director reasonably determines would detract from the overall image of the project or which might adversely affect the value of the individual condominiums within the project.
5.5.10.3 Live/Work Development Standards
Live/Work is the blend of residential and working components within a single dwelling. The development standards found in Section 5.4 set forth the base criteria. The following standards are written to give further standards on the commercial aspects of the building, and also the interaction between living and working areas.
5.5.10.3.1 Orientation
Most of the residential living quarters are anticipated to be located above the ground floor; however, if properly designed to mitigate conflicts concerning livability and privacy, ground floor or partial ground floor living quarters are allowed.
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5 5.5.10.3.2 Entries and Private Outdoor Space
There should be direct pedestrian access from the front street to each individual business.
Direct pedestrian access from the business to the residential unit is also encouraged.
Residential units may be accessed from the fronting street or from the rear or side of the building.
5.5.10.3.3 Living Quarters and Work Space
Living quarters are permitted above the work space, to the side or in back (toward garage) of the work space. A minimum square footage of living area per residential unit shall be 400 sq. ft. Work space shall have a minimum square footage of 200 sq. ft. and a maximum square footage of 800 sq. ft.
5.5.10.3.4 Parking and Storage
All parking required for the workspace shall be provided for on-site, at the rear of the units or underground. Live/Work units are required to provide an additional .25 visitor spaces/unit, which may be located on-street. This requirement is in addition to the parking requirements of Section 5.4.
Garbage container storage areas, heating and mechanical equipment, and offstreet parking and loading facilities must be located at the rear of the units.
5.5.10.3.5 Loading
Mixed-use and Live/Work settings are encouraged to employ shared loading areas and on-street parallel parking as loading spaces. On-street loading spaces shall have appropriate loading, time/day signage for the space and shall be in addition to required parking for the mixed-use building/tenant.
Otherwise, no loading or unloading is permitted in the public right-of-way. No loading or unloading activities shall interfere with parking or vehicular access.
Loading areas, where provided, shall not be visible from the public street.
Loading activities serving live/work uses shall be limited to 9:00 a.m. to 5:00 p.m. on weekdays and 9:00 a.m. to noon on weekends.
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5 5.5.10.3.6 Signage
Signage is intended to promote and enhance on-site businesses, maintain a quality neighborhood, provide direction for pedestrian and vehicular circulation, support a residential living environment and retain the character of the local neighborhood. No free-standing or monument signage is allowed for live/-work uses.
A signage program shall be prepared by the merchant builder and submitted for review and approval by the City of Ontario. See Section 6.5.5 Signage Guidelines for signage program.
5.5.10.4 Live/Work Performance Standards
5.5.10.4.1 Business License
A business license must be obtained for all live/work activities. Licenses will define:
a. Permitted number of employees
b. Business hours of operation
c. Potential public safety concerns, nuisances such as noise, vibrations etc.
5.5.10.4.2 Review Procedures
If the use requires City approval, then the application for live/work commercial uses shall be reviewed and approved by the both the Builder and Master Associations before submittal to the City.
5.5.11 STAND ALONE RESIDENTIAL OVERLAY
5.5.11.1 Development Standards
Stand Alone Residential Overlay developments within the Regional Commercial/Mixed-Use District shall comply with the Residential Development Standards outlined in the Residential District. Refer to the applicable tables in Section 5.4 for Stand Alone Residential Overlay development standards.
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5 5.6 LIGHT INDUSTRIAL DEVELOPMENT STANDARDS
Applies to Planning Areas 2C, 3C, 5A, 5C and 6A7A
The purpose of the Light Industrial district is to create a high-quality industrial environment that is compatible with the Rich-Haven specific plan development area and the City’s TOP (The Ontario Plan).
This district provides for uses that will be complementary to adjacent SCE Substation and Planning Area 7B which includes regional commercial. (See Section 5.5 - Regional Commercial/Mixed-Use District Development Standards).
5.6.1 APPLICABILITY
The development regulations contained herein provide specific land use development standards for the project. Regulations address both general and specific standards for Light Industrial development. Application of the following regulations is intended to encourage the most appropriate use of the land, ensure the highest quality of development, and protect the public health, safety, and general welfare.
Whenever the provisions and development standards contained herein conflict with those contained in the City of Ontario
Development Code, the provisions of the Rich-Haven Specific Plan shall take precedence. Where the Rich-Haven Specific Plan is silent, City codes shall apply. These regulations shall reinforce specific site planning, architectural design, and landscape design guidelines contained in Section 6, “Design Guidelines” of the Rich-Haven Specific Plan.
All architectural and landscape improvements shall be consistent with the Design Guidelines contained in Section 6 of the Rich-Haven Specific Plan, “Design Guidelines.” All architectural and landscape plans shall be submitted to the City of Ontario for approval.
5.6.2 DEFINITION OF TERMS
The meaning and construction of words, phrases, titles, and terms shall be the same as provided in the City of Ontario Development Code Article 2, “Definitions,” unless otherwise specifically provided for herein.
The definition of architectural and design terms shall be the same as those provided in the City of Ontario Glossary of Design Terms which follows the City of Ontario Development Code.
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5 5.6.3 DEVELOPMENT CAPACITY
Light Industrial uses in any configuration are limited by development and design standards of this section. The Rich-Haven Land Use Plan allocates a total maximum of 1,183,5252,767,148 square feet of light industrial use in Planning Areas 2C, 3C, 5A, 5C and 6A7A. (See Section 3, Land Use Summary, Table 3-1). Variations in the number, type, and intensity of Industrial buildings may occur at the time of final design of Planning areas 4A, 5B, 6B, 6C, and 7A depending upon the project and development timing.
5.6.4 PERMITTED USES
The following table establishes the uses which are permitted within the Light Industrial District of Rich-Haven Specific Plan. The following symbols used in the table represent the following:
P Permitted Use
C Conditional Use Permit required
A Ancillary Use (allowed in conjunction with a primary permitted use) Ancillary uses will be reviewed concurrently with each land use proposal.
PERMITTED USES
Land Use Types Light
Industrial
AGRICULTURAL USES
COMMERCIAL GROWING ESTABLISHMENT
(Activities typically include, but not are not limited to the commercial growing of produce by row, field, tree, and crop production. Also included is agricultural research. Marijuana cultivation not allowed per city ordinance)
P
WHOLESALE AND RETAIL PLANT NURSERIES
(Activities typically include, but are not limited to, sales of indoor and outdoor plants, including, but not limited to, trees, shrubs, groundcovers, and grass sod, as well as seeds, pots and potting supplies, and growing supplies).
P
COMMUNITY GARDENS, URBAN FARMS, AND RELATED USES A
KENNELS AND CATTERIES P
CONSTRUCTION
CONTRACTORS:
(limited to businesses whose primary activity is performing specific activities involved in building construction, engineering and capital improvement projects, or the preparation of sites for construction) Completely within a building P
With Outdoor Storage (screened for public view) P
RESIDENTIAL USES
CARETAKER’S UNIT - AREA DEVOTED TO USE NOT TO EXCEED 1,000 SQUARE FEET. A
WHOLESALE TRADE
DURABLE GOODS - GENERAL
Motor Vehicles and Motor Vehicle Parts and Supplies P
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5 Land Use Types Light
Industrial
Sporting and Recreational Goods and Supplies P
Toy and Hobby Goods and Supplies P
Recyclable Materials (includes wholesale activity only; refer to NAICS 562920 (Material Recovery Facilities) for recovery/processing (recycling) activities) C Jewelry, Watches, Precious Stones, and Precious Metals P
DURABLE GOODS - LIMITED
Furniture and Home Furnishings P
Professional and Commercial Equipment and Supplies P
Household Appliances, and Electrical and Electronic Goods P Hardware and Plumbing, and Heating Equipment and Supplies P
NON-DURABLE GOODS
(excluding industrial gases, petroleum bulk stations and terminals, and fireworks and explosives merchant wholesalers)
P
RETAIL TRADE
INTERNET FULFILLMENT/WAREHOUSING/DISTRIBUTION (E-COMMERCE) P
NONSTORE RETAILERS
Electronic (internet) Shopping and Auctions, and Mail-Order Houses Houses (includes direct business to consumer internet retail sales, auction houses, and/or mail order retail sales)
P
Vending Machine Operators P
OTHER DIRECT SELLING ESTABLISHMENTS P
INDUSTRIAL RETAIL SALES
(retail of goods and/or product either manufactured, warehoused or wholesaled on-site) Maximum 15% of building floor area or 8,000 square feet, whichever is less) A Over 15% of building floor area or 8,000 square feet C
INSTITUTIONAL USES
EDUCATIONAL FACILITIES
(Universities, Colleges, and Vocational Training)
• Technical and Trade School C
Business Schools and Computer and management Training C Other Schools and Institutions:
Fine Arts Schools (nonacademic instruction, including music, dance, performing arts, drama, photography, ceramics, painting and sculpture)
• GFA less than 2,000 SF P
• GFA 2,000 SF or more C
Sports and Recreation Instruction (cheerleading, gymnastics, and martial arts) • GFA less than 10,000 SF P
• GFA 10,000 SF or more C
Industrial Clinics P
Religious Facilities - Religious assembly and places of worship. C 7471
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5 Land Use Types Light
Industrial
Public Utility/Service structure C
Automobile Driving School C
Other Schools of Instruction (public speaking, survival training, and speed reading) C Water Systems - Water wells, water storage, treatment and filtration facilities. C
HEALTH CARE AND SOCIAL ASSISTANCE
AMBULATORY HEALTH CARE SERVICES
Offices of Physicians and Dentists, Other Health Practitioners, Outpatient Centers, Laboratory Testing Services, Home Healthcare Services, and Community Clinics (excludes massage establishments—see NAICS 812199)
P
Other Ambulatory Health Care Services
Ambulance Services P
All Other Ambulatory Health Care Services:
• Blood and Organ Banks P
• All Other Miscellaneous Ambulatory Health Care Services (limited to blood pressure screening, health screening, hearing testing, industrial clinics, pace- maker monitoring, physical fitness evaluation, and smoking cessation program services) P
SOCIAL ASSISTANCE
Community Food and Housing, Emergency and Other Relief Services Community Food Services (limited to food banks, meal delivery programs, and fixed and mobile soup kitchens) C
Child Day Care Services
Child Day Care Centers (Employer Provided Services) P
ARTS, ENTERTAINMENT AND RECREATION
AMUSEMENT, GAMBLING, AND RECREATION INDUSTRIES
Other Amusement and Recreation Industries
Fitness and Recreational Sports Centers (limited to health clubs and gyms, fitness and sports training facilities, tennis clubs, swim clubs and other similar activities and facilities) • GFA Less than 10,000 SF P
• GFA 10,000 SF or more C
All Other Amusement and Recreation Industries, limited to the following (NAICS 713990):
• Batting Cages -- Indoor C
• Batting Cages -- Outdoor C
Shooting and Archery Ranges and Galleries — Indoor Only C Simulated Racing (limited to go-carts, radio controlled vehicles and other similar facilities) C Simulated Shooting Games — Indoor Only (limited to laser tag and paint ball) C Skating Rinks and Parks (indoor only) C
COMMERCIAL USES
REPAIR AND MAINTENANCE
Motor Vehicle Repair and Maintenance
(Note: See Motor Vehicle Storage (NAICS 493190) for vehicle storage requirements) 7472
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5 Land Use Types Light
Industrial
Auto Repair (Minor) - Activities include, but are not limited to automotive and light truck repair; retail sales of goods and services for automobiles and light trucks; and the cleaning and washing of automobiles and light trucks. Uses typically include, but are not limited to, repair of brakes, tires, electrical, etc. and car washes.
P
Automotive Glass Replacement Shops (limited to stationary and mobile services) P Automotive Oil Change and Lubrication Shops P
Auto Repair (Major) - In addition to the types of repair operations included as part of Automobile and Light Truck Repair - Major, activities typically include, but are not limited to, automotive body work, painting, and installation of major accessories; automobile customizing; engine and transmission repair/rebuild and towing facilities.
C
All Other Automotive Repair and Maintenance
• Emissions Testing (test only facilities) P
• Rustproofing and Undercoating Shops P
• Spray-On Bedliner Installation Shops P
Plug-In Electric Vehicle (PEV) Charging Facilities (ancillary to an allowed land use) P Commercial and Industrial Machinery and Equipment
(except Automotive and Electronic) Repair and Maintenance) P Personal and Household Goods Repair and Maintenance
Home and Garden Equipment and Appliance Repair and Maintenance - Computers, home electronics and small home appliances. Electrical equipment, Furniture refinishing/reupholstery. Lawnmower and garden equipment.
P
Reupholsters and Furniture Repair P
Other Personal and Household Goods Repair and Maintenance -- Without Retail Sales (limited to garment alteration and repair, gun repair, jewelry repair, key duplicating, musical instrument repair and tailor shops)
P
Boat Repair and Maintenance Services (no retail sales of new boats) P Motorcycle Repair and Maintenance Services (no retail sales of new motorcycles) P Death Care Services
Funeral Parlors and Mortuary Services (excludes funeral establishments) P Dry cleaning and Laundry Services
Linen and Uniform Supply
• Linen Supply P
• Industrial Launderers P
Other Personal Services
Personal Fitness Trainer P
Battery/Energy Storage and Interconnect to SCE (as an ancillary use) C Battery/Energy Storage exclusively to serve project energy use P
PUBLIC ADMINISTRATION
JUSTICE, PUBLIC ORDER, AND SAFETY ACTIVITIES
Police Protection (limited to stations, substations and storefront facilities) P 7473
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5 Land Use Types Light
Industrial
Fire Protection P
PUBLIC UTILITY/SERVICE STRUCTURE C
COMMUNICATION USES
RADIO AND TELEVISION BROADCASTING STUDIOS
(Activities typically include, but are not limited to, broadcasting and other information relay services accomplished primarily through the use of electronic and telephonic mechanisms. Uses typically include, but are not limited to, television and radio studios)
Motion Picture and Video Industries
(except Motion Picture and Video Exhibition -- movie theaters) P Sound (Audio) Recording Facilities P
BROADCASTING
(except Internet—see Other Information Services) P
Radio Stations P
Television Broadcast Studios P
DATA PROCESSING, HOSTING AND RELATED SERVICES P
OTHER INFORMATION SERVICES
Internet Publishing and Broadcasting P
REAL ESTATE, RENTAL AND LEASING
RENTAL AND LEASING SERVICES
Automotive Equipment Rental and Leasing
Truck, Utility Trailer, and Recreational Vehicle Rental and Leasing P Office Ancillary to a Primary Industrial Use (less than 10%) P
ADMINISTRATIVE AND SUPPORT, AND WASTE MANAGEMENT AND
REMEDIATION SERVICES
ADMINISTRATIVE AND SUPPORT SERVICES
Office Administrative Services and Facilities Support Services (limited to services provided for others on a contract or fee basis) A Business Support Services
Business Service Centers:
• Private Mail Centers, and Postal Services and Supplies C • Other Business Service Centers (limited to mailbox rental, photocopying, duplicating, blueprinting, mailing services, document copying services, facsimile services, word processing services, on-site PC rental services, and office product sales)
P
Services to Buildings and Dwellings
(limited to exterminating and pest control, janitorial, landscaping, carpet and upholstery cleaning, building exterior and chimney cleaning, power washing, gutter cleaning, light building maintenance, parking lot cleaning and swimming pool maintenance services)
P
Other Support Services
(limited to packaging and labeling services, convention and trade show organizers, and document shredding services)
P
Remediation and Other Waste Management Services
Material Recovery Facilities (MRFs) (consists of the removal of recyclable materials from a waste stream):
• Electronic Equipment Recycling C
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DEVELOPMENT REGULATIONS
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5 Land Use Types Light
Industrial
WATER SYSTEMS - WATER WELLS, WATER STORAGE, TREATMENT AND FILTRATION FACILITIES. C
EATING AND DRINKING PLACES & FOOD SERVICES
Special Food Services
Food Service Contractors P
Caterers P
Mobile Food Services P
Food Bank or Meal Delivery Services C
Drinking Places
Alcoholic Beverage Sales for On-Premises Consumption as a Primary Business Activity (such as bars, cocktail lounges, nightclubs, taverns, and other similar facilities) • GFA less than 10,000 SF C
• GFA 10,000 SF or more C
Alcoholic Beverage Sales for On-Premises Consumption as an Ancillary Business Activity (such as ancillary to restaurants) C
Eating Establishments
(Activities typically include, but are not limited to, the retail sale from the premises of food or beverages prepared for on-premises consumption. Uses typically include, but are not limited to):
• Full-service restaurants, serving ready-to-eat food and beverages for on-site consumption. P
• Fast-food restaurants, serving ready-to-eat food and beverages for on-site or off-site consumption, without drive-through facilities. P
Cafeterias and Buffets P
Snack and Nonalcoholic Beverage Bars P
MANUFACTURING
FOOD MANUFACTURING:
General
(but excluding animal slaughtering and processing and seafood product preparation and packaging) P Limited
(including bread, tortilla, snack foods, roasted nuts and peanut butter, coffee and tea, flavoring syrup and concentrate, seasoning and dressing, spice and extract, and all other miscellaneous food manufacturing) P
APPAREL MANUFACTURING P
COMPUTER AND HOME ELECTRONIC MANUFACTURING P
BAKERY (INDUSTRIAL) C
ELECTRICAL COMPONENTS P
FURNITURE AND RELATED PRODUCTS MANUFACTURING P
HOME APPLIANCE AND EQUIPMENT MANUFACTURING P
GLASS (AND GLASS PRODUCT) MANUFACTURING C
PETROLEUM AND COAL PRODUCTS MANUFACTURING C
TRANSPORTATION EQUIPMENT MANUFACTURING P
BATTERY/ENERGY STORAGE AND INTERCONNECT TO SCE (AS AN ANCILLARY USE) C
BATTERY/ENERGY STORAGE EXCLUSIVELY TO SERVE PROJECT ENERGY USE P 7475
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Industrial
WOOD PRODUCT MANUFACTURING P
INSTRUMENT MANUFACTURING (NAVIGATIONAL, MEASURING, ETC.) P LEATHER PRODUCT MANUFACTURING (EXCLUDING TANNING AND FINISHING):
Footwear manufacturing P
Other Leather and Allied Product Manufacturing
(limited to manufacturing of luggage, handbags, purses, personal leather goods and other leather products)
P
TEXTILE PRODUCT MILLS
(transform fabric into product, except apparel) P
BEVERAGE AND TOBACCO PRODUCT MANUFACTURING:
Beverage manufacturing
Soft Drink, Bottled Water and Ice Manufacturing C
Alcoholic Beverage Manufacturing, including breweries, wineries and distilleries, and related tasting rooms. Facilities with tasting rooms require a CUP:
• GFA less than 10,000 SF P
• GFA 10,000 or More SF C
ARTISAN CRAFTS
(made by hand) such as glassworks, jewelry, and pottery) P PAPER MANUFACTURING:
Converted paper Product Manufacturing C
CHEMICAL MANUFACTURING
(excludes pesticides and fertilizers)
Pharmaceutical and Medicine Manufacturing
(excludes biological product manufacturing—see NAICS 325414, below) C Soap, Cleaning Compound, and Toilet Preparation Manufacturing C
PLASTICS AND RUBBER PRODUCTS MANUFACTURING
Plastics Product Manufacturing C
Rubber Product Manufacturing C
FABRICATED METAL PRODUCT MANUFACTURING
Primary Metal Manufacturing C
Cutlery and Hand Tool Manufacturing C
Architectural and Structural Metals Manufacturing C
Hardware Manufacturing C
Spring and Wire Product Manufacturing C
Machine Shops, Turned Product, and Screw, Nut and Bolt Manufacturing P Coating (e.g., anodizing, electroplating, etc.), Engraving, Heat Treating, and Allied Activities
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5 Land Use Types Light
Industrial
Painting, Powder Coating and Polishing Metal and Metal Products for the Trade C Other Fabricated Metal Product Manufacturing
Ball and Roller Bearing Manufacturing P
MACHINERY MANUFACTURING
MACHINERY MANUFACTURING
(Activities typically include, but are not limited to, the mechanical or chemical transformation of raw or semi-finished materials or substances into new products, including manufacture of products; assembly of component parts (including required packaging for retail sale); blending of materials such as lubricating oils, plastics, and resins; and treatment and fabrication operations. Examples of activities include the following)
MISCELLANEOUS MANUFACTURING
(Jewelry, office supplies, sporting goods, toys, etc.) P
PRINTING AND RELATED ACTIVITIES P
WAREHOUSE/STORAGE & TRANSPORTATION
Warehouse/Distribution Facility
(Activities typically include, but are not limited to, warehousing, storage, freight handling, shipping, trucking services; storage)
P
Completely within a building P
Outdoor Storage Accessory to an Allowed Use A
Outdoor Storage as the Primary Use with screening C
Refrigerated Warehousing and Storage P
Battery/Energy Storage and Interconnect to SCE (as an ancillary use) C Battery/Energy Storage exclusively to serve project energy use P
POSTAL SERVICE
(Limited to US Postal Service and contract services. See “Private Mail Centers and Postal Services and Supplies” (NAICS 561431) for commercial mail services)
P
OTHER
Trailers and trailer storage P
Any use deemed similar to permitted uses by the Planning Director P
UNLISTED USES
Those uses not specifically listed are subject to a determination by the Planning Director as either permitted, permitted subject to a conditional use permit or prohibited consistent with the purpose if the land designation if this District and the Specific Plan. Decisions of the Director are appeal able to the Planning Commission.
General Note, refer to Ontario ALUCP for additional development criteria and policies that may affect building heights, allowable FAR, and allowable land uses. 7477
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5 5.6.5 GENERAL DEVELOPMENT STANDARDS
The following general site development criteria shall apply to all development projects within the Rich-Haven Specific plan area.
5.6.5.1 Gross Acres
Except as otherwise indicated, gross acres for all development areas are measured to the center line of streets.
5.6.5.2 Grading
Development within the project site shall utilize grading techniques as approved by the City of Ontario. Grading concepts shall respond to the design guidelines included in the Rich-Haven Specific Plan.
5.6.5.3 Building Modification
Building additions and/or alterations permitted by the Rich-Haven Specific Plan shall match the architectural style of the primary unit and shall be constructed of the same materials, details, and colors as the primary unit.
5.6.5.4 Utilities
All new and existing public utility distribution lines of 34.5 kV or less shall be subsurface throughout the project.
5.6.5.5 Technology
All businesses shall accommodate modern telecommunications as defined by the Fiber Optic Master Plan and in accordance with the City of Ontario Structured Wiring Standards (Ontario Municipal Code).
5.6.5.6 Solid Waste/Recycling
Development within the project shall comply with City of Ontario requirements for the provision and placement of solid waste and recycling receptacles.
5.6.5.7 Traffic
All traffic signs regulating, warning, and/ or guiding traffic on public or private roads shall conform to the California MUTCD, latest edition.
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5 5.6.6 LIGHT INDUSTRIAL DEVELOPMENT STANDARDS
This section includes the development standards for Light Industrial uses that establish the minimum criteria for the development of Industrials within the Planning Areas 2C, 3C, 5A, 5C and 6A 7A specified within the Rich-Haven Specific Plan.
Refer to the Rich-Haven Specific Plan EIR for additional development criteria and policies that may affect but not be limited to the restriction of allowable land uses, the allowable Floor Area Ratio (FAR), overall site design, building heights and so on.
5.6.6.1 Light Industrial Development Standards
Industrial developments within the Rich Haven Specific Plan Industrial District shall comply with the Development Standards outlined below.
LIGHT INDUSTRIAL DEVELOPMENT STANDARDS
SITE REQUIREMENTS
Minimum Site Area: 1 Acre (43,560 SF)
Floor Area Ratio: 0.55 (Max. Allowed)
Minimum Landscape Coverage: 10%
BUILDING REQUIREMENTS
Minimum Building Setbacks: (1,2)
• From Hamner Avenue 35’
• From Mill Creek Avenue 18’20’
• Commercial Mixed Use District 10’
• Interior Property Lines 0’
Parking & Drive Aisle Setbacks:
• From Hamner Avenue 35’
• From Mill Creek Avenue 18’
• Interior Property Lines 0’
• Adjacent to Commercial Mixed Use District 10’
• Adjacent to Building Office Elements 10’
• Adjacent to Solid Building Wall 5’
• Primary Drive Aisle to Building 10’
• Secondary Drive Aisle (back alley) to Building 5’
Maximum Building Height:
• Main Structure 55’
• Architectural Projections and Focal Elements
Such As Towers, Cupolas, and other
Appurtenances.(3)
65’
Maximum Building Area:
• Industrial Uses 1,183,525 sf2,767,148
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5 Walls, Fences, and Hedges Per - Walls, Fences, and Obstructions of the Ontario Development Code Requirements.
ADJACENT TO RESIDENTIAL
Building Setback from Property Line 100’
Perpendicular Parking Setback from Property Line 34’
Building Setback from Parking and Drive Aisle 10’
Landscape Buffer Width at PL without Parking 40’
Landscape Buffer Width at PL with Parking 34’
Minimum Screen Wall Height 8’
Maximum Screen Wall Height 14’
Maximum Light Height 14’
(1) All setback areas shall be landscaped.
(2) All setbacks are measured from the public right-of-way to habitable area not architectural appurtenance or projection. An architectural projection is defined as an element that articulates the building elevation such as eaves, window and door pop out surrounds, bay windows, pot shelves, chimneys, enhanced window sills, shutter details, window trim, balconies, pedestrian colonnades and other similar elements. Such elements may project a maximum of 3 feet into required setback areas. (3) Architectural element only not to be used for signage, subject to Planning Director approval. (3)
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5 5.6.6.2 Signage Standards
All signage within the boundaries of the Rich-Haven Specific Plan shall conform to the City’s Development Code and shall require a signage program.
5.6.6.3 Lighting
The design of lighting fixtures shall be approved by the City as part of the City’s Development Plan Review.
5.6.6.4 Required Number of Parking and Loading Spaces
Off-street parking facilities in Industrial uses are to be provided for each use per City of Ontario Development Code.
Surface parking within the SCE Easement may be included towards meeting required City Parking subject to Planning Department review and Planning Director approval.
Surface Parking is permitted within SCE easements subject to approval from utility provider. This surface parking may be included towards meeting minimum parking requirements.
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6.1 SECTION 6 ‐ DESIGN GUIDELINES
INTRODUCTION
It is the intent of these guidelines to provide guidance and a framework for development of highly livable residential neighborhoods offering a variety of planning concepts, densities and home sizes. In addition, a unique, vibrant mixed‐use district will serve the homes within the Rich‐Haven Specific Plan area, as well as the surrounding communities.
These guidelines will further serve to implement the objectives, policies and principles of the City’s TOP by drawing upon the rich architectural diversity, quality and history of Ontario’s established neighborhoods. The scale, character, charm and authenticity of the City’s historic districts will be interpreted and integrated into 21st Century forms and lifestyles. The palette of landscape materials, street fixtures & furniture, walls and monumentation will reinforce the unity of vision woven throughout the Rich‐Haven Specific Plan area and tie the diverse districts and neighborhoods into a cohesive, livable, timeless community. Residential Guidelines can be found in Section 6.2 of this document.
High Density Residential Design Guidelines can be found in Section 6.3. Regional Commercial/Mixed‐Use Design Guidelines can be found in Section 6.5 of this document.
6.1 7483
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6.1 6.1.1
6.1.2 COMMUNITY DESIGN OBJECTIVES
Secure the long‐term vitality of the City’s TOP by implementing its objectives, policies and principles.
Create a land use concept that weaves a mixed use component into the community fabric.
Create a community of cohesive neighborhoods that provide a wide variety of architectural configurations and housing prototypes. Create a palette of landscape materials, features and details that blend diverse architectural elements into cohesive neighborhoods. Create a hierarchy of pedestrian and vehicular circulation within the community.
Utilize the existing easements for open space and trails. Provide safe and convenient pedestrian links from residential areas to school, park and commercial sites that serve the community. Provide the opportunity for diverse, pedestrian oriented recreation areas to serve as local parks.
Create a palette of architectural styles and community features that evoke traditional, timeless qualities.
Utilize architectural massing to define private yard areas. Create neighborhoods where residential entries and living areas dominate the primary street scene.
ARCHITECTURAL PHILOSOPHY
While the overall goal is one of architectural harmony, variety is an important objective, and is strongly encouraged. Quality is crucial in working towards architectural harmony. Quality if manifested in, but not limited to, materials, design and construction.
The function of the architectural portion of thissupplement isto provide detailed guidance regarding the level of design, variety and quality is required of the architecture for these neighborhoods. Should there be a conflict between these guidelines and City ordinances, the more stringent shall govern.
The architectural parameters outlined in this section apply to all lots.
Architecture shall have full architectural treatment on all four sides, regardless of orientation (a.k.a. 360º architecture). Additional enhancements shall be provided at corner lots and critical edges. Refer to Section 6.2.1.7 for specific criteria.
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6.2 RESIDENTIAL DESIGN GUIDELINES
GENERAL DESIGN ELEMENTS & OBJECTIVES
The primary goal for the Rich‐Haven community is to create homes with a balance of form, massing and scale that respects the critical relationship within and between the individual neighborhoods and the overall Rich‐Haven community. The following principles establish the essential characteristics that will promote and support these goals:
6.2.1.1 A palette of styles, materials and details shall convey timeless qualities. Overarching architectural themes combine compatible historic architectural characters to create aesthetic harmony within and between neighborhoods.
Use authentic exterior finish material and detailing. Windows and doors shall be positioned authentically and sensitively.
Principal windows with recesses, surrounds, enhanced
headers/sills, window groupings, or other decorative features for shadow, depth, and detail are required on all front elevations and elevations adjacent to a critical edge (see Section 6.2.1.7 for additional requirements at critical edges.)
Use colors appropriate for the architectural style, with traditional colors for doors, windows, shutters, decorative iron and tile work, awnings, stucco, roofs and enriched materials. Permitted roof materials are limited to concrete or clay barrel tile, flat concrete or slate tile, simulated wood shakes and asphalt shingles (on Federalist, Cape Cod or similar style where shingles were traditionally appropriate).
6.2 6.2.1
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6.2 Covered porch with distinctive gable
end treatment.
Forecourt door to walled patio area
on an attached product personalizes
and accentuates entry.
Recessed entry, roof articulated with
dormer window above.
6.2.1.2 Homes shall orient to the street and be plotted with care and sensitivity to their environs.
Individually site each home, taking into consideration adjacent plan types and yard orientations, landscaping, views and other adjacent features.
Sensitively combine one & two story profiles within each home as well as within each neighborhood.
Variable front setbacks may take into account: covered porches, porte‐cocheres or other roofed features, not just the garage or habitable space.
No two identical single‐family plans shall be plotted next to each other. In the case of two plans side by side, one shall be reversed and each shall offer different elevations, details and colorschemes.
6.2.1.3 Individual residential entry statements shall be emphasized. Architectural designs shall utilize plan forms that emphasize the entry to each home by creatively and harmoniously combining porches, balconies and massing.
Wing walls, buttresses, patio walls and/or gates, forecourt doors and covered walkways are all appropriate features to accentuate entries.
All residences shall have their addresses illuminated as close to the front door as possible and the address numbers painted on the curb with white reflective paint on a black background. Where secondary access is provided via alleys or common drives, illuminated addresses shall be provided on or near the garage or gate serving the residence.
6.2.1.4 Scaled massing and roof forms, either symmetrical or asymmetrical, shall be appropriate to each architectural style.
A minimum of three front façade breaks of horizontal and/or vertical orientation, each a minimum of 2’ from the adjacent mass, shall be required.
The rear elevations shall incorporate one façade break of at least 2’ to create visual interest both individually and collectively as a neighborhood.
Roof pitches shall be reinforce the intended architectural style. Where an architectural style dictates a steeper roof pitch, it is acceptable to limit that steeper pitch to accent roofs and not the entire home.
Each architectural style shall exhibit historically accurate roof forms, i.e. gables, hips, sheds, or combinations thereof. Eaves and rakes shall be dependent on the architectural style to which they are applied.
Dormers, where style dictates, are appropriate.
Each architectural style has its own distinctive massing characteristics that shall be respected and reflected in its execution. A Federalist Colonial home is symmetrical reflecting its austere and traditional social roots whereas a Santa Barbara style home can be more relaxed and asymmetrical. Every style is not appropriate for every plan form and attempts to force a style upon an inappropriate plan form shall be prohibited.
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6.2 CONVENTIONAL- ACCESS
MASSING
ALLEY-ACCESS MASSING
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6.2 Detached, deep recessed garage.
Landscape strip centered on
driveway.
Tandem Deep Recessed
Corner Lot w/ Side Load
Side Access and/or Split
6.2.1.5 The garage door shall be de‐emphasized in order to enrich the visual impact of the community.
Proper treatment of the garage is critical in creating a sense of variety and quality.
The number of homes with Garage Forward or Shallow‐Recessed garage configurations shall be limited to 25% per builder project. On homes with Garage Forward or Shallow‐Recessed garage configurations, garage doors shall be recessed or surrounded by pop‐outs of 12” minimum.
Pairs of single garage doors are encouraged.
A 2’ offset of one to two of three front‐facing garage bays is required.
Tandem arrangements are encouraged, as well as Swing In conditions.
Attached homes having front entry garages adjacent to one another along interior lot lines require a 2’ offset of garage faces. “Hollywood‐Style” driveways, e.g. driveways with a 30” landscape strip centered on an 8’ wide driveway, are encouraged. Locating a planter with sufficient area for a vine to trail onto a garage is also appropriate.
Each driveway shall have either a pattern of scoring lines or enriched material to create a pleasing texture and design compatible with the architectural style.
Innovative garage locations and configurations are encouraged ‐ a minimum of one plan per conventional front loaded
neighborhood is to have at least one of the following garage configurations:
1. Shallow‐Recessed garages are recessed at least 5’ from the habitable portion of the home.
2. Medium‐Recessed garages are recessed at least 7’ from the habitable portion of the home.
3. Side Load and/or Split garages are accessed 90 degreesfrom the street and drive cut, or a separate one or two car Garage is loaded 90 degrees from the third car space.
4. Deep‐Recessed garages are located at the rear of the home, thus creating an opportunity for a porte‐cochere and/or a
“Hollywood‐Style” landscape strip to enrich the driveway.
5. Corner Lot w/ Side Access garages are entered from the side of a home plotted on a corner lot, usually away from the home’s entry. Using this condition, usually an alternate of a standard front loaded condition, enhances the side elevation of the home and creates a more articulated side elevation. (“Hollywood Style” driveway shown)
6. Tandem garages can also have a pull through condition with an additional garage door opposite the main garage door to allow passage through the garage to either the rear lot of the home or to an additional garage at the rear of the home.
7. See Section 6.3.4 for detached carports and parking structures at High Density Configurations.
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6.2 6.2.1.6 Alleys and common drives provide a number of useful design opportunities:
Additional access ways serve as the capillaries of the community vehicular circulation system.
They help to reduce the visual and traffic impact of garages on the primary street scene.
They can help to reduce the visual impact of community walls. They can enhance the perception of community scale.
They often serve as the residents’ “front door”
In order to optimize these opportunities, proposed alley or common drive programsshould meet or exceed the following design objectives:
Provide full architectural elevation enhancement along alleys and common drives.
Provide addresses, mailboxes, guest parking, street signage, etc. to enhance the residential character of alleys and common drives. All residences shall have their addresses illuminated on or near the garage or gate serving the residence.
Provide adequate landscape opportunities along alleys and common drives.
Vary the height and location of walls and fences to add visual interest to alleys and common drives.
No center swale drainage.
Provide adequate home and street lighting along alleys and common drives.
Provide adequate storage and/or screening for storage of trash and recyclables.
Pedestrian gate for side access at
Common Drive with window
treatment and landscaping on first
floor.
Full architectural treatment with
opportunities for low walls and
landscaping as screening on
common drives.
Mailboxes and trash screening
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6.2 Deck
Wrap Around Porch
Porch
6.2.1.7 Corner lots and critical edges shall receive special attention by providing architectural and/or landscape enhancements.
Variety is crucial to the success of Rich‐Haven’s streetscape, and enhanced architectural edge patterns are imperative in achieving that variety. Many lots in Rich‐Haven are located on critical edges and/or front the street on two or even three sides. These elevations require additional architectural enhancements, varied setbacks, and building breaks that might normally be reserved for front elevations.
More than 50% of corner lots must be plotted with a single story home, assuming a one story home is offered as a standard home. If not, a one story element of a two story home must be plotted adjacent to the more traveled street.
Enhanced architecture shall be oriented to the street so that interactive elements along critical edges create a human scale and are consistent with the architectural style of the house.
Interactive elements are those that orient the home to the street and engage it with the neighborhood. (Please see the table on the next page for appropriate locations of interactive elements) These elements include, but are not limited to the following:
1. porches
2. wrap around porches (at corners and critical edges)
3. verandahs
4. porte cocheres
5. balcones
6. decks
7. porticos
8. trellises
9. arbors
10. courtyards
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6.2 The quality design and orientation of interactive elements provide “eyes on the street” and contribute to pedestrian safety, a sense of place and activity, and neighborhood socialization. As a guideline, each house plan in a collection must contain at least one interactive element at the street elevation, with corner homes and homes on critical edges to have an additional interactive element on the side or rear elevation adjacent to that edge. The following locations shall be considered a critical edge:
1. Neighborhood Entries
2. Theme Streets
3. Paths, Parks, Open Spaces and School Sites
4. Roundabouts and Theme Intersections
5. Alleys and Common Drives
Locating
Interactive
Elements
Porches Wrap Around Porches (at corner conditions) Verandahs or Patios Porte-Cocheres Balconies Decks Porticos Trellises Arbors Courtyards Neighborhood
Entries X X X X X X X X X X
Theme
Streets X X X X X X X X X X
Paths, Parks, Open Spaces
and School Sites X X X X X X
Roundabouts and
Theme Intersections X X X X X X X
Alleys and Common Drives X X X X X X X X
Any elevation adjacent to a critical edge shall require additional architectural enhancement along with the required interactive elements. Refer to Section 6.2.4 for details appropriate for each architectural style. Architectural enhancements at critical edges shall meet or exceed the following:
1. The use of additional finish materials and/or colors other than monochromatic stucco as appropriate for the
architectural style, such as stone, brick, or siding.
2. Window and Door enhancements of divided light patterns and trim or recesses appropriate for the architectural style
3. Varied setbacks and building breaks.
Wrap material, gable end treatment
and window detailing to side
elevation where required.
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6.2 6.2.2 ARCHITECTURAL CONFIGURATIONS
An architectural configuration is defined by the placement of the residential entry, orientation of the garage, and respective density. Prototypes are attached or detached product types relative to a specific architectural configuration. The use of multiple configurations and prototypes is required to achieve the desired variety across the community. Additional prototypes may be proposed or existing prototypes amended, subject to Planning Department review and approval. For detailed requirements and conditions specific to each prototype, refer to Section 5.4.2. The list of prototypes has been repeated below for reference.
Conventional 7,200 SF Single Family Detached
Conventional 4,500 SF Single Family Detached
Conventional 2,700 SF Single Family Detached
Two‐Pack or “Z” Lot Single Family Detached
Alley Loaded Single Family Detached
Courtyard Single Family Detached Lots
Cluster Single Family Detached
Duplex/Triplex
Row Town Homes
Courtyard Town Homes
Tuck Under Town Homes
Tuck Under Apartments/Condominiums
Wrap Apartments/Condominiums
Podium Apartments/Condominiums
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6.2 6.2.2.1 General Design Elements and Objectives
The following principles apply to all residential product types within Rich‐Haven, regardless of lot size and architectural style:
Create off set or articulated wall planes for front and rear elevations. Create the opportunity for front & rear single story elements or, in the case of higher density prototypes, reduce or ‘step‐down’ the massing at key focal areas and intersections.
Utilize roof hips, dormers, staggered gables, etc. to vary roof forms and create visual interest.
Create the opportunity for usable outdoor spaces with front porches, courtyards, decks or balconies.
Diversify the orientation and placement of porches, residential entries, and garages.
Provide full architectural treatment & finish to any elevation facing a public street, park, or open space.
For single family detached prototypes, a variation of at least 5’‐0” in lot width or building frontage shall define a prototype.
Consider dedicated plans or elevations for key entry, corner, or end locations. Corner plans or elevations could include multiple or “wrap around” porches, alternate garage locations/access, etc. All trash enclosuresshall meet or exceed the City’srequirementsin addition to the following:
1. Trash enclosures that are viewable from public areas should be adequately screened and constructed of materials complementary to the adjacent architecture.
2. Trash enclosures, parking areas and service areas should be screened from adjacent residential neighborhoods.
3. Where possible, trash enclosures should be:
Located to provide convenient access to residents and service providers. Attention should be paid to the proximity of adjacent residential entries, balconies, patios and yard areas.
Adjacent to main or major entries, but not as their “focal point.”
4. Screening may occur in the form of masonry walls, landscaping, trellises and/or other landscape or hardscape elements subject to City approval.
Screening shall also mitigate overhead views from residents of adjacent buildings. The proposed height of the screen shall be adequate to fully obscure the view of the service area.
5. All project sites shall be designed to meet all the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Area, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types.
7493
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-12
May 2021 TBD 2023
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7494
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-13
May 2021TBD 2022
6.2 ARCHITECTURAL THEMES
Overarching architectural themes combine compatible historic characters to create harmony within and between neighborhoods. Each character is defined by its historic influences and common features, but has distinct architectural styles associated with it. This architectural hierarchy of a style within a character within a theme is shown in the diagram at right. Rich‐Haven has three diverse architectural themes that are based on the successful and dominant historic styles found in Ontario: Spanish, European and American.
6.2.3.1 Use of Architectural Themes
In Low Density neighborhoods, the use of multiple themes with a range ofstyles is required. This approach creates variety in the massing, scale, proportions and materials, which is appropriate to the scale of the street scene. It also reflects the diversity found in the city’s historic neighborhoods.
Small Lot, Medium Density and High Density neighborhoods shall utilize only one architectural theme of compatible architectural styles and characters. This approach createsthe compatibility necessary to address the intensity, scale, and massing associated with medium and high‐density prototypes in these neighborhoods.
6.2.3.2 Architectural Compatibility
Styles may be compatible with multiple themes when they have one or more of the following criteria in common:
Styles have common historic influences. Characters that evolved from similar eras and regions of the world will have similar characteristics. For example, the European Cottage and the Tudor/English Country characters both originated from Western Europe and are characterized by steeper roof pitches, stone or brick accents and multi‐paned windows and are therefore both part of the European theme.
Styles utilize similar materials. Styles that grew from a variety of eras and regions can still have similar materials. For example, the Craftsman Bungalow character and the American Traditional character have different influences, but both will have flat tile roofs, siding and/or shingle feature walls, and may have brick accents; they are therefore both part of the American theme.
6.2.3 7495
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RESIDENTIAL DESIGN GUIDELINES
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May 2021 TBD 2023
6.2 6.2.3.3 Architectural Compatibility Matrix
Selection of architectural styles for development shall be based on compatibility. Compatible architectural styles are identified on the following matrix.
In the matrix, “X” denotes compatibility of the architectural style with a given theme.
For common features that define the architectural styles listed in this matrix not found in these guidelines, refer to the City of Ontario’s Historic Preservation Program and “A Field Guide to American Houses” by Virginia and Lee McAlester.
This is not intended to be an all‐inclusive list, but a reference for selecting compatible architectural characters and styles.
Other styles may be considered at the discretion of the Planning Department.
Proposed styles must meet the requirements of Section 6.2.4 and be detailed to a level equal to the examples shown therein. It is strongly recommended that if a different style is submitted, graphic examples of the historic style be provided for review prior to submittal.
Specific Plan Architectural Characters
Early
California
Spanish
Eclectic
European
Cottage
English
Country
Craftsman
Bungalow
American
Traditional Ranch
ARCHITECTURAL
STYLES
Spanish ColonialMontereyMediterraneanMissionFrench EclecticRichardsonian RomanesqueTudorStickCraftsman (Arts & Crafts)
Mediterranean BungalowCalifornia BungalowColonial (East Coast) BungalowAmerican FoursquareColonialDutch ColonialNeoclassicalWestern FarmhouseCalifornia RanchVernacular Bungalow THEMES
COMPATIBILITY
Spanish X X X X X X X X X
European X X X X X X X X X X
American X X X X X X X X X X X X X X X X
7496
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-15
May 2021TBD 2022
6.2 ARCHITECTURAL CHARACTERS
The use of historic styles in residential architecture has been popular over the years and reinforces the timeless qualities of the community and its neighborhoods. This approach is encouraged within Rich‐Haven, based on the following criteria:
Hierarchy of Architectural Elements – Details are critical to the success of an elevation at recreating a historic style. Each detail or element outlined falls under one of two types:
Required items are critical to the elevation to achieve a specific character.
Selected items will help to better define the character. These elements are more distinct and create differentiation between the Styles within the same Character. Not all elements are appropriate for all designs.
Applicants must work with City staff to determine which elements are most appropriate for a given elevation.
Use of Architectural Elements – The level of architectural detailing necessary to achieve the architectural Character is relative to the scale of a home or residential building. The use of Required and Selected elements shall be scaled based on the width of the architectural frontage. Refer to the table at right to determine the percentage of Required items and the minimum number of Selected items required that will apply to the elevation (front, side or rear) that is fronting a street or critical edge. The minimum number of Selected Architectural items may be chosen from any architectural category (Materials & Details, Entries & Porches, etc.).
Architectural Quality – To promote the use of quality architectural details, two of the Required Architectural items may be substituted for one Selected Architectural item. Required Landscape and Hardscape items may not be substituted. Selected Landscape and Hardscape items enhance the minimum Required landscape, and are not appropriate as a substitute for them.
Do Not Mix Elements from Different Styles on One Elevation – Avoid mismatching elements from one style with another, e.g. No Gothic columns with Craftsman architecture on the same home.
Refer to the City of Ontario’s Historic Preservation Program and “A Field Guide to American Houses” by Virginia and Lee McAlester for common features characteristic of a given style not found in these guidelines. Each style shall offer the Required Elements as described in its associated Architectural Character. However, the elevation shall exhibit the unique characteristics of its particular Style, being certain to include the requisite number of Architectural and Landscape Selected items.
Authentic Architectural Treatment – There shall be a consistent level of authenticity, regardless of the chosen style.
All elements must be appropriate for the proposed elevation and are subject to approval by the City of Ontario.
Additional or alternate Selected items may be required to create enough differentiation between styles within the same Character and Theme.
6.2.4 Architectural
Frontage
RequiredArchitectural ItemsSelectedArchitectural ItemsSelectedLandscape ItemsSelectedHardscape Items Fifty Feet
or Greater
(≥50’)
100% 4 2 2
Forty Feet
or Greater
(40’ ‐ 49’)
90% 4 2 2
Thirty Feet
or Greater
(30’ ‐ 39’)
80% 3 1 1
Less than
Thirty Feet
(<30’)
70% 3 1 1
Refer to Section 6.2.1.7 for additional
criteria on Corner Lots and Critical
Edges.
High Intensity Attached prototypes are
subject to 75% of required
architectural items.
7497
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-16
May 2021 TBD 2023
6.2 Historic Background
The Early California character is
reminiscent of some of the
earliest houses in the United
States, located in formerly
Spanish Territories. This rural
character includes the Spanish
Colonial and Monterey styles.
Early California homes are
defined by rustic details and
simple forms that define a
central courtyard. These
humble homes in remote
outposts often began as only
one room, and grew over time.
The few decorative details can
be found in the porches and
balconies, window and door
treatments, and courtyards.
Landscape in the Early California
character tendsto be minimal in
design and focused on efficient
useable space. Landscape
design emphasizes planes,
geometric shapes, and formal
layouts.
Planting is Mediterranean or
California Native and consists of
generally drought‐tolerant
plant material.
6.2.4.1 Early California Character
6.2.4.1.1 Architectural Styles
Early California styles include, but are not limited to:
Spanish Colonial
Monterey
6.2.4.1.2 Architectural Massing & Proportion
Required:
Boxy and simple massing, can be symmetrical or
asymmetrical.
Proportions were more horizontal and humble than vertical and imposing.
Selected:
Plan designed around an interior courtyard.
Rambling floor plans with separate roof forms for each element.
6.2.4.1.3 Architectural Materials & Details
Required:
Stucco with smooth to light lace texture – specialty textures to be reviewed by City staff.
Trim can be either stucco or timber.
Simple, expressive detailing devoid of excessive
ornamentation.
Simple wrought iron work in balconies, window grilles, handrails, doors, gates, hardware and fences.
Selected:
First and second stories can be of different materials as seen in the Monterey style, utilizing a combination of brick and stucco or stucco and siding.
Heavy timber detailing (beams, out‐lookers, posts) in either wood or wood‐like foam.
Simple rustic shutters.
Conventional Single Family Detached prototype depicting the Early California style. 7498
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-17
May 2021TBD 2022
6.2 6.2.4.1.4 Entries & Porches
Required:
Long narrow porches or recessed front door.
Porch roof supported by heavy timber posts or large stucco columns.
Decorative light fixtures, wall and/or ceiling hung.
Selected:
Square columns are preferred over round, but all columns are encouraged.
Entry Courtyards with relationship to interior spaces.
6.2.4.1.5 Doors & Windows
Required:
Multi panel doors with little or no glass and sidelights or transoms.
Windows are vertically oriented.
Raised Panel entry doors.
Recessed feature window and door openings.
Selected:
Roofed or open balconies with either wood, wrought iron or wood rails.
Arched top doors.
Gates.
Simple Massing with Modest Wrought
Iron Accents at Balcony and entry Heavy timber Deck Overlooking Entry Awnings. Courtyard below
Walled Entry Courtyard.
Heavy Timber deck.
Arched feature window.
Porch with heavy timber detailing.
7499
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-18
May 2021 TBD 2023
6.2 Simple roof forms with exposed rafter
tails, porch with shed roof.
Contrasting dark brown fascia and
window trim with pale stucco body and
red “S” tile roof.
Low pitched gabled roof forms with
simple pipe detailing at gable ends.
6.2.4.1.6 Roof Forms & Materials
Required:
Predominantly gable and shed roof forms, with minimal hips. Open eaves, not boxed.
Fascia may either be stucco or wood.
Clay or concrete – Barrel or “S”.
Low‐pitched roofs (3:12 – 5:12).
Simple gable end accents of stucco or tile vents.
Selected:
Eaves often with simple, rustic rafter tails.
Boosted tiles add to authenticity.
Extended eaves over windows with heavy timber bracing or brackets.
Board and batten or siding at gable ends can be seen in the Monterey style.
6.2.4.1.7 Color
Required:
Stucco ‐ White, Eggshell or other light earth tones.
Roof Tile – Earthy reds, browns and terra cotta tones.
Selected:
Trim (Wood) – Earth toned dark.
Trim (Stucco) – Darker than stucco, lighter than wood trim. Entry Doors and other Accents – Bright accent colors to be consistent with historic precedent.
7500
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-19
May 2021TBD 2022
6.2 6.2.4.1.8 Landscape
Required:
Plant types shall be chosen from the Community Plant Matrix (Section 7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9).
Front yards shall include a minimum of one 24” box tree Plant Color Palette shall coincide with designated Planning Area requirement (Section 6.4).
Tree quantities shall be per guidelines set forth by the City of Ontario.
Trees shall be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas shall contain 75% shrub, 25% groundcover coverage with 5 gallon shrubs spaced at 3’ O.C., and 1 gallon shrubs spaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 1 gallon and spaced 10’‐15’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top‐dressed with a 3” deep layer of shredded wood fiber mulch.
Lawns shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Simple landscape layouts utilizing defined edges.
Selected:
Tree quantities to exceed minimum requirements.
Additional plant species over the minimum to include
flowering trees and/or shrubs and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with mulch between shrubs at time of planting.
6.2.4.1.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving material shall be concrete (broom finish) or
decomposed Granite.
Colors and finishes shall be compatible and/or harmonious with adjacent architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched, and/or integrally colored.
3’ high maximum decorative landscaping walls and pilasters of smooth or fine stucco plaster finish.
Details and accents to include clay pots and wrought iron ornamentation.
Multiple
paving
materials
and/or
finishes.
7501
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-20
May 2021 TBD 2023
6.2 Historic Background
The Spanish Eclectic character is
influenced by Italian, Moorish,
Gothic, Byzantine and
Renaissance detailing found in
Spain and Portugal. This
character includes the
Mediterranean and Mission
styles. It is enhanced with more
elaborate ornamentation as seen
in Mexico than its more modest
Early California precedents. The
entire history of Old and New
World Spanish architecture
influences this character’s
unusually rich and varied
decorative treatments. The
Spanish Eclectic character gained
popularity and validation
primarily after the Panama‐
California Exposition in San Diego
in 1915. Bertram Goodhue
adapted the richness of Spanish
architecture in Latin America,
going beyond the California
“Mission” style, and
demonstrated that this character
could withstand academic and
professional scrutiny and be
worthy of its own place in
architectural history.
Landscaping for the Spanish
Eclectic character introduces rich
hardscape materials and details,
as well as a varied and
ornamental planting palette.
Layouts can be either formal or
informal and utilize clay tile
paving and decorative ceramic
tile inserts. Planting is used for its
form and color as well as its
function and provides colorful
accents throughout the living
space.
6.2.4.2 Spanish Eclectic Character
6.2.4.2.1 Architectural Styles
Spanish Eclectic styles include, but are not limited to:
Mediterranean
Mission
6.2.4.2.2 Architectural Massing & Proportion
Required:
Asymmetrical massing.
Often combining one story elements on a two story home. Most commonly L‐shaped or rambling floor plan.
Selected:
Round turret or tower elements.
6.2.4.2.3 Architectural Materials & Details
Required:
Stucco with smooth to light lace texture – specialty textures to be reviewed by staff.
Trim can be either stucco, cut stone or timber.
Ornate low‐relief carvings, highlighting arches, columns and window surrounds.
Decorative wrought iron in balconets, window grilles, handrails, doors, gates, hardware and fences.
Selected:
Shutters with appropriate decorative wrought iron hardware such as shutter dogs, straps, clavos and/or hinges.
Sculpted wing walls.
Clay tile (or other materials, similar in appearance) vents, guardrail in‐fills and/or screens.
Niches or stucco recesses.
Ceramic tile insets, coping or edges.
Conventional Manor Home prototype (triplex with front and side garage access) depicting the Spanish Eclectic style.
7502
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-21
May 2021TBD 2022
6.2 Arched recessed porch and shaped
parapets.
6.2.4.2.4 Entries & Porches
Required:
Arcaded porches or recessed front door.
Porch roof supported by large columns with arches (half round, elliptical or eyebrow) between columns.
Decorative light fixtures, wall and/or ceiling hung.
Selected:
Square columns are preferred over round, but all columns are encouraged.
Entry Courtyards.
6.2.4.2.5 Doors & Windows
Required:
Multi panel doors with little or no glass and sidelights or transoms.
Windows are vertically oriented.
Raised Panel entry doors often emphasized by columns, pilasters, or patterned tiles.
Arched and recessed feature window, of half round, parabolic or elliptical shape.
Selected:
Roofed or open balconies with either wood, wrought iron or wood rails.
Arched top doors.
Gates.
Recessed entry and windows, decorative
wrought iron detailing at awnings.
Round turret with arched entry door.
Round turret or tower with recessed
front door.
Porch of large stucco columns with
arches.
Recessed windows, wrought iron
balcony accent and arcade.
The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. 7503
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-22
May 2021 TBD 2023
6.2 Low pitched gabled roof with simple
recess at gable ends and cementitious
window and door surrounds.
“S” tile roof with open eaves
accentuated by decorative eave
treatment and tile venting.
Tight rake with no exposed fascia,
recessed feature window and
decorative chimney cap.
6.2.4.2.6 Roof Forms & Materials
Required:
Predominantly gables with occasional hips and parapets. 12” or tight eaves.
Tight rakes, often with no fascia exposed.
Fascia may either stucco or wood.
Clay or concrete – Barrel or “S”.
Low‐pitched roofs (3:12 – 5:12).
Decorative gable end treatments of stucco recesses, tile vents and/or wrought iron accents.
Selected:
Rakes with scalloped detailing.
Eaves with decorative stucco profile or corbels.
Elaborate chimney caps.
Extended eaves over windows with decorative bracing or brackets.
Shaped dormers or parapets.
6.2.4.2.7 Color
Required:
Stucco ‐ White, Eggshell or other light earth tones.
Roof Tile – Earthy reds, browns and terra cotta tones.
Selected:
Trim (Wood) – Earth toned dark.
Trim (Stucco) – Darker than stucco, lighter than wood trim. Entry Doors and other Accents – Bright accent colors to be consistent with historic precedent.
7504
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-23
May 2021TBD 2022
6.2 6.2.4.2.8 Landscape
Required:
Plant types shall be chosen from the Community Plant Matrix (Section 7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9).
Front yards shall include a minimum of one 24” box tree
Plant Color Palette shall coincide with designated Planning Area requirement (Section 6.4).
Tree quantities shall be per guidelines set forth by the City of Ontario.
Trees shall be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas shall contain 75% shrub, 25% groundcover coverage with 5 gallon shrubs spaced at 3’ O.C., and 1 gallon shrubs spaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top dressed with a 3” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Simple landscape layouts utilizing defined edges.
Selected:
Additional plant species over the minimum to include
flowering trees and/or shrubs and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
6.2.4.2.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving material shall be concrete (broom finish) or clay tile. Colors and finishes shall be compatible and/or harmonious with adjacent architecture.
Selected:
Integral colored concrete paving with stamped tile pattern. 3’ high maximum decorative landscaping walls and pilasters of smooth or fine stucco plaster finish.
Details and accents to include clay pots, and/or ornamental tiles.
Multiple paving materials and/or finishes.
Smooth stucco pilasters with ceramic
tile detailing.
7505
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-24
May 2021 TBD 2023
6.2 Historic Background
The European Cottage
character captures natural
elements and rustic materials
found in medieval Europe and
the United Kingdom. This
character includes the French
Eclectic and Richardsonian
Romanesque styles.
Characterized by an
asymmetrical, romantic
farmhouse or informal
gentrified form, the character
is dependent on steeply hipped
and/or gabled roofs. Tower
elements or sculptured
swooping walls at the front
elevation break up the façade
to create an absence of a
visually stiff cross gable. The
impression offered by this
character is one of timeless
charm and human scale.
Landscape associated with
European Cottage architecture
primarily utilizes natural
building materials, and
informal layouts. Landscape
generally consists of colorful
plantings, flowering borders,
vines, and deciduous trees.
6.2.4.3 European Cottage Character
6.2.4.3.1 Architectural Styles
European Cottage Styles include, but are not limited to:
French Eclectic.
Richardsonian Romanesque.
6.2.4.3.2 Architectural Massing & Proportion
Required:
Asymmetrical massing.
Vertical proportions, smaller openings.
Selected:
Round Tower.
6.2.4.3.3 Architectural Materials & Details
Required:
Trim can be either stucco, wood or clad foam/simulated wood and/or stone.
Stucco, brick or stone exterior material combinations.
Selected:
Shutters are predominately featured, along with appropriate iron hardware. Shutter shape to match shape of window. The use of rectangular shutters with arched top windows (and vice versa) is prohibited.
Recessed stucco accents (pigeoniers, arched openings, etc.) with smooth stucco finish.
Sculpted stucco walls.
Wood siding accents.
Wrought iron or cast stone balusters.
Juliet style balconies of wood and/or wrought iron.
Alley Loaded Single Family Detached prototype depicting the European Cottage style. 7506
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-25
May 2021TBD 2022
6.2 6.2.4.3.4 Entries & Porches
Required:
Recessed entry can be arched and/or have quoins and
pediments.
Selected:
Porches can be defined by stone columns or multi‐columned wood posts.
Decorative light fixtures can be ceiling or wall mounted.
6.2.4.3.5 Doors & Windows
Required:
Extensive use of multi‐paned glass doors (French doors). Single entry door, can be accented with transom or side‐ lights.
Windows are vertically oriented with multi‐paned accents (diamond or rectangular pattern).
Selected:
Shallow arched windows as accents.
Stained glass accent windows.
Recessed or bay window as feature.
Pot‐shelves or window boxes at focal windows.
Massing can be simple, steep roof pitch with a focus on a recessed entry and multi‐paned windows.
Recessed entry door with multi‐paned
windows and decorative light fixtures.
Windows are placed in alignment.
Garage door is enhanced and recessed
with shadow line even though it is
located forward in plan.
Use of multi‐paned dormer and bay
windows.
7507
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-26
May 2021 TBD 2023
6.2 Steep roof pitches with articulated
massing and gable end venting as
accents.
Siding accent at gable end, use of pot
shelves and Juliet balconies to activate
the street scene.
Light stucco with contrasting dark
window trims and roof colors.
6.2.4.3.6 Roof Forms & Materials
Required:
Gable, hip and Dutch gable roof forms.
Front facing gables as dominant element.
8:12 pitch at accent roofs.
Gable end venting in various styles.
Selected:
Wide variety of roof dormer forms that break the fascia, continuing the wall plane below.
Minimal overhangs – approximately 8” with boxed eaves. Slate, faux shingle/shake and/or asphalt shingles are appropriate.
Accentuated with “bell cast” or flared roof treatments at the eave.
Metal accent roofs at bay windows or turret.
Half stucco chimneys with stone or brick on the lower portion.
6.2.4.3.7 Color
Required:
White or off‐white, tan or light gray earth tones.
Trim colors typically contrast base color.
7508
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-27
May 2021TBD 2022
6.2 6.2.4.3.8 Landscape
Required:
Plant types to be chosen from the Community Plant Matrix (Section 7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9).
Front yards shall include a minimum of one 24” box tree Plant Color Palette to coincide with designated Planning Area requirement (Section 6.4).
Tree quantities shall be per guidelines set forth by the City of Ontario.
Trees to be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas to contain 75% shrub, 25% groundcover coverage with 5‐gallon shrubs spaced at 3’ O.C., and 1‐gallon shrubs spaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top dressed with a 3” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Informal landscape layouts.
Selected:
Additional plant species over the minimum to include
flowering trees or shrubs, trees or shrubs with colored foliage, and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
Flowering borders of shrubs and perennials.
6.2.4.3.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving materials to be concrete (broom finish), decomposed Granite, Flagstone, or Cobble.
Colors and finishes compatible and/or harmonious with adjacent architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched or integrally colored with stamped Flagstone or Cobble pattern. 3’ high maximum decorative landscaping walls and pilasters with stacked stone or cobble stone veneer.
Details and accents to include clay pots, flower boxes, wood arbors, and/or wood trellises.
Multiple
paving materials
and/or finishes.
7509
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-28
May 2021 TBD 2023
6.2 Historic Background
The Craftsman Bungalow
character evolved from the late
19th century English Arts & Crafts
movement as a reaction against
the Industrial Revolution. This
movement emphasized the
harmonious relationship between
Nature and Man, in contradiction
to the Victorian era that preceded
it. California architects like
Bernard Maybeck and Greene &
Greene continued developing this
movement with their intricate
details, characterized by the use of
hand finished materials, rusticated
texture and Asian influence.
The Craftsman variation of the
Bungalow became increasingly
popular with first time home
buyers in the early 20th century.
They were charming, modest and
the answer to homebuyerslooking
for inexpensive yet stylish homes.
They could be constructed from
kits purchased through catalogues
or built by local contractors with
stock plans. The Craftsman
Bungalow character includes the
Craftsman, Mediterranean
Bungalow, California Bungalow,
and Colonial Bungalow styles.
Craftsman landscape design
focuses on an artistic use of
natural, built, and recycled
materials including stone, brick,
artistic tile, and wood. Planting
emphasizes form, accent, and
integration with arts and crafts
elements, and can take on both
formal and informal
arrangements.
6.2.4.4 Craftsman Bungalow Character
6.2.4.4.1 Architectural Styles
Craftsman Bungalow Styles include, but are not limited to:
Craftsman (Arts & Crafts)
Mediterranean Bungalow
California Bungalow
Colonial (East Coast) Bungalow
6.2.4.4.2 Architectural Massing & Proportion
Required:
Asymmetrical massing, usually one but occasionally two stories.
Horizontal massing with deep overhangs.
6.2.4.4.3 Architectural Materials & Details
Required:
Stucco body with gable end and body accents in
combinations of wood shingles, siding, board and batten. Wood porch rails.
Selected:
Simple and large gable end vents.
Exposed rafter tails, usually decorative.
Smooth stucco, lapped siding or shingles.
Foundation or wainscot accent using stone (usually river rock) or brick.
Stone or brick with rag finished grout.
Alley Loaded Single Family Detached prototype depicting the Craftsman Bungalow style. 7510
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-29
May 2021TBD 2022
6.2 6.2.4.4.4 Entries & Porches
Required:
Wide and deep front porches in partial or full front massing. Exposed wood post and beam detailing with battered stone or brick pilaster base.
Horizontally oriented 1x4 guard/porch rails.
6.2.4.4.5 Doors & Windows
Required:
Divided or undivided glass or multi‐panel solid with side lights or transoms.
Selected:
Windows with multi‐paned upper sash.
Wood or wood‐like trim surrounds.
Grouped or bands of windows.
Articulated and asymmetrical two‐story massing, extensive shingle siding, large porch, and appropriate geometry for divided lights and multi‐paned glass.
Exposed wood columns with battered
stone base at porch.
Covered porch with paneled wood
siding and wood trims.
Tapered posts with brick bases,
grouped windows and wood detailing.
Entry door with side lights, shingle
siding and wood posts with brick bases.
7511
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-30
May 2021 TBD 2023
6.2 Low slope gabled roofs with large
overhangs.
Low slope roof with large, exaggerated
overhangs with wood supports and
fascia.
6.2.4.4.6 Roof Forms & Materials
Required:
Low‐pitched gabled roofs with the occasional shed.
3:12 – 4:12 roof pitch.
Flat concrete or slate‐type tile.
Selected:
Extended eaves – 18” minimum overhang, accentuated with exposed and decorative rafter tails.
Sculpted fascia often extends past adjacent rafter tails. Exposed attic vents at gable ends.
Gabled or shed dormers.
Triangle knee bracing on gable ends.
Additional stick‐work in gables.
False beams under gables.
6.2.4.4.7 Color
Required:
Wide variety from light to dark with contrasting or
complementary trim.
Dark Earth tones with wood gable end and heavy timber accents. 7512
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-31
May 2021TBD 2022
6.2 6.2.4.4.8 Landscape
Required:
Plant types
to be chosen
from the
Community
Plant Matrix
(Section 7.7).
Front yard
landscape is
required to
be installed
by the
builder
(Section
5.4.1.9).
Front yards
shall include
a minimum
of one 24”
box tree
Plant Color
Palette to
coincide with
designated
Planning
Area
requirement
(Section 6.4).
Tree
quantities
shall be per
guidelines
set forth by
the City of
Ontario.
Trees to be
installed at a
minimum
24” box size.
A minimum
of 5 different
shrub
species shall
be used.
Shrub/groun
dcover areas
other than
lawn areasto
contain 75%
shrub, 25%
groundcover coverage with 5‐gallon shrubs spaced at 3’ O.C., and 1‐gallon shrubsspaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top dressed with a 3” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario.
Selected:
Additional plant species over the minimum to include
flowering trees and/or shrubs, and annuals.
Accent plants with sculptural forms and unique qualities. Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
6.2.4.4.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving materials to be Concrete (broom finish), decomposed Granite, Flagstone, or Brick.
Colors and finishes compatible and/or harmonious with adjacent architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched, or integrally colored with stamped flagstone or brick pattern. 3’ high maximum decorative landscaping walls and pilasters with brick or stone veneer and caps.
3’ high maximum ornamental wood fencing with artistic designs.
Details and accents to include glazed or stone pots, wood arbors, and/or hand‐painted ceramic tile.
Multiple paving materials and/or finishes.
7513
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-32
May 2021 TBD 2023
6.2 Historic Background
The American Traditional
character evolved from the
first homes built in the New
England Colonies and the
plantation homes of the South.
This character includes the
American Foursquare,
Colonial, Dutch Colonial, and
Neoclassical styles. As
lifestyles evolved from the one
story saltbox, the need for
more space and specific room
functions was necessary,
leading to the addition of
second stories, dormers in
gabled roofs and wings of
smaller continuous gable
forms. Details of this character
demonstrate the Colonial
Revival influence with the use
of brick veneer and/or wood
siding.
Landscape related to
Traditional architecture lends
itself to efficiency and
durability while incorporating
natural building materials and
flowering accents. Planting
styles originated from Colonial
America and reflect pastoral
landscape elements such as
large evergreen and deciduous
trees and large sweeps of lawn.
6.2.4.5 American Traditional Character
6.2.4.5.1 Architectural Styles
American Traditional styles include, but are not limited to:
American Foursquare
Colonial
Dutch Colonial
Neoclassical
6.2.4.5.2 Architectural Massing & Proportion
Required:
Symmetrical facades.
Two‐story massing.
6.2.4.5.3 Architectural Materials & Details
Required:
Predominantly stucco sand finish.
Selected:
Accents of brick, horizontal siding and/or shingle.
Alley Loaded Manor Home Triplex prototype depicting the Traditional style.
Alley Loaded Single Family Detached prototype depicting Traditional style. 7514
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-33
May 2021TBD 2022
6.2 6.2.4.5.4 Entries & Porches
Required:
Centered porch typically expressed as a projecting pediment with classical columns and front facing gable end roof.
Selected:
Can utilize large stucco pillars, most often 4 in number, supporting a covered gallery of lighter wooden columns or open deck above.
Open railing at porch or gallery/deck above.
6.2.4.5.5 Doors & Windows
Required:
Wood paneled front door.
Evenly spaced multi‐paned windows with wood or wood‐like trim.
Selected:
Louvered shutters.
Semi‐circular front door or elliptical transom light above.
One story massing with windows grouped to mimic French doors with side lights, gable end treated with vent.
Paneled front door with arched
transom above, classical columns
supporting gabled porch roof.
Multi‐paned windows with shutters
and lap siding.
Multi‐paned window in hipped
dormer, extensive use ofshingle siding.
7515
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-34
May 2021 TBD 2023
6.2 Symmetrical proportions and window
placement with classical portico
element at entry.
Very simple and straight forward
massing is successful with quality
materials like wood paneling and brick
veneer, colors contrast with bright
white trims.
Massing can be more articulated with
materials appropriate to each mass,
combining stucco, siding and brick on
one elevation.
6.2.4.5.6 Roof Forms & Materials
Required:
Front to back gable or hipped roof as primary roof form with secondary front facing gables or shed elements.
Flat concrete or composition tile.
5:12 to 7:12 pitches with overhangs from 12” to 24”.
Selected:
Dutch gable or gambrel roof.
Gable end venting.
Dormers.
Masonry chimneys.
Wide band, frieze trim or dentils at eave.
6.2.4.5.7 Color
Required:
White with dark accents or light color with white accents.
Barn shaped roof with coloring similar to siding is accented with bright white trim and dark shutters, use of large multi‐paned French doors and windows.
7516
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-35
May 2021TBD 2022
6.2 6.2.4.5.8 Landscape
Required:
Plant types
to be chosen
from the
Community
Plant Matrix
(Section 7.7).
Front yard
landscape is
required to
be installed
by the
builder
(Section
5.4.1.9).
Front yards
shall include
a minimum
of one 24”
box tree
Plant Color
Palette to
coincide with
designated
Planning
Area
requirement
(Section 6.4).
Tree
quantities
shall be per
guidelines
set forth by
the City of
Ontario.
Trees to be
installed at a
minimum
24” box size.
A minimum
of 5 different
shrub
species shall
be used.
Shrub/groun
dcover areas
other than
lawn areasto
contain 75%
shrub, 25%
groundcover coverage with 5‐gallon shrubs spaced at 3’ O.C., and 1 gallon shrubsspaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top‐dressed with a 3” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Large sweeping lawns.
Selected:
Additional plant species over the minimum to include
flowering trees and/or shrubs, and annuals.
Accent plants with sculptural forms.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
6.2.4.5.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving materials to be Concrete (broom finish), decomposed Granite, Flagstone, or Brick.
Colors and finishes compatible and/or harmonious with surrounding architecture.
Selected:
Enhanced concrete finish to be sandblast, acid etch, or integral colored and stamped flagstone or brick pattern.
3’ high maximum decorative landscaping walls and pilasters with brick or stone veneer and caps.
3’ high maximum decorative fencing to be vertical wood picket or vertical tubular steel picket with ornamentation.
Details and accents to include wood or iron trellises, and/or iron, brass, or aluminum ornamentation.
Multiple paving materials and/or finishes.
7517
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-36
May 2021 TBD 2023
6.2 Historic Background
Early California ranchers
developed the first California
adaptation of the Ranch styles
in response to their lifestyle,
available materials and
environmental considerations.
The Ranch character includes
the Western Farmhouse,
California Ranch, and
Vernacular Bungalow styles.
The one story profile of these
homes was influenced from a
variety of architectural styles
from Craftsman to Spanish
Colonial architecture.
However, the detailing of these
styles was simplified when
adapted to the Ranch
character. Especially popular
in the 1950’s and 60’s, the
Ranch Character is
characterized by an
asymmetrical plan, a low‐
pitched roof with moderate
overhangs, and ribbon
windows.
Landscape in the Ranch
Character centers on
efficiency, durability, and
useful space. Layouts can be
formal or informal, but are
usually minimal in design.
Planting is placed to serve a
specific purpose, and often
produces edible fruit, flowers,
or foliage.
6.2.4.6 Ranch Character
6.2.4.6.1 Architectural Styles
Ranch styles include, but are not limited to:
Western Farmhouse
California Ranch
Vernacular Bungalow
6.2.4.6.2 Architectural Massing & Proportion
Required:
Asymmetrical plan with wide street frontage with attached garage or carport.
Simple rectilinear forms and detailing.
One‐story massing/strong horizontal emphasis.
Selected:
Many plans were U‐shaped to emphasize interior/exterior relationships.
Open plan blending interior & exterior spaces.
6.2.4.6.3 Architectural Materials & Details
Required:
Simple, Minimalist posts and trims.
Selected:
Board & batten or horizontal siding.
High brick foundations/wainscots.
Exposed truss ceilings.
Alley Loaded Micro Lot with Single Family Detached Condo prototype depicting Ranch style with exposed rafter tails, board and batten and lap siding.
7518
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-37
May 2021TBD 2022
6.2 6.2.4.6.4 Entries & Porches
Required:
Long and continuous porches along front and/or rear facades, typically an extension of the main roof or utilizing a lower pitch that breaks into the main roof plane.
Simple wood column and railing details.
6.2.4.6.5 Doors & Windows
Required:
Wide, sliding glass doors leading out to a patio.
Orderly window placement– without recesses.
Selected:
Ribbon windows.
Shutters.
Barn door garage doors.
Simple post and beam porch breaks up two story mass.
Loaded Single Family Detached
prototype with simple windows and
lap siding.
Simple post and beam support at
porch.
Ribbon windows.
Simple repetitive windows with
minimal treatment, can have shutters.
7519
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-38
May 2021 TBD 2023
6.2 Long horizontal gable roof, with
extensive use of lap siding and brick
accent at chimney.
Muted tones with bright white trim
and darker accent at shutters.
Pale tones with bright white trim, use
of stucco and board and batten siding
break up two story massing.
Simple one story massing with long
continuous porch articulating entire
front façade.
6.2.4.6.6 Roof Forms & Materials
Required:
Long horizontal gable roofs of 4:12 pitch.
Flat concrete or shake tiles.
Selected:
Minimum 24” overhangs.
Brick chimney.
Exposed rafter beams.
Dormers.
6.2.4.6.7 Color
Required:
Muted tones with brighter trim and accents.
Long continuous porch that breaks into main roof, muted stucco tones. 7520
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-39
May 2021TBD 2022
6.2 6.2.4.6.8 Landscape
Required:
Plant types
to be chosen
from the
Community
Plant Matrix
(Section 7.7).
Front yard
landscape is
required to
be installed
by the
builder
(Section
5.4.1.9).
Front yards
shall include
a minimum
of one 24”
box tree
Plant Color
Palette to
coincide with
designated
Planning
Area
requirement
(Section 6.4).
Tree
quantities
shall be per
guidelines
set forth by
the City of
Ontario.
Trees to be
installed at a
minimum
24” box size.
A minimum
of 5 different
shrub
species shall
be used.
Shrub/groun
dcover areas
other than
lawn areasto
contain 75%
shrub, 25%
groundcover coverage with 5‐gallon shrubs spaced at 3’ O.C., and 1‐gallon shrubsspaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top‐dressed with a 2” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario.
Selected:
Tree quantities to exceed minimum requirements
Additional plant material over the minimum to include flowering trees and/or shrubs, and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
6.2.4.6.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving materials to be Concrete (broom finish), decomposed Granite, Concrete Pavers, Brick, or Cut Stone.
Colors and finishes compatible and/or harmonious with surrounding architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched, or integrally colored and stamped cut stone pattern.
3’ high maximum decorative landscaping walls and pilasters with brick or cultured stone veneer and caps.
3’ high maximum decorative wood fencing with horizontal members or split rail fence design.
Details and accents to include wood or iron trellises and/or wrought iron ornamentation.
Multiple paving materials and/or finishes.
7521
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-40
May 2021 TBD 2023
6.2 Historic Background
One of the many revival
characters prevalent in
Southern California, English
Country homes recall the
architecture of the English
countryside. This character
includes the Tudor and Stick
styles. This picturesque and
romantic style of steeply
pitched roofs and half‐
timbered gables became
popular in the
1920’s. Variations in one and
two story shapes with
asymmetrical facades are
embellished with brick veneer.
English Country architecture
lends itself to natural building
materials in a more refined
state such as brick and cut
stone. Planting is arranged
both formal and informal, but
lines and edges are always well
defined with hedges or a
strong change in material.
6.2.4.7 English Country Character
6.2.4.7.1 Architectural Styles
English Country styles include, but are not limited to:
Tudor
Stick
6.2.4.7.2 Architectural Massing & Proportion
Required:
Informal, asymmetrical massing.
Angularity & verticality.
Selected:
Cantilevered second floor pop‐outs.
6.2.4.7.3 Architectural Materials & Details
Required:
Simulated wood or stucco trim around windows and doors, usually heavy.
Stucco walls featuring brick or stone elements.
Siding or half‐timber accents.
Selected:
Extensive use of brick or stone exterior finish.
Single Family Detached depicting English Country style with exterior brick and wood finish. 7522
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-41
May 2021TBD 2022
6.2 6.2.4.7.4 Entries & Porches
Required:
Decorative light fixtures, either wall mounted or pendant. Covered entry, either by recess, alcove, tower or small front porch.
Selected:
Simple posts and railings.
6.2.4.7.5 Doors & Windows
Required:
Multi‐paned windows.
Articulated doors, often with multi‐paned windows.
Various window shutter shapes and forms.
Selected:
Diamond or other specialty pattern multi‐paned feature window.
Stained glass as an accent window or in entry door.
Entry door with diamond pattern accent window.
Recessed entry with enhanced brick detailing and multi‐paned windows.
Covered Front porch with extensive
use of brick veneer.
Turret at entry, contrasting brick
veneer inlayed with half‐timber
detailing.
Multi‐paned window with shutters and
wood trim.
Covered Entry with decorative light
fixture.
7523
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-42
May 2021 TBD 2023
6.2 Dormer with lap siding accents,
contrasting light and dark earth tones.
Attached product with articulated roof
massing and cantilevered pop outs.
Cantilevered second floor pop‐outs
with siding accents at gable ends.
6.2.4.7.6 Roof Forms & Materials
Required:
Flat concrete tile with slate or shake type appearance. Steep pitched gables, ends treated with half‐timber detailing, trusses or substantial amounts of siding.
6:12 to 8:12 pitches.
Selected:
Dormers.
Tight rakes with extended 12” eaves.
Large central chimneys of brick or stone.
6.2.4.7.7 Color
Required:
Light earth tone base colors with contrasting trim colors. Dark window trims.
Steep pitched roof with half‐timbered gabled end in contrasting colors. 7524
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-43
May 2021 TBD 2023
6.2 6.2.4.7.8 Landscape
Required:
Plant types to be chosen from the Community Plant Matrix (Section
7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9).
Front yards shall include a minimum of one 24” box tree Plant Color Palette to coincide with designated Planning Area requirement (Section 6.4).
Tree quantitiesshall be per guidelinesset forth by the City of Ontario. Trees to be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas to contain 75% shrub, 25% groundcover coverage with 5‐gallon shrubs spaced at 3’ O.C., and 1‐gallon shrubs spaced at 2’ O.C., and flatted groundcovers spaced at 12” O.C.
Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top‐dressed with a 2” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinances set forth by the City of Ontario. Strong defined landscape edges.
Selected:
Additional plant species over the minimum to include flowering trees and/or shrubs, and annuals.
Accent plants with sculptural forms and unique qualities. Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at time of planting.
6.2.4.7.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries. Paving materials to be Concrete (broom finish), Concrete Pavers, Flagstone, Cut Stone, or Brick.
Colors and finishes compatible and/or harmonious with surrounding architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched, or integrally colored and stamped flagstone or cut stone pattern. 3’ high maximum decorative landscaping walls and pilasters with brick or stone veneer and caps.
Details and accents to include classic style limestone or concrete pots and statuary.
Metal ornamentation made from iron, brass, bronze, or aluminum. Multiple paving materials and/or finishes.
7525
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-44
November 2022TBD 2023
6.2 Historic Background
The Transitional character is
derived from one parent
Traditional Architectural Styles
like Spanish, Bungalow,
Farmhouse, Ranch, Cottage,
etc. It’s a blending of classic
styles with clean contemporary
elements. This style embraces
and reinterprets elements from
the Traditional style for a “old
made new” updated look.
Transitional theme is
characterized by simplified
geometry, and massing.
Courtyards and indoor‐outdoor
relationship with large openings
and floor to ceiling windows are
features of this style.
Landscape in the Transitional
character tendsto be minimal in
design and focused on efficient
useable space. Landscape
design emphasizes planes,
geometric shapes, and informal
layouts.
Planting is Native and consists
of generally drought‐tolerant
plant material.
6.2.4.8 Transitional
6.2.4.8.1 Architectural Styles
Transitional Styles include, but are not limited to:
Transitional Spanish
Transitional Farmhouse
Transitional Colonial
6.2.4.8.2 Architectural Massing & Proportion
Required:
Boxy and simple massing, can be symmetrical or
asymmetrical.
Proportions are more horizontal and humbler than vertical and imposing.
Simple plan with uncomplicated roof.
Selected:
Plan designed with interior or exterior courtyard.
Asymmetrical shape with cross‐gables and side wings.
Covered porches.
6.2.4.8.3 Architectural Materials & Details
Required based on parent architectural style:
Smooth or light sand finish plaster – specialty textures to be reviewed by City staff.
Clean cut, smooth finish stone.
Modern siding material
Trim can be either metal or timber.
Simple, expressive detailing devoid of ornamentation. Simple timber or metal in balconies, handrails, doors, gates, hardware and fences.
Selected:
Slate profile or standing seam metal roofing.
Metal cladding, corten steel and exposed concrete or split‐ faced block on walls as surprise element.
Simple timber shutters.
Conventional Single FamilPy Detached prototype depicting the Transitional Spanish style.
New Page
7526
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-45
November 2022TBD 2023
6.2 6.2.4.8.4 Entries & Porches
Required:
Porches with bold clean form.
Porch roof supported by timber or metal posts.
Simple light fixtures, wall and/or ceiling hung.
Selected:
Entry Courtyards with relationship to interior spaces.
6.2.4.8.5 Doors & Windows
Required:
Windows and doors painted or stained to match the color palette of the structure.
Windows are vertically oriented.
Single hung windows at front elevation.
Solid wood entry door, windows allowed.
Selected:
Folding glass doors and retractable windows.
All window and door ratios consistent throughout the house. Exterior shutters well‐proportioned to the size of the opening.
Simple asymmetrical massing and forms Contrasting materials and textures for various massing elements
Entry porch with door on accent wall
Feature window projection.
Covered entry porch with low‐pitched
roof
Porch with simple metal detailing.
New Page
7527
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-46
November 2022TBD 2023
6.2 Simple roof forms with standing seam
metal roof.
Simple well‐proportioned windows.
Low pitched gabled roof forms with
open eaves.
6.2.4.8.6 Roof Forms & Materials
Required:
Predominantly gable and shed roof forms, with minimal hips. Open eaves, not boxed.
Fascia may either be metal or wood.
Flat tile, concrete or asphaltshingle, Slate tile orstanding seam metal roof.
Low and high pitched roofs based on parent architectural style (3:12 – 8:12).
Simple gable end accents or vents.
Selected:
Accent parapet.
Eaves often with simple rafter tails.
Extended eaves over windows and patio openings with timber or metal bracing or brackets.
Board and batten or siding at gable ends can be seen in the Transitional Farmhouse style.
6.2.4.8.7 Color
Required:
Plaster –White, Eggshell or other light earth tones.
Roof – Earthy reds, browns for Transitional Spanish and Grey tones for Transitional Farmhouse.
Selected:
Trim – painted and contrasting to wall color.
Entry Doors and other Accents – White, colored or mill finish depending on the scheme.
New Page
7528
RICH-HAVEN
RESIDENTIAL DESIGN GUIDELINES
6-47
November 2022TBD 2023
6.2 6.2.4.8.8 Landscape
Required:
Plant types shall be chosen from the Community Plant Matrix (Section 7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9).
Front yards shall include a minimum of one 24” box tree Plant Color Palette shall coincide with designated Planning Area requirement (Section 6.4).
Tree quantities shall be per guidelines set forth by the City of Ontario.
Trees shall be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas shall contain 75% shrub, 25% groundcover coverage with 5 gallon shrubs spaced at 3’ O.C., and 1 gallon shrubs spaced at 2’ O.C. Vines shall be attached to all public facing property walls sized at 1 gallon and spaced 10’‐15’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top‐dressed with a 3” deep layer of shredded wood fiber mulch.
Lawns shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Simple landscape layouts utilizing defined edges.
Selected:
Tree quantities to exceed minimum requirements.
Additional plant species over the minimum to include
flowering trees and/or shrubs and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with mulch between shrubs at time of planting.
6.2.4.8.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving material shall be concrete (broom finish) or
decomposed Granite.
Colors and finishes shall be compatible and/or harmonious with adjacent architecture.
Selected:
Enhanced concrete finish to be sandblasted, acid etched, and/or integrally colored.
3’ high maximum decorative landscaping walls and pilasters of smooth or fine stucco plaster finish.
Details and accents to include clay pots and wrought iron ornamentation.
Multiple paving materials and/or finishes.
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6.2 Historic Background
The Mid‐century Modern
Architectural style is from mid‐
twentieth century, becoming
popular after the Second World
War. The designers in 1940s and
1950s created this progressive
style as a catalyst for social
change after the war. The style
also inspired art and furniture
design of that era. Mid‐century
homes in Palm Springs, California
are the famous examples of this
style realized in residential
architecture in America. This is a
minimalist style emphasizing flat
planes, open floor plans with
elevation changes and large
windows that connect with
nature.
Landscaping for the Mid‐century
Modern style stays true to the
surrounding landscape with
native plants and hardscape
materials. Layouts are usually
informal although formality may
be introduced to enhance natural
or architectural elements. Just
like the architecture, landscape
also includes clean lines. Planting
is used for its form, texture and
color. Water features, sculptures
and large rocks are sometimes
added for interest.
6.2.4.9 Mid‐century Modern
6.2.4.9.1 Architectural Styles
Mid‐century Modern styles include, but are not limited to:
Desert Mid‐century
Ranch‐style Mid‐century
Split‐level Mid‐century
6.2.4.9.2 Architectural Massing & Proportion
Required:
Horizontal proportions.
Asymmetrical massing.
Primarily one story home with occasional two story elements. Most commonly L‐shaped, rectilinear floor plan.
Simple geometry and clean lines.
Large openings.
Selected:
Plan designed around an interior courtyard.
Rambling floor plans with separate roof forms for each element.
6.2.4.9.3 Architectural Materials & Details
Required:
Concrete block or Stucco with smooth to light lace texture – specialty textures to be reviewed by staff.
No ornamentation or decorative add‐ons.
Selected:
Trim, where applicable, can be either painted wood or metal. Board and batten.
Brick, concrete or stone accent walls.
Conventional Home prototype (Single Family Detached with front entry and side garage access) depicting the Mid‐century Modern style.
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6.2 Entry porch with accent color door and
metal column support.
6.2.4.9.4 Entries & Porches
Required:
Front door with roof overhang or tucked under second story. Porch roof supported metal or wooden columns.
Minimalist Mid‐century light fixtures, wall and/or ceiling hung.
Selected:
Brick or stone cladding accent.
Courtyard or atrium entry.
6.2.4.9.5 Doors & Windows
Required:
Large single pane ribbon windows, floor to ceiling glass. Vertically hung secondary windows.
Windows set flush with exterior wall.
Simple wooden door with or without transom or sidelights .
Selected:
Roofed or open balconies with roof overhangs or low pitched roofs.
Metal and wood gates.
Entry with roof overhang accentuating horizontal
planes.
Concrete block vertical element and low pitched
butterfly roof.
Floor to ceiling windows and doors
connecting indoor‐outdoor spaces.
Entry gate with contrasting accent wall
and vertical element.
Horizontal windows under roof
overhang and vertically oriented
secondary windows.
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6.2 Low pitched roof with overhang and
windows and doors flush with exterior
wall.
Metal columns supporting low‐pitched
roof over backyard porch.
Low‐pitched roofs behind a parapet
6.2.4.9.6 Roof Forms & Materials
Required:
Low‐pitched hip roofs or shed roofs.
12” overhangs.
Tight rakes, often with no fascia.
Asphalt shingles
Low‐pitched roofs (2:12 – 3:12).
Selected:
Roof forms behind a parapet.
Clean and simple eaves and rakes with no detailing.
Extended eaves over windows and balconies with simple bracing or brackets.
6.2.4.9.7 Color
Required:
Stucco ‐ White, Eggshell or other light earth tones.
Roof Tile – light colors complimenting overall color scheme.
Selected:
Entry Doors and other Accents – to be consistent with the overall color scheme.
True to material colors for stone, brick, concrete and other accents.
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6.6 Minimalist Native landscaping
with prominent horizontal planes
6.2.4.9.8 Landscape
Required:
Plant types shall be chosen from the Community Plant Matrix (Section 7.7).
Front yard landscape is required to be installed by the builder (Section 5.4.1.9)
Front yards shall include a minimum of one 24” box tree. Plant Color Palette shall coincide with designated Planning Area requirement (Section 6.4).
Tree quantities shall be per guidelines set forth by the City of Ontario.
Trees shall be installed at a minimum 24” box size.
A minimum of 5 different shrub species shall be used. Shrub/groundcover areas other than lawn areas shall contain 75% shrub, 25% groundcover coverage with 5 gallon shrubs spaced at 3’ O.C., and 1 gallon shrubs spaced at 2’ O.C. Vines shall be attached to all public facing property walls sized at 15 gallon and spaced 25’ O.C. maximum.
Shrub/groundcover areas other than lawn shall be top dressed with a 3” deep layer of shredded wood fiber mulch.
Lawn areas shall be sodded.
Automatically controlled irrigation system conforming to all water conservation Ordinancesset forth by the City of Ontario. Simple landscape layouts utilizing defined edges.
Selected:
Additional plant species over the minimum to include
flowering trees and/or shrubs and annuals.
Tree sizing to exceed the minimum 24” box size.
Variety of shrub sizing to include 15% ‐ 15 gallon, 65% ‐ 5 gallon, and 20% ‐ 1 gallon shrubs.
Shrub/groundcover areas, other than lawn areas, to contain 100% shrub coverage with groundcover between shrubs at
time of planting.
6.2.4.9.9 Hardscape
Required:
Defined logical hardscape to all front doors and private yard entries.
Paving material shall be concrete (broom finish) or clay tile. Colors and finishes shall be compatible and/or harmonious with adjacent architecture.
Selected:
Integral colored concrete paving with stamped tile pattern. 3’ high maximum decorative landscaping walls and pilasters of smooth or fine stucco plaster finish.
Details and accents to include clay pots, and/or ornamental tiles.
Multiple paving materials and/or finishes.
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6.3 HIGH DENSITY RESIDENTIAL
DESIGN GUIDELINES
6.3 6.3.1
HIGH DENSITY RESIDENTIAL DESIGN GUIDELINES
The primary goal for High Density residential elements within the Rich-Haven Regional Commercial, Mixed-Use and Stand Alone Residential Overlay District is to infuse the dynamic commercial mixed-use neighborhood with residential and pedestrian assets while providing for a range of housing types. The following principles establish the essential characteristics that will promote the support these goals.
High Density Residential components of a Mixed-Use project are intended as an extension of a dense, urban fringe project. However they are intended to capture the flavor of an all American small town lifestyle in terms of its neighborhood character and architectural charm. The architecture of these residential projects should be designed to reinforce the overall community design concept. The following design guidelines apply to high-density residential development within Planning Areas 6A, 7, 8 and 9 4A, 4B, 5B, 7, 9 and 10A.
GENERAL DESIGN ELEMENTS & OBJECTIVES
6.3.1.1 Architectural Styles
Variety in architectural style and treatment is encouraged within and between residential product types.
High-density single-family residential product shall follow the architectural character and plotting requirements as defined in the Residential Design Guideline section of this chapter. High intensity attached residential products are only subject to 75% of required items per character.
6.3.1.2 Mixture of Housing Types
Interesting residential streetscapes shall be designed. In a given high density planning area, no more than 150 units shall be of the same prototype, unless varied with different elevational styles and/or massing.
6.3.1.3 Projections into Required Yards
Building articulation is encouraged as it fosters greater variety along the streetscape.
Architectural projections may encroach a maximum of 2 feet into required front, rear or side setback areas.
An architectural projection is defined as an element that articulates the building elevation such as media niches, bay windows, chimneys, balconies, porches, and other similar elements. Encroachments may be supported by a foundation. 7534
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6.3 ARCHITECTURAL COMPONENTS
6.3.2.1 Building Facades
The scale of buildings shall be broken down through the use of varied building massing and forms on a single structure. Buildings shall incorporate offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. No more than one third (1/3) of the front façade may
comprise a single wall plane.
Horizontal or vertical offsets shall be 2’ minimum.
6.3.2.2 Roof Forms
Roof treatments shall be consistent with the architectural style of the building.
Variety in roof forms, ridge heights and direction of gables is required in order to avoid monotonous roof lines along
master planned streets and paseos.
Roof slopes and overhangs shall be consistent with the architectural style of the building.
Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style.
6.3.2.3 Roof Materials
A variety of roof materials is encouraged throughout the High Density development in order to avoid a monotonous roofscape appearance. Roof materials shall be compatible with the architectural style of the residence as indicated on the architectural checklist for each style.
Fascia may be either stucco, wood, or tile. If wood is used, it shall be stained or painted.
Skylights are permitted, but shall be designed as an integral part of the roof. White “bubble” skylights are not permitted.
Skylight framing material shall be bronze anodized or colored to match the adjacent roof.
Permitted roof materials are limited to concrete or clay barrel tile, flat concrete or slate tile, simulated wood shakes and asphalt shingles (on Federalist, Cape Cod or similar style where shingles were traditionally appropriate).
Copper or metal details and accents may be used on a limited basis. When used, they shall have a matte finish to minimize glare.
6.3.2 Varied building massing and form in a
single structure.
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6.3.3 ARCHITECTURAL FEATURES & ACCENTS
6.3.3.1 Windows
Principal windows, with recess, surround, enhanced header/sill, window grouping, or other decorative features for shadow, depth and detail, are required on all elevations. Features such as 12” deep pot-shelf with roof element and corbels can define principal windows and greatly enhance elevations.
All other windows and openings shall be trimmed or otherwise treated.
Stucco trim elements, when used, shall be sand or smooth finish on the first floor.
Trim elements with 1 ½” reveal on small decorative windows are encouraged.
Trim shall be of different color or material than principal wall treatment.
6.3.3.2 Garage Doors
All garage doors on front elevations shall be recessed 12” or be surrounded with 12” minimum pop-outs.
Door lights, when used, shall be appropriate to the
architectural style of the building.
On court streets, drive aisles, or common drives, the face of garage doors shall be recessed a minimum of 6” or be
surrounded with 6” minimum pop-outs.
6.3.3.3 Front Doors and Entries
Entries for direct access prototypes shall provide a focal point to each residential unit and shall be sun protected with overhangs, recesses, porches, or trellises.
Common entries shall be well articulated and identifiable for pedestrian and vehicular users.
6.3.3.4 Courtyards
Courtyards are encouraged and, when used, shall appear as an extension of the architecture of the main building.
Courtyard walls shall be finished to match the building and may be embellished with stone, ceramic tiles, steps, recesses, cutouts, or wrought iron accents as appropriate to the architectural style of the building.
Courtyard walls shall not exceed 3.5’ in height and shall be setback from sidewalks a minimum of 3’ to allow for
landscaping.
6.3.3.5 Balconies
Balconies shall be designed to be in scale and proportion with the architecture of the adjoining building.
Covered or trellised balconies are preferred.
Scuppers or internal drains are required on all balconies for drainage.
Balcony supports shall be proportional to porch size. Balconies may encroach into setbacks a maximum of 36 inches. 7536
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6.3 6.3.3.6 Chimneys
Chimneys, when provided, shall be compatible in design, material, and color with the adjoining building.
Chimneys caps shall be compatible with the architecture of the building. Vents
‘B’ type vents for gas appliances, water heaters, and heating units shall be painted to match the adjacent material. Such elements shall be located to minimize visual impact to
building elevations.
6.3.3.7 Exterior Stairs
Exterior stairs must be designed as an integral part of the architecture. Stairs are included in the setback calculation and must remain within the building envelope, as defined by an outermost wall and/or roof.
Stair guardrail design must be consistent with the architecture of the building.
6.3.3.8 Awnings
Awnings must be designed as an integral part of the
architecture.
Unacceptable awning treatments include: metal louvers (except Bermuda style shutters, or those consistent with architectural style) or untreated fabric. Project names, texts, or logos are acceptable as decorative awning treatments, however not as primary signage.
6.3.3.9 Mechanical Equipment
No mechanical equipment (air conditioning/heating units, etc.) shall be mounted on, or attached to, any sloped roof.
Mechanical equipment, when mounted on flat roofs, must be completely screened by parapet walls at least as tall as the equipment screened.
Ground mounted air conditioning units must be screened by walls at least 6” higher than the unit(s) and located away from pedestrian paths and project amenities.
Mechanical devices such as exhaust fans, vents, and pipes shall be painted to match adjacent roof surfaces.
6.3.3.10 Meters
Natural gas meters shall be grouped and screened behind walls or hedges. Builders shall contact the gas company for minimum clearances.
Electrical meters located on exterior street elevations shall be ganged and located behind doors. Builders shall contact the power company for minimum clearances.
Screen walls and electrical enclosures shall be designed integral to the project’s architecture.
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6.3.3.11 Solar Panels
Panels shall be mounted directly to a sloped roof plane and be integral to the roof design.
Roof mounted solar panel equipment shall be similar to the roof in color and appearance and have a reflectivity value of 20% or less.
Non-camouflaged solar panel equipment shall be located behind parapet walls of equal height to the equipment.
Frames shall be colored to compliment the roof. Mill finish aluminum frames are prohibited.
Support solar equipment shall be enclosed and screened from view.
6.3.3.12 Satellite Dishes
All antenna and satellite dishes visible from any public or private street, sidewalk, open space or adjacent lot must be submitted for review and is subject to the CCR’s and all federal regulations.
6.3.3.13 Gutters and Downspouts
Exposed gutters and downspouts, when used, shall be colored to match/compliment the surface to which they are attached. 7538
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6.3 ACCESSORY STRUCTURES
6.3.4.1 Clubhouse and Recreation Buildings
Clubhouses, recreation buildings, and other support buildings shall match the architectural style and detailing of the residential buildings.
6.3.4.2 Storage Buildings
Storage buildings must have the same level of architectural detailing as the residential buildings within the project.
6.3.4.3 Detached Garages
Detached garages must use a similar roof treatment and building material as the residential buildings they serve. Six-car detached garage structures are preferred as a maximum.
Detached garage structures with more than six parking spaces shall have a minimum 2’ garage door offset within the length of the structure.
6.3.4.4 Carports
Design, including materials, roofing, screening and color, shall match project style and design.
Carport length shall not exceed the width of 8 parking spaces.
6.3.4.5 Parking Structures
Parking structure facades, where exposed to streets or to project active common open space areas, shall be compatible with building architecture; preferably building architecture should wrap in front of the garage.
Pedestrian access to parking structures shall be clearly delineated.
Pedestrian entryways shall be separated from auto
circulation, where feasible.
Pedestrian access for tenants, residents, and guests, where applicable, shall be combined in the same entry.
Parking spaces, open or enclosed, shall be no less than 9 feet wide by 19 feet deep. Compact parking shall be allowed at dimensions of 8 feet wide by 15 feet deep, and not comprise more than 25% of the total parking spaces.
Elevators/stairways/exits shall be clearly marked for ease of pedestrian use.
Reserved/Guest parking, as applicable, shall be marked on the stall or by placard.
Tandem parking configurations are allowed for tenants, t may include one standard and one compact stall.
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6.3.4.6 Trash Enclosures
Trash enclosures shall be constructed of concrete masonry units finished similar to buildings in the development. All trash enclosures shall have opaque metal gates that are designed consistent with the development.
Each trash enclosure shall have a lighted access that meets federal accessibility standards.
All project sites shall be designed to meet all the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Area, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types.
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NEIGHBORHOOD CRITERIA 6.4
NEIGHBORHOOD CRITERIA
The community of Rich-Haven is a composition of 8 planning areas with 3 unique residential districts and one mixed use district.
Each district is defined by an overall architectural theme. Densities increase from North to South with the lowest densities in Rich-Haven North and the highest densities in the Mixed Use District. Refer to Figure 3.1 Land Use Plan for Planning Area Allocations.
Rich-Haven North
Planning Areas: 1a – 1c
Primary Architectural Theme: Spanish
Minimum Number of Floor Plans: 3 per model complex
Select a minimum of one style from the Primary Character:
Spanish Eclectic Character
Additional styles shall be selected from the following Secondary Characters:
American Traditional Character
Early California Character
English Country Character
Note: The Developer/Builder can propose a change in Architectural style theme to the Planning Department director for approval, including additional Architectural styles not currently included in the Architectural Compatibility Matrix 6.2.3.3
For potentially compatible styles refer to the Architectural Compatibility Matrix in Section 6.2.3.3.
Landscape Palette:
Street Tree: Quercus Ilex, Holly Oak
Plant Palette: See Community Plant Matrix, Section 7.7 Planting color scheme: Warm – Red, orange, and yellow flowering plants.
Foliage can be dark green, medium green, yellow-green, or grey.
Rich-Haven Central
Planning Areas: 2B through 4a – 4c
Primary Architectural Theme: American
Minimum Number of Floor Plans: 3 per model complex
Select a minimum of one style from the Primary Character:
American Traditional Character
Additional styles shall be selected from the following Secondary Characters:
Craftsman Bungalow Character
Spanish Eclectic Character
Note: The Developer/Builder can propose a change in Architectural style theme to the Planning Department director for approval, including additional Architectural styles not currently included in the Architectural Compatibility Matrix 6.2.3.3
For potentially compatible styles refer to the Architectural Compatibility Matrix in Section 6.2.3.3.
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6.4 NEIGHBORHOOD CRITERIA
PLAN/ELEVATION MIXES
Landscape Palette:
Street Tree: Podocarpus gracilior – Fern Pine (tree standard) Plant Palette: See Community Plant Matrix, Section 7.7 Planting color scheme: Warm – Red, orange, and yellow flowering plants.
Foliage can be dark green, medium green, yellow-green or grey.
Rich-Haven South
Planning Areas: 5ACD
Primary Architectural Theme: European
Minimum Number of Floor Plans: 3 per model complex
Select a minimum of one style from the Primary Character:
English Country Character
Additional styles shall be selected from the following Secondary Characters:
French Eclectic Style
Richardsonian Romanesque Style
Craftsman (Arts & Crafts) Style
Mediterranean Bungalow Style
Note: The Developer/Builder can propose a change in Architectural style theme to the Planning Department director for approval, including additional Architectural styles not currently included in the Architectural Compatibility Matrix 6.2.3.3
For potentially compatible styles refer to the Architectural Compatibility Matrix in Section 6.2.3.3.
Landscape Palette:
Street Tree: Koelreuteria Paniculata, Goldenrain Tree Plant Palette: See Community Plant Matrix , Section 7.7 Planting color scheme: Cool – Blue, Lavender, Peach, and White flowering plants. Foliage can be dark green, medium green, or grey.
Neighborhood Design Criteria- Each planning area, or neighborhood, within these districts is distinguished by architectural configurations and prototypes, along with its adjacency to various amenities and public uses including parks, open space, and schools.
Architectural Design Criteria- Within each district the themes, groups or styles work together to mimic the historic districts of Old Ontario, including College Park and Armsley Square. To maintain compatibility, each district has an architectural and landscape character designated, identified as a Primary Character, with additional Architectural Design Criteria available from Section
6.2.3.3 Architectural Compatibility – The designated Architectural Design Criteria have been selected using the Architectural Compatibility Matrix (found in Section 6.2.3.3 of this document) to provide differentiation among neighborhoods. Other styles may be considered for substitution at the discretion of the Planning Department based on the matrix and the Architectural Compatibility criteria outlined in Section 6.2.3.2.
Number of
Dwelling
Units
Number of Differing
Floor Plans and
Elevations
5-10 As required by
Planning Commission
11-25 2
26-50 3
51-75 3
76-100 4
Over 100
4; +1 additional floor
plan with 4 elevations for
each additional 50 units
exceeding 100
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NEIGHBORHOOD CRITERIA 6.4
Prototypes and Floor Plan Criteria - Refer to Section 5 of this Specific Plan for development regulations and further explanation of uses, parking, setbacks, etc. for all neighborhoods. Please refer to the table entitled “Plan/Elevation Mixes” for additional requirements on plan and elevation mixes. 7543
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Delete Exhibit
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REGIONAL COMMERCIAL/
MIXED USE GUIDELINES
6.5 6.5 REGIONAL COMMERCIAL/MIXED-USE DESIGN
GUIDELINES
Regional Commercial/Mixed-Use guidelines apply to Planning Areas 6A, 6D, 7B, 8 and 94B, 5B, 6B, 7, 8, and 10B. Refer to Section 6.3 for High Density residential guidelines, which apply to the Stand-Alone Residential Overlay and residential components within Planning Areas 6, 7B, 8 and 94A, 4B, 5B, 9 and 10A.
It is the intent of these guidelines to provide guidance and a frame work for development of vibrant and viable Regional Commercial Mixed-Use services, including office/professional, hospitality, retail, commercial, civic, quasi-public, and high density residential uses.
The Regional Commercial/Mixed-Use district provides for immediate office/professional/service needs of the Rich-Haven neighborhoods and the greater regional areas. In addition, the Regional Commercial/MixedUse District may have the capacity to provide day-to-day commercial retail services, truly enabling this area to serve as a “community gathering place” where residents may stop and linger while enjoying a cup of coffee, reading the newspaper, or socializing with their neighbors in a pleasant pedestrian environment.
These guidelines will further serve to implement the goals, policies and principles of the City’s TOP by drawing upon the rich architectural diversity, quality and history of Ontario’s established neighborhoods.
Architecture of all commercial buildings, mixed-use or single use, shall complement the overall traditional community image of the Rich-Haven Specific Plan. The intent is to allow for a variety of building size, types, configuration, and uses to coexist while providing sufficient architectural direction to ensure a unified, cohesive development.
6.5 Revised Exhibit
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6.5 REGIONAL COMMERCIAL/
MIXED USE GUIDELINES
6.5.1 6.5.2
COMMUNITY DESIGN OBJECTIVES
Secure the long-term vitality of The Ontario Plan by
implementing its objectives, policies and principles.
Create a Mixed-Use land use concept that seamlessly transitions high density living into commercial/service activities. Create a community of cohesive land uses, which provide for a wide variety of architectural configurations and housing prototypes.
Create a palette of landscape materials, features and details that blend diverse architectural elements into cohesive
neighborhoods.
Create a palette of way finding signage that infuses the community with character and reinforces the viability of mixed land uses.
Create a hierarchy of pedestrian and vehicular circulation within the community.
Provide safe and convenient pedestrian links from residential areas to school, park and commercial sites that serve the community.
Create a palette of architectural styles and community features that evoke traditional, timeless qualities.
Utilize architectural massing to define use and public/private spaces.
Create mixed-use neighborhoods where interactive architecture dominates the primary street scene.
ARCHITECTURAL PHILOSOPHY
The purpose of the Regional Commercial/Mixed-Use land use is to foster dynamic neighborhoods. This place making land use enables a main street environment where bustling pedestrian activity is as important to the streetscape as vehicular activity; a place where the town center atmosphere is a short walk for residents to enjoy the goods and services at the heart of the mixed use district. Commercial components stand alone or mixed-use elements, within the Regional Commercial/MixedUse district should reflect an architectural style reminiscent of smalltown American town centers. Architectural execution of this style is described in subsequent sections.
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6.5 6.5.3 GENERAL DESIGN ELEMENTS & OBJECTIVES
A palette of styles, massing, materials, and details shall convey a timeless sense of place.
Use appropriate finish materials and detailing.
Vary vertical/horizontal scale and massing within and between buildings.
Visual massing/style breaks between commercial/retail and residential uses are encouraged.
Roof styles and materials shall be architecturally and aesthetically compatible, not uniformly consistent, among and between buildings/uses.
Architectural styles shall be authentic; mixing of details between styles is allowed where details are
complementary.
Active architecture shall orient toward Edison Avenue and primary auto and pedestrian circulation corridors.
Offset wall planes should be used, where appropriate, as an integral part of the building design.
Building offsets or recesses should be used to accentuate building entries and form pedestrian nodes.
Windows and doors shall be positioned sensitively to
engage public spaces while maintaining privacy.
Articulation of tenant entries for pedestrian identification should be achieved through wall plane offsets, architectural detailing and color schemes.
Signage, monumentation, and landscaping shall
supplement pedestrian corridor and plaza spaces created by articulated architecture.
Pedestrian linkages shall be active, useable transition spaces between uses.
Hard distinct edges between uses are discouraged.
Signage, paving, landscaping shall visually identify
pedestrian linkages/corridors.
Pedestrian circulation shall be continuous from residential to commercial/regional sections of the district.
Articulation can include, but is not limited to:
1. Vertical and horizontal offsets
2. Color blocking
3. Appropriate use of detail elements.
6.5.3 Visual breaks between commercial and
residential uses
Pedestrian linkages
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6.5 REGIONAL COMMERCIAL/
MIXED USE GUIDELINES
The primary goal for the Rich Haven Regional Commercial /Mixed-Use District is to create a dynamic environment for the interaction of vibrant commercial, retail, regional services and high density residential neighborhoods. Sensitive spatial and architectural form, massing, and transitions are critical to the relationship between compatible uses. The following principles establish the essential characteristics that will promote the support these goals.
REGIONAL COMMERCIAL / MIXED-USE LAND USE PLAN
Neighborhood Design Criteria:
Visual and practical interaction of mutually supporting commercial and residential uses.
Integration of open space and pedestrian linkages with regional commercial tenant needs
Foster clustering of high-density residential buildings to create smaller “neighborhoods” within planning area.
Maximize architecture along theme streets
Limit direct garage access along theme streets
Provide Community entry at Haven and Theme Street
Provide theme street intersection treatment
Provide pedestrian link to neighborhoods and High School site to north.
Revised Exhibit
Revised Exhibit
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6.5 6.5.4 ARCHITECTURAL COMPONENTS
Quality architectural and aesthetic design of a project has its foundations in the primary forms of the buildings. Guidelines for the following component intend to cultivate varied and interesting architecture while allowing room for creativity and project stylization.
Building Form and Mass
Building forms shall be simple and well-proportioned resulting in a balanced composition of elements.
Layering of wall planes and volumes should provide a rhythm of dynamic building shadows.
Building massing shall consist of a mix of building heights to provide visual interest to the commercial area.
Tower elements and other vertical/prominent building features should be used to accentuate key elements such as building entries, pedestrian nodes, plazas or courtyards.
Taller buildings shall have greater articulation.
Modulation and variation of building masses between adjacent buildings is encouraged. Three and four story elevations should have varied massing and architecture, both in height and depth, along the façade. The preference is for the project to feel less like a set of monolithic structures and more like a collection of distinct building in the eclectic style of the district. This can be accomplished though massing, color blocking, wall plane breaks, and variations in architectural styling and façade treatment.
Building mass shall be proportional to the tenant use to create obvious and identifiable delineation between uses.
Materials and Colors
Materials and colors should be applied to create cohesive and authentic architectural styles and streetscapes.
All surface treatments or materials should be designed to appear as an integral part of the design, not merely an application.
All materials should wrap architectural elements in their entirety, on primary elevations and where exposed to primary public spaces.
Material changes should occur at inside corners.
Materials applied to any elevations shall turn the corner of the building a minimum of 8’, or to a logical termination point in relation to architectural features or massing.
Highly reflective surfaces/materials, including colored glass and highly polished materials, are not allowed.
Rough cut, rustic appearances through the use of stone, brick, or siding are encouraged. Only finished materials are allowed, no exposed or untreated concrete masonry units, unless consistent with the architectural style.
6.5.4 Articulation through the use of color
blocking and detail elements
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Exterior Design
Buildings shall have articulation along auto and pedestrian corridors to generate pedestrian scaling and visual interest along the streetscape. No single building shall have a singular wall plane or building height on the primary elevation.
Front wall planes of commercial/mixed-use buildings, including retail/shop space veneer configurations, shall be articulated. Articulation can include, but is not limited to:
1. Vertical and horizontal offsets.
2. Color blocking.
3. Appropriate use of detail elements.
Mixed-Use buildings, multi-tenant shop buildings with more than one ground floor tenant: no more than sixty six percent (66%) of the front elevation may consist of a single contiguous wall plane on a tenant by tenant basis
OR
On an overall building, a cumulative total of no more than sixty six percent (66%) of the front elevation may have the same setback dimension; with no more than forty percent (40%) of the elevation comprising a continuous wall plane.
Massing of large expanses of street exposure or pedestrian corridor exposure walls are encouraged to be visually broken down through the use of architectural features and treatments, and color changes, including but not limited to, pilasters, trellis elements, decorative light fixtures, and material inlays, murals, graphics, or other visual variations.
Primary exposures/elevations shall be appropriately detailed and articulated consistent with the architectural style and character of the development, as established by these guidelines.
First-story pedestrian scale character and commercial retail exposure is crucial to business viability. In-line retail/commercial/service space shall be designed for the optimization of space, exposure, and aesthetic articulation.
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6.5 Architectural massing and style among buildings shall be compatible. No two adjacent mixed-use buildings shall have identical architectural appearance, or use of materials, or color palette unless pairing is integral feature of project design theme.
Combinations and composition shall be varied, although massing may be comparable.
Some repeat materials may be used; however, they may not be used with the same color palette unless architectural pairing is integral feature of project design theme.
Offset wall planes should be used, where appropriate, as an integral part of the building design.
Projections, overhangs and recesses may be used to provide shadow articulations, and scale to building elevations.
Building offsets or recesses may be used to accentuate building entries and form pedestrian nodes.
At least 40% of the ground floor of the primary exposure of an inline/shop-space/free standing show use, excluding restaurant pads, shall be devoted to transparent windows and/or doors.
Big-box tenants shall use appropriate glass frontage, subject to tenant by tenant review and approval.
Variety in massing and articulation emphasizes pedestrian scale. Primary exposure of commercial buildings greater than one story should suggest the presence of a “usable” second story and shall reduce the impact of higher volumes through the use of details consistent with the architectural style.
Secondary exposure of commercial buildings greater than one story shall provide an appropriate level of articulation to engage the street-scene. Articulation can be achieved through the use of wall plane offsets, break of parapet lines, details such as windows and shutters, material inlays, and color or texture changes.
Secondary exposures shall be architecturally compatible, though not as detailed, with primary exposures.
Offset Wall Planes
Variety in building height
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Tower Elements
Roof Form and Slope
Building height shall be varied to provide visual interest to the commercial center as viewed from community streets, open space, or other public spaces.
Variety in roof forms, ridge heights and direction of gables is required. Tower elements or other prominent building features should be used to accentuate key elements such as building entries, pedestrian nodes, plazas, or courtyards.
Form and materials should be integrated with the overall character of the development.
Although the majority of commercial roof area may be flat, visible elevations should be treated with sloping roof elements, including hips or gable forms (as appropriate to the primary architectural style), or parapet treatments.
Roof pitch shall be in proportion to the design of the building and in conformance with code regulations for the roof material. Secondary roof elements that accentuate special features may have more gentle or extreme slopes, as consistent with the primary architectural style.
Architecturally exposed roof materials shall consist of flat, barrel, or “S” concrete or slate tiles or shakes.
Metal roofs are permitted as feature elements consistent with the architectural style.
Fascia elements should be consistent with the primary architectural style.
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6.5 6.5.4.1 Architectural Features and Accents
Buildings and/or Tenant Entries
Entries shall be visually appealing and identifiable to users.
Each commercial building and/or tenant shall provide well-articulated, identifiable path of entry for pedestrian and vehicular users from the site into the buildings themselves.
Commercial/retail entryways shall be clearly identifiable from the perceived “face” of the building so as not to confuse or mislead patrons. Landscape, hardscape, and architectural design elements for the project site and building entries shall work together to create a sense of arrival.
Appropriate signage and lighting shall be provided for emphasis. Mixed-use buildings should incorporate design features such as porches, bays, balconies, arcades, street-level windows, and second story windows where feasible.
Patio Dining
Outdoor seating is encouraged to enliven the street-scene along mixeduse edges. Outdoor business activity is permitted in the interior circulation ROW only if additional public sidewalk is provided greater that the required 8 foot width.
Seating areas shall be 5 feet in minimum dimension from the store/building front. Edge of seating area shall be a minimum of 8 feet from the ROW/landscape.
Seating areas shall have a maximum 20 foot encroachment onto park/paseo areas.
Patio areas may be enclosed by the tenant using an open rail compatible to the architecture of the building, or hedges, or other suitable separation.
Patio areas do not require railing or enclosure.
Storefront Windows
Accenting of display windows on the first floor is a strong tool for the articulation of store frontage. Display windows shall be at pedestrian eye level to stimulate street-scene interest and promote viable business.
A minimum of 40% glazing is required on all multi-tenant commercial buildings and the commercial base of a multi-story mixed-use building. Window treatments, where feasible are encouraged. Exterior window treatments include, but are not limited to:
1. Recessing/surrounds of not less than 6”.
2. Trim elements
3. Headers and sills
4. Awnings (cloth, metal, or trellises)
5. Shutters (proportional to window where consistent with the architectural style).
6. Mullion patterns, as appropriate to the architectural style.
Character is infused into
architecture through the use of
details, special features, and
accents.
Creativity and articulation at
the human scale will help
engender a stronger sense of
place in the Regional
Commercial/Mixed-Use
District along pedestrian and
auto corridors.
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6.5.4.2 Storefront Windows
Awnings, when provided should be designed consistent with the architectural style and color palette of the main structure. Unacceptable awning treatments include: metal louvers (except Bermuda style shutters) or untreated fabric. Project names, texts, or logos are acceptable as decorative awning treatments, however not as primary signage.
Exterior Lighting
Exterior lighting fixtures shall be compatible with the architectural style of the building, and proportional in size to the scale of the building.
6.5.4.3 Accessory Elements
Loading and Service Design
Site design shall specifically address the needs of pick-up, delivery, and service vehicles related to commercial/retail uses. Service entrances and vehicles shall be sited such that they do not interfere with owners/tenants/customer access.
Appropriate on-site service vehicle parking/turnouts shall be provided in an efficient, non-obtrusive location appropriate to the scale and needs of the project.
Loading vehicles, when parked, shall not impede normal traffic flow. Service and storage areas shall be effectively screened from public view. Screening shall be by fences or walls with aesthetically compatible landscaping, and/or comparable materials that effectively obscure loading/service areas.
Loading zones, where adjacent to residential development (30 feet or closer), shall be partially roofed to dampen sound and screened from pedestrian view of the area.
Enclosed service areas or service alleys serving multiple tenants need screen only access points of the service area.
Exterior Storage
Storage buildings are discouraged.
Trash Enclosures
Trash enclosures and other service elements should be screened from view.
Solid walls or fences compatible with the building architecture and enclosed with opaque metal gates shall be used for screening. No refuse collection or storage areas shall be located between a street and the front of a building.
Refuse collection areas shall be designed to contain all refuse generated onsite between collections.
All project sites shall be designed to meet all the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Area, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types. 7554
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6.5 Gutters and Downspouts
Gutters and downspouts shall be internally routed, with a continuous paved path to storm drain system, or use decorative exposed gutters and downspouts.
Mechanical Equipment
All mechanical equipment including satellite equipment shall be screened from site by the use of parapets, decorative screens of compatible color, style, and material, or other appropriate architectural features.
Devices are to be located in unobtrusive locations and care shall be taken to screen view from public thoroughfares at the pedestrian level. Where ground mounted, these devices shall be buffered by landscape or screening. All equipment must be shown on submitted plans as part of the Design Review process.
Meters
All electrical meters shall be located on the rear or side elevation of a pure retail buildings and interior to an architectural feature compatible with the architectural style of the mixed-use or pad restaurant building and subject to all applicable building codes.
Natural gas meters shall be grouped and screened by walls, on a secondary or rear elevation of the building.
Electrical meters located on exterior street elevations shall be ganged and located behind doors.
Screening electrical meters behind doors in not required where meters are located in screened service areas or in “back of house” areas not intended for general public access and service courts.
Builders should contact the utility provider for minimum clearances. Screen walls and electrical enclosures should be designed integral to the primary commercial building’s architecture.
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6.5 SIGNAGE DESIGN GUIDELINES
6.5.5 SIGNAGE GUIDELINES
The purpose of these sign guidelines is to promote an overall “sense of place” through signage that is architecturally integrated and visually interesting while conforming to applicable code requirements.
6.5.5.1 Signage Design Objectives
To identify the project with elements that convey a distinct character which enhances the collective architectural them and “story”. To incorporate an environmental communication system categorized into five groups of sign types: identity, direction, information, regulation, and special amenities.
To ensure the efficient circulation of vehicle traffic within the site. To clearly identify vehicular entry points and to direct vehicles to designated parking areas.
To enhance the pedestrian experience through the design of way finding components: directories, directional signage and destination identifiers.
To establish the tenant sign criteria to serve as the basis of the leaseholder submittal process for the review and approval of tenant sign proposals.
6.5.5.2 Definitions
Sign – Any arrangement of letters, numeral, or design superimposed or painted on, suspended from, or incised into a surface and used as an outdoor display or notice, pictorial or otherwise, for the purpose of delineating identity, advertising available services and/or products, or for providing instructions and/or direction and/or information.
Advertising Sign – Those which direct attention to the goods or services sold, leased, or otherwise provided and made available, which shall include the name of the leasehold premises and may include names or sub-tenancies located thereon.
Awning Sign – A message integrated into the surface of an architectural awning structure mounted parallel to the building façade.
Blade Sign – A wall-mounted projecting or canopy-suspended sign at the pedestrian level adjacent to a building entry.
Pylon Sign – Those which are vertically freestanding, providing site and major tenant identification oriented to principal vehicle thoroughfares and entries.
Monument Sign – Those which are horizontally freestanding, integrated into the landscape, providing primary or secondary identification of single tenants.
Multi-Face Sign – Those having more than one face, each of which fronts 7556
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Permanent Sign – Those of substantial, durable materials and finishes intended for long-term use.
Temporary Sign – Those intended for short duration, normally during the planning and construction phase of development or for temporary events.
Sign Area – Shall be the sum of the areas enclosed within parallelograms drawn around each letter and/or pictorial or architectural embellishment. Where letters or embellishments are connected, as in script writing, the parallelograms shall encompass each group connected. Where a frame or backing for the letters, embellishments, etc., constitutes an integral part of the sign, the total area enclosed shall be considered.
Façade – The exterior wall of a building exclusive of projecting signs, columns, pilasters, canopies, marquees, decorations, or the like.
Parapet – That portion of the exterior wall of a building occurring above the roof.
Marquee – A rigid canopy extending outwards from the building façade, generally over the main entrance or along a principal façade.
6.5.5.3 General Sign Design & limits
Tenant sign size and quantity must be compatible with architectural scale and structure as determined by the Owner and conform to City of Ontario Sign Code as determined by the Planning Department. The dimensions and shape of sign panels or elements mounted on building facades or marquees shall be scaled proportionately to the architecture.
Double or multi-face signs shall count as one (1) unit when computing number of signs allowed.
The area of one (1) face shall be used in computing area of double or multi-faced signs.
Sign elements shall not project more than 2’-0” beyond the lease line unless reviewed and approved by the Owner.
All projecting blade signs must maintain a minimum 8’-0” clearance height above grade.
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6.5.5.4 Identity Signs
Primary project identity signs shall be situated at appropriate locations and may be any of the following: an entry-spanning gateway sign, entry flanking monument sign or double-sided pylon sign. The project identity signage should be creatively interesting and visually engaging. Secondary project or tenant identity signs are typically groundmounted monument signs. The design of the monument sign shall be in keeping with the character established for the project with variations to include individual tenant identities.
Commercial tenant identity wall signage shall adhere to the criteria set forth within the Commercial Sign Design Guidelines to be established and implemented as part of a comprehensive sign program for each project. The design of commercial tenant signage shall be in keeping with the character established for the project with variations to include individual tenant identities.
Retail tenant identity signs shall adhere to individual national identity/corporate branding standards and remain in keeping with the character established for the project.
Residential Development identity signs shall adhere to the criteria set forth within the Residential Sign Design Guidelines contained within the comprehensive sign program for each project. The design of the residential identity sign shall be in keeping with the character established for the project with variations to include individual tenant identities.
Code-required identity signs are required for restrooms, telephones, fire extinguishers, elevators, escalators and stairs within the project. All code-required identity signs throughout the project shall incorporate the appropriate international symbols as established by the Society of Environmental Graphic Design (SEGD).
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SIGNAGE DESIGN GUIDELINES 6.5
6.5.5.5 Directional Signs
Direction signs shall be located at any
vehicular or pedestrian decision point
within the leaseholder project.
Vehicular direction signs shall clearly
direct to destination anchors within the
leaseholder project and to on-premise
parking areas.
Vehicular direction signs shall be
consistent in size, shape and design
throughout the leaseholder project.
Typography on vehicular direction signs
should be legible and have enough
contrast to be read from an
appropriate windshield viewing
distance.
Vehicular direction signs shall incorporate reflective vinyl copy for nighttime illumination. Vehicular signs should have no more than three messages per sign. All direction signs throughout the project should incorporate the appropriate identity symbol as established by the Society for Environmental Graphic Design (SEGD) and comply with all state, local and federal regulations.
6.5.5.6 Information Signs
Wall-mounted or freestanding directories are appropriate within a mixed-use district.
Parking information signs should be located at parking entrances for mixed-use structured parking.
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6.5.5.7 Regulation Signs
Regulatory signs that may be required within the project include: nonsmoking no parking, do not enter, no dogs, no skateboarding, and accessibility-related (ADA) signs.
Vehicle regulatory signs including stop, yield, do not enter, wrong way, speed limit, no parking and one way are intended to impose legal obligations and/or restrictions on all traffic. It is essential, therefore, that their use be authorized by the public body or official having jurisdiction, and that signs conform with the Manual on Uniform Traffic Control Devices. A traffic engineering consultant is required to verify location of regulation signs on public right-of-way.
Signs within the project must be in compliance with the following local and national guidelines:
1. CalDAG 96 – Combined ADA and CA Title 24
2. AASHTO Part 1 Guidelines for Supplemental signs
3. MUTCD – Manual of Uniform Traffic Control Devices
4. City of Ontario Municipal Code, except where modified by this document.
5. San Bernardino County ordinances, except where modified by this document.
6.5.5.8 Amenities
Project banners may be incorporated on architectural features and light fixtures. The design and application of banner elements shall be subject to approval by Owner.
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SIGNAGE DESIGN GUIDELINES 6.5
6.5.5.9 Commercial Sign Design Guidelines
Commercial project leaseholders are allotted a total of one and a half (11.5) square foot of signage per linear foot of frontage for building signs.
Commercial project leaseholders are allowed the following signs:
1. Building Identity Sign
2. Monument Sign (as allocated and approved by Owner)
3. Placement of Identity on an Information Sign
Environmental graphics color palettes should be compatible with the architectural design of the buildings.
COMMERCIAL SIGN DIAGRAM
Note: Sign area based on 1 square foot per l lineal foot of frontage 8’7Max. 7561
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6.5.5.10 Retail Sign Design Guidelines
Retail project leaseholders are allotted a total of one and a half (11.5) square foot of signage per linear foot of frontage for building signs. Retail project leaseholders are encouraged to incorporate the following signs into their project:
1. Retail Fascia Identity Sign
2. Retail Blade Identity Sign (required 8’-0” clearance above grade)
3. Single-tenant Monument Sign (where applicable)
4. Building Awnings
5. Multi-Tenant Pylon Signs
Environmental graphics color palettes should be bold and vibrant within the Retail project.
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SIGNAGE DESIGN GUIDELINES 6.5
6.5.5.11 Residential Sign Design Guidelines
Residential developments are allotted a total of one (1) square foot of signage per linear foot of street frontage for building signs. Residential developments are encouraged to incorporate the following signs into their project:
1. Fascia Identity Sign (into residential lobbies)
2. Building/Tenant Address System
Environmental graphics color palettes should be harmonious with the architecture and integrate bold accent colors.
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6.5 SIGNAGE DESIGN GUIDELINES
6.5.5.12 Fabrication & Installation
It is intended that all finished work be of the highest quality to pass eyelevel examination and scrutiny.
General Fabrication Specification
Construct all work to eliminate burrs, dents, cutting edges and sharp corners.
Finish welds on exposed surfaces to be imperceptible in the finished work.
Surfaces which are intended to be flat shall be without dents, bulges, oil canning, gaps or other physical deformities.
Except where approved otherwise by the Owner, conceal all fasteners. Make access panels tight-fitting, light-proof and flush with adjacent surfaces.
Carefully follow manufacturer’s recommended fabrication procedures regarding expansion/contraction, fastening and restraining of acrylic plastic.
Exercise care to assure that painted, polished and plated surfaces are unblemished in the finished work.
Non-Permitted Sign Construction
The following construction methods are not permitted:
Letters with exposed fastening and unfinished edges (unless architecturally consistent).
Paper, cardboard, Styrofoam or untreated cloth.
Signs employing flashing, flickering, rotating or moving lights (except as approved by owner).
6.5.5.13 Sign Maintenance
All signs shall be kept in “like new” condition and shall be promptly restored to such condition if damaged or otherwise marred. Copy and text employed on signs shall be kept accurate and current.
6.5.5.14 Sign Location
All signs shall be contained within the premises to which applicable and shall be so oriented as to preclude hazardous obstructions to person and/or vision of pedestrians and/or vehicle operators. All sign locations to be submitted in elevation and plan view for Owner approval per the Comprehensive Sign Program for each project.
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6.5.5.15 Temporary Signs
Temporary signs may be authorized at the discretion of the Owner on leased premises during the period of initial planning and construction.
For continued use subsequent to the first 60-days of leasehold operations justification in the form of written definition of intended permanent sign program shall be submitted to the Owner for consideration and disposition.
Temporary signs should reflect the project design or brand to generate excitement for the project.
Branded Construction Fence or Storefront Barricade may be used as a communication devise to generate excitement for the project. Leasing Signs shall be allowed upon approval by Owner. Sandwich Board signs which are architecturally consistent with the project shall be allowed upon approval by Owner.
Other Environmental Graphics may be utilized upon approval by Owner.
6.5.5.16 Sign Illumination
All sign elements must be internally and/or externally illuminated. Hot spots and light leaks are not permitted and must be repaired by the Leaseholder. All illuminated signs shall be fabricated, installed, and comply with national/local building and electrical codes and shall bear the U.L. label. All signs shall conceal all identification labels and U.L. labels to conform to U.L. codes. All conductors, transformers, cabinets, housing and other equipment shall be concealed and/or incorporated into storefront and/or sign components.
To protect the visual environment, all leaseholders’ light fixtures in regards to brightness and glare, shall be subject to approval by Owner.
Leaseholders’ primary sign, secondary sign (if applicable) and canopy signs shall remain illuminated during business hours as designated by the owner. Lighting in these zones are required to be circuited and switched separately from other store fixtures on the leaseholders’ panel and controlled by a time-clock. Leaseholder shall provide a disconnect switch at sign transformer or near electrical junction box per the Comprehensive Sign Program.
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SECTION 6.6 LIGHT INDUSTRIAL DESIGN GUIDELINES
Industrial design guidelines apply to Planning Area 2C, 3C, 5A, 5C and 6A7A. The following Design Guidelines have been developed to ensure a quality, cohesive design structure for Industrial development in Rich-Haven. They will provide the City with the necessary assurances that the Specific Plan will develop in accordance with the design quality and character proposed in this section.
Key design elements will contribute significantly to the visual order and consistency of the entire Specific Plan area and provide a quality development. The fundamental elements of these common features; site design, architectural design, and sustainable standards are established by these Design Guidelines.
Landscape design guidelines can be found in Section 7.9 for industrial land uses.
The design guidelines are intended to be flexible and illustrative in nature, with the capability of responding to unanticipated conditions, the market and design trends.
6.6.1 COMMUNITY DESIGN OBJECTIVES
To secure the long-term vitality of the General Plan by implementing its objectives, policies and principles.
To provide the City with the necessary assurances that the Specific Plan area will develop in accordance with the design quality and character proposed herein. To serve as design criteria for developers, builders, engineers, architects, landscape architects and other professionals in preparing plans for construction. To lend guidance to the City staff, Planning Commission and City Council in the review and evaluation of future development projects in the Specific Plan area. To provide for the development of industrial facilities which utilize the site’s prime location to Ontario Airport.
To create a high quality industrial development that attracts an array of businesses and provides employment opportunities to area residents.
To provide industrial uses within the project boundaries which are compatible with surrounding uses.
To develop a flexible plan that meets the needs of an ever-changing business market, while assuring compliance with high development standards.
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6.6 To provide a plan for roadways, infrastructure, and utilities to support on-site land uses as the project evolves.
To create features and details that blend with diverse architectural styles and elements. To create a hierarchy of pedestrian and vehicular circulation. To create a palette of architectural styles and that evoke timeless qualities. To encourage creativity and innovation, as well as consistent quality in the implementation of these guidelines.
6.6.2 INDUSTRIAL DESIGN PHILOSOPHY
These Design Guidelines will ensure that the Specific Plan community is an environment that reflects the vision embodied in the following concepts:
Develop a quality, cohesive design concept and identity for the Rich-Haven area. Incorporate Industrial uses into the fabric of the community by placing importance on perimeter edges that integrate with adjacent uses and the rest of the community. The architectural image of the Specific Plan will be perceived primarily from the public realm.
Therefore, building massing, scale and roof forms, as the primary design components, require articulation in their architectural expression as they relate to the publicly visible areas. Establish design standards that ensure lasting value for industrial developments. Utilize colors, materials, textures, features and other design elements that are timeless in their character to ensure an overall design philosophy that will not become dated.
6.6.3 SITE DESIGN
Industrial developments in the Rich-Haven Specific Plan will allow for employment opportunities to be created for the City of Ontario and surrounding region. Residents of Ontario Ranch will have the ability to access employment not only by automobile but also via pedestrian multi-purpose trails from the surrounding residential neighborhoods.
Industrial uses should continue the pedestrian friendly character of the area and implement appropriate site planning, architectural and landscape design techniques to be complimentary to the adjacent land uses.
Site design should facilitate the intended functions of developed and open space areas and provide for appropriate interactions between buildings, activity areas, vehicular access, parking, pedestrian paths and bicycle travel.
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6.6 The following concepts are intended to facilitate site design quality within the Rich-Haven Specific Plan.
6.6.3.1 BUILDING ORIENTATION
Provide a well-organized site plan that emphasizes pedestrian connectivity and attractive landscape areas for the public through the location and arrangement of buildings, circulation, and parking areas.
Buildings should be oriented to provide for an aesthetically pleasing streetscape edge along publicly visible edges including Mill Creek Avenue and Hamner Avenue. Building sides which are oriented to visible edges should provide more architectural detail and interest such as color blocking, material changes, windows, building wall offsets, pop-outs and architectural accent features to avoid long expanses of monotonous, blank, untreated walls. (See Photo 7.1).
Orient buildings towards street frontages to create an inviting public perimeter. Enhanced elevations shall be provided for buildings that front Hamner Ave and Mill Creek Ave. Provide visible pedestrian access to buildings from the street, parking areas, and perimeter sidewalks through signage, prominent architectural features, and landscape design. Create employee break areas within setback areas with trellis structures, create park like amenity for employees
Locate loading and storage areas away from streets when feasible, ensure adequate space for vehicle backing and maneuvering on-site, and provide adequate parking for loading vehicles so normal traffic flow is not impeded.
Orient and screen elements such as trash enclosures, loading bay doors, and service docks to minimize their visibility.
Locate service entrance to prevent conflict with front entry. Place electrical rooms and transformers away from front entries and street views.
6.6.3.2 PARKING LOTS
Parking is encouraged to be located to the side and rear of the building, when available.
Landscape buffers should be provided to screen parking lot areas that are visible from perimeter streets. (See Photo 7.2).
Parking lots should be designed to minimize impact to pedestrian walkways and service access.
Large parking lots should be avoided, however if necessary, a landscaped pedestrian walkway 7568
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6.6 should be provided for safe access to buildings.
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6.6 Site entries shall compliment the architectural development by utilizing enhanced pavement treatment in vehicular areas, accent trees, and color planting. Enhanced paving shall extend from the back of the approach apron, into the site, to the first intersecting drive aisle or parking space.
A theme wall/entry monument may be installed at the major project entries. Parking areas shall provide trees within the vehicular use areas at a ratio of one tree for every 10 parking stalls. The trees shall consist of 24” and 36” box sized trees. Locate visitor and short-term parking areas at the front and sides of buildings near primary building entrances.
Organize landscaped areas, drive entrances, and/or buildings to create separate parking areas to prevent the parking lot from being the dominant visual element. Screen parking areas and loading docks facing the street using landscape buffers planted with screen trees and drought tolerant vegetation.
SCE easement utilized for industrial parking or activity shall be completely screened from the public right of way, residential land uses and trails by a decorative block wall or other form of screening consistent with the design guidelines and require Planning Director review and approval.
Photo 7.1 - Example of main building accents oriented towards street and entry 7570
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6.6 Photo 7.2 - Example of an Industrial edge along a perimeter street such as Hamner Avenue
6.6.3.3 LOADING STORAGE & REFUSE AREAS
Loading docks and storage areas should be oriented away from adjacent streets. Any visual impact to public views should be screened through the use of walls, berms and/or landscaping.
Adequate room should be provided for trucks maneuvering or waiting to unload. Attractive and durable materials shall be used for the design of visible screening walls that is complimentary to the primary building design.
Refuse areas, containers and equipment shall be easily accessed by service vehicles but screened from view of the streets, parking lots, and connecting walkways through the use of walls, berms and/or landscaping. Screening details should incorporate elements that are compatible with the architecture style of the building. Equipment and enclosures shall not be located near pedestrian walkways. Roof-mounted equipment shall be screened by the roof/parapet.
Screen walls should be 14ft high. Lower screen wall heights may be permitted through a line of sight study. Landscaping should be incorporated to visually soften the appearance of walls. No required parking or loading facilities shall be located in any required landscape setback. Driveways and parking areas should be separated from adjacent sidewalks or landscaped areas by a curb not less than six inches high.
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6.6 6.6.4 ARCHITECTURAL DESIGN
The architectural design guidelines for industrial buildings will respond to the general characteristics of the surroundings as well as to the overall thematic vision of the Rich-Haven Specific Plan area. They are intended to provide well designed, attractive, high quality buildings through the use of the following design elements, features and principles.
6.6.4.1 SCALE AND MASSING
The general scale and massing of an industrial building is large and monolithic. Due to the nature and purpose of these buildings, this is unavoidable, however, design techniques can be used to mitigate and soften the appearance. These design features are especially important where the building is highly visible from the public realm. Building height variations, architectural projections, pop-outs, stepping of floors, accent detailing, material change and color variety are encouraged required to compliment the surrounding industrial land uses. Massing elements shall relate to the architecture style of the building and should be proportional and visually pleasing. Avoid blank walls by providing articulation on building elevations visible from a public right-of-way through elements such as cornices, parapets, expression lines, and changes in materials and/or colors.
For larger buildings that are visible from adjacent public streets, they shall include architectural treatments to avoid long expanses of untreated walls, and break up building massing, through the use of building height changes, projections, changes in color, building material or and texture or similar architectural treatments. Typical ground-mounted equipment (such as transformers and heating units) should be screened by landscaping where they would otherwise be within public view. Where long, linear walls or fences are needed, a combination of wall/fence with dense landscaping shall be provided.
The mass of new structures, as visible from public streets, should be softened by landscaping or lessened by small-scale elements such as windows, panels, entrances, and other detail features to avoid monotony in design (See Photo 7.3).
Ensure scale, massing, fenestration, materials, and colors are consistent with the building’s architectural style and compatible with the overall design in the Specific Plan area. Provide the greatest level of articulation on the front facades that are visible from the public rights-of-way and at the main entrances.
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6.6 6.6.4.2 ROOF FORM AND MATERIALS
Roof forms if visible, should be simple and avoid a massive appearance. Buildings shall use height variations to break up the roofline and create a more interesting visual appearance (SEE 6.6.4.5 Base & Top Treatments).
Roofing materials should be durable yet compatible to the building’s architectural style.
6.6.4.3 ENTRY DESIGN
Entries and windows are encouraged to face streets and pedestrian walkways. Primary building entries shall be easily identified through the massing of the building. Greater height can be used to highlight and accentuate entries in the form of tower elements, tall voids, a central mass or an entry plaza. Secondary entries may use smaller building masses to communicate their locations.
Design office buildings, business parks, and office areas of industrial or warehouse buildings with an emphasis on the use of windows, architectural details, and building articulation. Integrate the design of industrial/warehouse office areas into the overall building composition so they create powerful architectural statements and not visually disjointed “add-ons”. Major vehicular and pedestrian entries to the site from the public street system should be readily visible. Major entries to planning areas, other than truck entries should be marked by accent pavement with accent trees and other enhanced landscape features. Design entry features as a significant aspect of a building’s overall composition through massing, detailing, architectural treatments, and/or special materials and colors. Employ recessed or covered building entrances to provide shade and visual relief.
6.6.4.4 DESIGN FLEXIBILITY
Building design should be flexible in order to adjust to various future market demands. Parcel sizes should be flexible and vary in size to accommodate a variety of building types.
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6.6 Photo 7.3 - Example of building and landscape treatments to soften views from the public right of way
6.6.4.5 BASE & TOP TREATMENTS
Building design should encourage the use of base and top treatments to help balance the “weight” of the building visually. Bases should appear to “ground” the building, while tops create a defined edge to the roofline. Base treatments may include changes in texture or material and enriched landscaping. Top treatments may also include changes in texture or material, and may also include cornices or roof overhangs.
6.6.4.6 MATERIAL CHANGES
Avoid the false appearance of lightweight veneers by hiding material changes through careful detailing. Material changes should not occur at external corners, but may occur at “reverse” or interior corners or as a “return.”
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6.6 6.6.4.7 COLOR
Employ a minimum of four different colors, materials, and/or textures on each building. For larger building surfaces colors should be muted and softer colors used. Accent colors may include brighter and darker colors. Color blocking can be used to break up large monotonous wall planes in conjunction with wall offsets and pop-outs.
Avoid terminating a change in material or color at a building edge; instead, select a logical termination point in relation to the architectural features or massing. Paint exposed downspouts, service doors, and mechanical screens the same color as the adjacent wall. Exposed downspouts are not permitted on elevations that front onto a street.
6.6.4.8 LIGHT INDUSTRIAL ADJACENT TO RESIDENTIAL
To minimize noise impacts orient truck courts away from residential areas. Enhance second story elevations facing residential with, but not limited to, glazing, canopies, building articulation or niches, color blocking, etc.
Limit activity and evening hours of operation on drive aisles adjacent to residential. 7575
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LANDSCAPE DESIGN GUIDELINES
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7.1 SECTION 7 - LANDSCAPE PLAN
7.1 MASTER LANDSCAPE PLAN
7.1.1 COMMUNITY VISION
The landscape design concept for Rich-Haven is to create open spaces and lifestyle opportunities for a community that evokes traditional and timeless qualities. The emphasis in the landscape design is on community and neighborhood, focusing on the individuals and their interaction with their livable surroundings. Using innovative design to focus the street scene on entries and living areas, as opposed to garages and property walls, emphasizes neighborhood scale within the community. Importance is placed on connectivity and linkages between homes, parks, schools, retail and employment. A variety of park types and sizes provide for a wide array of activities to various community groups and users. Incorporating design elements such as clear sightlines, pedestrian lighting, and a separation of pedestrian from vehicular circulation impresses a premium on safety and individual security. Landscape elements selected will establish a community with a landscape that incorporates the diverse and traditional styles of the neighborhood and community architecture, yet share a common palette and streetscape pattern that unify neighborhoods and the community at large.
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7.2 7.2
7.2.1 COMMUNITY STREET SCENE
COMMUNITY ARTERIALS
See Master Planned Circulation Plan (Figure 4-1A) for arterial locations as they apply to the Rich-Haven community.
Landscape guidelines concerning major community arterials in the Ontario Ranch are addressed by the City of Ontario in the Ontario Ranch Streetscape Master Plan. Street tree, under-story tree, and shrub palettes have been determined by the City of Ontario and shall be complied with where applicable within the Rich-Haven community.
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7.2 7.2.2 NEIGHBORHOOD STREETSCAPE
7.2.2.1 Residential Theme Streets
Residential Theme Streets are those significant residential streets that are commonly designed to be used as ‘separator’ streets between residential neighborhoods, and therefore are usually faced by two different home types.
These streets will be designed to connect and unify various neighborhoods and planning areas through the use of community theme elements such as unified street trees, lighting fixtures, directional signage, and construction materials.
Also, residential Theme Streets will act as primary pedestrian corridors in addition to vehicle corridors. These streets will be designed with a differentiating street trees/parkway planting treatment or a widened landscape edge to provide convenient and safe pedestrian circulation throughout the RichHaven community. Street Trees shall be spaced at 30’ O.C. When feasible, utilities and other obstructions shall be located outside of an 8’ clear space 30’ on center reserved for street trees.
Street Trees shall be installed at 24” box size minimum. Street Trees located closer than 5’ of walks, walls, or other hardscape shall have a linear root barrier installed per manufacturer’s recommendation.
Street Trees shall align on both sides of the street in a soldier course wherever possible subject to site conditions.
The number of trees per street shall be based on 1 Street Tree per 30’ of linear street measured between beginnings of curves at intersections. The number of street trees shall only be reduced from this amount with permission from the City of Ontario.
Parkways between sidewalk and roadside curb shall be planted with low water using groundcover, turf or approved equal.
For all trees proposed in turf areas, a minimum 7’ area clear of turf, and in parks a 10’ area clear of turf, measured from the outside diameter of the tree trunk, shall be maintained to prevent damage from lawn maintenance equipment. Trees in parkway turf area shall have a turf free, groundcover only section the length and width to equal the parkway size.
Street light fixtures shall be consistent, decorative in nature, and selected from the City of Ontario’s approved street light fixtures. Sidewalks shall be scored with a 24” x 24” score pattern. Turf shall only be used where play or pedestrian use is expected; such as parks, play areas or limited areas in parkways for access from street parking to avoid excessive water use.
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7.2 7.2.2.2 Theme Street Intersections
Monumentation at the Local Theme Streets shall consist of ornamental walls with the following criteria:
Walls shall be 2’-6” in height and be located outside sight triangles calculated per City of Ontario guidelines.
Design shall be simple and timeless in nature and be symbiotic with the surrounding architectural styles. Walls will be finished in an antique brick veneer or stone veneer. Suggested finishing techniques include sandblasted concrete and mortar wash over stone.
Color shall match or be in harmony with the surrounding neighborhood architecture.
Landscape associated with walls shall be selected to provide an accent in color and/or form.
Landscape shall not exceed 24” high within sight triangles calculated per City of Ontario guidelines.
Specimen type trees shall be chosen to accent the corner monumentation shall be multi-trunk, with unique branching, flowers or fall color.
Plan View – Local Theme Street Wall Locations
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7.2 Example Theme Street Wall Elevation
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7.2 THEME STREET
IDENTIFICATION
FIGURE 7.1
7.2.2.3 Local Neighborhood Streets
Local Neighborhood Streets unify and identify smaller neighborhoods and/or housing types within the Community. Primary identifiers include a common street tree type and similar hardscape materials. See Planning Area Landscape criteria (Section 6.4) for street tree designation on local neighborhood streets.
Street trees shall be installed at 24” box size minimum at 30’ O.C. Street Trees located within 5’ of walks, walls, or other hardscape shall have a linear root barrier installed per manufacturer’s recommendation. Parkways between sidewalk and roadside curb shall be planted with low water using groundcover, turf or approved equal.
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LANDSCAPE DESIGN GUIDELINES
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7.2 Where a Local Neighborhood Street exists adjacent to School Property, there shall be an additional 8’ landscape edge provided on the School side to allow for a widened sidewalk and landscape buffer.
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7.2 7.2.2.4 Common Drive/Alley
Landscape materials and details shall soften and enhance essential service and vehicular access, creating a utility oriented residential street type. Shrubs and vines shall be used in conjunction with screen wall and fence types to provide a cohesive circulation element for alley-loaded product types.
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7.2 7.2.3 COMMUNITY INTERSECTIONS
The City of Ontario, Ontario Ranch Streetscape Master Plan defines improvement requirements at intersections of City maintained primary and secondary arterials. In addition, the Streetscape Master Plan categorizes Major and Secondary Gateways and Intersections within the Ontario Ranch.
These Design Standards and Guidelines for the intersection of streets shall be complied with.
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7.3 7.3
7.3.1 7.3.2
Neighborhood
monumentation will exist
primarily at intersections
associated with Residential
Theme Streets, Community
entries, Neighborhood entries,
and at residential area parks.
ENTRIES AND MONUMENTATION
COMMUNITY MONUMENTATION
The Ontario Ranch Streetscape Master Plan defines guidelines for size, materials, and placement of monumentation at Major and Secondary Gateways and Intersections within the public right-of-way. All monumentation designs are subject to approval by the City of Ontario. And, all monuments shall be placed in accordance with City of Ontario Traffic and Transportation Design Guidelines for Monument Placement.
NEIGHBORHOOD MONUMENTATION
7.3.2.1 Community Entries
Community Entries are defined as those junctions where Residential Theme Streets intersect with major City of Ontario arterials, yet are not defined as Major Intersections per the Ontario Ranch Streetscape Plan.
Community Entries shall consist of ornamental walls subject to the following criteria:
Walls shall be maximum 6’-0” in height and be located outside sight triangles calculated per City of Ontario guidelines. Design shall be simple and timeless in nature and be symbiotic with the surrounding architectural styles. Walls will be finished in an antique brick veneer or stone veneer. Suggested finishing techniques include sandblasted concrete and mortar wash over stone.
Color shall match or be in harmony with the surrounding neighborhood architecture.
Landscape associated with walls shall be selected to provide an accent in color and/or form.
Landscape shall not exceed 24” height within sight triangles calculated per City of Ontario guidelines.
Signage lettering will be wrought iron, brass, brushed aluminum, or similar high quality material.
Ornamentation will be wrought iron, brass, stained wood, or similar high quality material.
Other than decorative lanterns, monument lighting will be screened from pedestrian and vehicular traffic view.
Community Entry monumentation is subject to City of Ontario approval.
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7.3 Example
Community Entry
Elevation
Example Community Entry
Elevation
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7.3 Where Private Development
Entries coincide with Theme
Street intersections,
Guidelines for Private
Development Entries shall
prevail.
7.3.2.3 Neighborhood Entries
Monumentation at Neighborhood Entries shall consist of ornamental walls and signage subject to the following criteria:
Walls shall be a minimum 2’- 6” in height and a maximum of 4’- 0” in height, and be located outside sight distance triangles as calculated by City of Ontario criteria.
Design shall be simple and timeless in nature and be
harmonious with adjacent architectural styles.
Walls will be finished in an antique brick mix veneer or stone veneer. Concrete wall and pilaster caps will be permitted.
Suggested finishing techniques include sandblasted concrete and mortar wash over stone.
Signage will be wrought iron, brass, aluminum, tile mosaic, or recessed lettering in light sandblasted concrete.
Ornamentation to be wrought iron, brass, wood, or similar high quality material.
Other than decorative lanterns, monument lighting shall be screened from pedestrian view
Landscape associated with walls shall be selected to provide an accent in color and/or form.
Landscape shall not exceed 24” high within sight triangles calculated per City of Ontario guidelines.
Neighborhood monumentation is subject to approval by the City of Ontario.
Example Neighborhood Signage
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7.3 7.3.2.4 Park Monumentation
At a minimum, monument signs will be placed at the primary entrances of community parks. These signs will be subject to the following criteria:
Monumentation is strongly encouraged to include pilasters, arbors, and other design elements to create an entry statement or gateway into the park.
Signage walls shall be 3’-5’ in height and located outside sight distance triangles as calculated by City of Ontario criteria.
Designs shall be simple yet strong in form and be harmonious with surrounding neighborhood architectural styles.
Park names shall be embedded in light sandblasted concrete or on tile mosaic. Embedded letters filled with black or bronze enamel is permitted.
Walls will be finished in an antique brick mix veneer or a stone veneer.
Pre-cast or poured-in-place concrete wall caps and pilaster caps are permitted. Suggested finishing techniques include sandblasted concrete and mortar wash over stone.
Additional walls without signage may be used throughout the park as a design element, but shall be consistent in material and theme throughout the individual park.
Other than decorative lanterns, monument lighting shall be screened from pedestrian view.
Park Monumentation is subject to approval by the City of Ontario.
Example Park Entry
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7.4 7.4 PARKS AND OPEN SPACE
The parks contained within the residential development areas of the Rich Haven Specific Plan will be designed to provide a variety of uses and activities within the overall community. Each park will consider the unique opportunities of its location and provide complimentary facilities to suit the neighborhood setting.
The parks will be developed as a “system” rather than an open space “island”, providing facilities, activities and open space to the surrounding neighborhoods.
Safety and visibility will be incorporated within the park system design. Design principles include maintaining clear site lines, adequate lighting, and elimination of “hiding spaces”. All parks shall be equipped with necessary maintenance and convenience facilities such as benches, trash receptacles, restrooms, ash urns, and bicycle racks.
All parks shall meet ADA guidelines in terms of accessibility.
All Parks shall be irrigated with Recycled Water.
All parks, open space areas, greenbelts, parkways and parking lots shall consider, where feasible, incorporating the latest Low Impact Design (LID) Best Management Practices for storm water collection and infiltration as discussed in Section 4.4 of this Specific Plan. These methods shall include: pervious pavement, engineered soil (amended soil), vegetated swales, retention/infiltration basins and trenches, dry wells and bio-treatment basins and structures, where infiltration is infeasible. Landscape design will need to coordinate with Civil engineer in planning and implementation of all these methodologies.
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7.4 7.4.1 RESIDENTIAL DISTRICT PARKS
7.4.1.1 General Design Elements and Objectives
Suggested program elements for Residential District parks may include some or all of these elements:
ACTIVE
Basketball court
Sand Volleyball
Turf field with clearance for pick-up games (football, soccer, softball, etc.)
Perimeter walking/jogging trail
Tot Lot (5-12 years)
Tot Lot (ages 2-5) w/ play structure
Open turf play field
Softball backstop
PASSIVE
Shade Trees and open lawn area.
Picnic Tables
Solid cover shade overheads
Benches
Gazebo structure
Pavilion structure with barbecues and tables suitable for parties Individual solid cover shade structures with tables beneath Rose, flower or native plant garden
Giant Chess Board
General requirements:
At least 80% of the site should be generally level. Open field areas shall be at a minimum 2% minimum grade.
Play areas shall meet all federal and local ADA guidelines and requirements in terms of accessibility.
Installed play equipment shall meet all current American Society for Testing and Materials (ASTM) standards regarding play equipment, play surfacing, and fall absorbency.
Installed play equipment shall meet all current Consumer Product Safety Commission (CPSC) guidelines for public playground safety, including but not limited to, fall zone clearances, critical heights, and assembly guidelines.
ADA compliant restrooms shall be provided.
Bike racks shall be provided.
Trash receptacles and ash urns shall be provided.
Wherever possible, Residential District Park areas should be finish graded to accept street runoff water and serve a dual purpose as stormwater runoff spreading and infiltration areas, as well as recreational areas.
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7.4 Residential Park Concept
Park design is conceptual in
nature. Final designs shall be
reviewed and approved by the
City of Ontario.
Clear and effective sightlines shall be maintained from surrounding roadways and throughout the park.
Clearly delineated crosswalks shall be provided to connect surrounding amenities to adjacent use areas.
On-site parking and a formal pick-up/drop-off area near the major entry point shall be provided.
Parks shall have clearly delineated crosswalks to set them off from surrounding amenities to adjacent areas.
Security lighting shall be provided around the park at 100’ minimum spacing with 70-watt bulbs on minimum 14’ high poles.
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LANDSCAPE DESIGN GUIDELINES
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7.4 POCKET/LINEAR PARKS
Small Pocket/Linear Parks will be incorporated into the design of neighborhoods in order to both soften the built environment and provide open natural spaces for residents to experience and enjoy. The pocket/linear park program may contain formal or
informal layouts. They also will contain walkways and trails. Pocket/linear parks are exempt from the requirement to contain restroom facilities.
Pocket/linear parks shall contain maintenance and
convenience furnishings such as benches, trash receptacles, and ash urns.
Built pergolas, arbors, gazebos, and walls are encouraged design features. Open lattice or solid roofs are allowed on overhead structures.
Security lighting in the form of bollard lighting or decorative post lighting is encouraged.
Pocket/Linear Parks shall be a minimum of 30’ in width and
0.25 acres in size.
7.4.2 Example Pocket/Linear Park
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LANDSCAPE DESIGN GUIDELINES
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7.4 Landscape within the Southern
California Edison easements is
subject to SCE requirements
and review. All landscape plans
shall be submitted and
approved by SCE before
implementation.
See the City of Ontario, Ontario
Ranch Streetscape Master Plan
for more guidelines concerning
SCE Easements in the RichHaven project area.
7.4.3 SCE EASEMENTS
7.4.3.1 SCE Requirements
Landscape design will follow current local and regional SCE guidelines concerning use of hardscape materials, planting materials, irrigation equipment, and clearances.
7.4.3.2 Design
SCE easements will be designed as linear green spaces. It is expected and encouraged that SCE maintenance access will also be designed to be used by the community for
pedestrian and bicycle use.
Community Gardens shall be considered as a design element in SCE easements.
7.4.3.3 Screening
Where use of an SCE Easement is deemed unsightly, a 30’ minimum area shall be used to buffer and screen the use from adjacent areas.
Provide a separation for trails and landscape from SCE easements with a minimum 24” high block garden wall or 12” high curb and dense hedge material to prevent blowing dust, soil and tumble weeds from damaging trail and landscape.
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LANSDSCAPE DESIGN GUIDELINES
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7.4 SCE EASEMENT IN PA ,
Delete Graphic
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DESIGN GUIDELINES
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7.5 7.5
7.5.1 Community Walls will be set
back and de-emphasized
wherever possible. Where walls
are determined necessary, the
requirements listed herein will
apply. The spacing of pilasters
and wall offsets shall be subject
to City of Ontario Planning
Department review and
approval. (See Figure 7.2)
COMMUNITY WALLS AND FENCES
RESIDENTIAL DISTRICT WALL AND FENCE TYPES
7.5.1.1 Solid Walls
Solid walls shall not exceed 8’ in height unless expressly required in a sound study conducted by a qualified acoustic engineer. Walls that exceed 6’ in height are subject to approval by the planning department.
Walls facing and/or viewed by public spaces shall be
decorative in nature consisting of split face block, stone or brick veneer, or plaster.
Wall caps shall be either precast concrete, concrete block, or plaster stucco finish. Mortar caps are not allowed.
Wall materials and color shall match or be in harmony with adjacent architectural features.
Typical Wall Elevation
7.5.1.2 View Fencing
View fencing may be implemented where property walls abut park, open space, or where views are deemed appropriate. View fencing shall consist of 3’ high maximum wrought iron, tubular steel, or glass over 3’ high decorative block wall. Steel fencing shall be black in color and appropriately treated to prevent rust.
Typical View Fence Elevation
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DESIGN GUIDELINES
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7.5 7.5.1.3 Private Homeowner Lot Fencing
Private fencing between homeowner lots shall be 6’ high. Private fencing shall be of solid wall or view fence construction subject to section 7.5.1.1 and 7.5.1.2.
Interior side residential walls, not exposed to public view, may consist of precision face block with a cap consistent in color with any adjacent walls.
7.5.1.4 Pilasters
Decorative pilasters shall be used on walls adjacent to or viewable from public areas.
Pilasters shall be decorative in nature consisting of split face block, stone or brick veneer, or plaster.
Pilaster materials and color shall match or be in harmony with adjacent architectural features.
The spacing of pilasters and wall offsets shall be subject to City of Ontario Planning Department and review.
Example Pilaster Elevation
7.5.1.5 Retaining Walls
Retaining walls shall not exceed 5 feet above rough grade and must be set 5’ clear from rear and side property lines. Retaining walls that terrace must include a 3’ clear planting area between walls and/or hardscape.
Retaining walls must be screened with substantial planting. Retaining walls must be properly waterproofed and drained. Retaining walls facing or viewable from public areas shall decorative in nature consisting of split face block, brick or stone veneer, or plaster.
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DESIGN GUIDELINES
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7.5 Residential District
Community Wall
Figure 7. 2
Breaks may occur in walls
shown to accommodate local
neighborhood entries, walks,
and trails subject to City of
Ontario approval.
Revised Exhibit
Revised Exhibit
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DESIGN GUIDELINES
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7.5 7.5.2 INDUSTRIAL DISTRICT WALL AND FENCE TYPES
7.5.2.1 Solid Walls
• Solid walls shall not exceed 14’ in height unless expressly required in a sound study conducted by a qualified acoustic engineer.
• Walls facing and/or viewed by the public spaces shall be decorative in nature. Approved materials include concrete tiltup walls with a decorative banding or finish detailing, split face block or stucco.
• Walls in excess of 50 feet long shall include a decorative pilaster or horizontal plane break every 100 feet.
• Wall materials and colors shall match or be in harmony with adjacent buildings or architectural features.
TYPICAL SOLID WALL ELEVATION
7.5.2.2 Perimeter Fencing
• Perimeter fencing may be implemented along SCE easements, compatible land uses or where visual access is deemed
appropriate.
• Perimeter fencing shall consist of 6’ to 8’ high tubular steel or aluminum fencing with or without vertical pickets.
• Perimeter fencing shall be black in color and appropriately treated to prevent rust. Alternative colors may be approved subject to approval by the Planning Director.
7.5.2 7599
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7.5 TYPICAL PERIMETER FENCE ELEVATION
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DESIGN GUIDELINES
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7.6 7.6 GENERAL LANDSCAPE
7.6.1 IRRIGATION GUIDELINES
All planting areas shall be irrigated with an automatic irrigation system.
Parks, parkways, HOA landscaped areas, and other common areas shall be irrigated with recycled water. See Section 4.2.2 for recycled water system.
LMD HOA areas are to be controlled with a central control irrigation system.
Trees shall have a bubbler system on a dedicated bubbler valve. Drip systems are permitted.
Above grade Backflow Preventers shall be located in planting areas, protected with locking enclosures, and screened with plant material. Irrigation systems shall be zoned for exposure (south and west exposures together, north and east exposures together), topography, and varying water requirements (hydro-zones) of plant material. Turf shall be zoned separately from shrub and groundcover systems.
7.6.2 UTILITY PLACEMENT
Various utility boxes shall be grouped together as much as possible. Utility boxes shall be placed in landscape easements and shrub/groundcover areas. Utility boxes shall not be placed in lawn areas unless absolutely necessary.
Utility boxes shall not be placed closer than 50 feet to street corners or intersections measured from the beginning of curve.
Above grade utility boxes shall be screened with planting to the extent possible to allow required access and clearance.
7.6.3 SLOPES
Slopes shall be irrigated separately from flat areas on dedicated valves. All landscape slopes 3:1 or greater to have jute matting installed and all slopes2:1 Slopes shall be covered with jute mesh per manufacturer’s recommendations and specificationsor greater to have erosion control blankets with a 3 year durability installed.
Slopes shall be planted with trees, shrubs, and groundcover to cover 100% of the slope at maturity to help prevent slope erosion. Turf shall only be used on slopes with a grade equal to or flatter than
4.1. 7.6.4 STREET ENDS AND ALLEYS
Where street ends or alleys do not terminate in housing, a trailhead, or a park, the terminus shall be treated with landscape screening or a focal point as appropriate.
7.6 7601
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7.7 7.7 COMMUNITY PLANT MATRIX
7.7.1 TREES Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
SCE Easements
Light Industrial
Agonis flexuosa Peppermint Tree
Arbutus unedo Strawberry Tree
Bauhinia blakeana Hong Kong Orchid Tree
Callistemon viminalis Weeping Bottlebrush
Cedrus atlantica ‘Glauca’ Atlas Cedar
Cedrus deodara Deodar Cedar
Cecidium floridium Blue Palo Verde
Cercis canadensis Eastern Redbud
Cercis occidentalis Western Redbud
Celtis sinensis Chinese Hackbery
Chamaerops humilis Mediterranean Fan Palm
Chitalpa tashkentensis Chitalpa
Cordyline australis Giant Dracaena
Cinnamomum camphora Camphor Tree
Citrus spp. Citrus
Cupressus glabra Smooth Arizona Cypress
Cupressus sempervirens Italian Cypress
Eriobotrya deflexa Bronze Loquat
Eucalyptus species Eucalyptus
Feijoa sellowiana Pineapple Guava
Ginkgo biloba Maidenhair Tree
Geijera parviflora Australian Willow
Jacaranda mimosifolia Jacaranda
Koelreuteria bipinnata Chinese Flame Tree
Koelreuteria paniculata Golden Rain Tree
Lagerstroemia indica Crape Myrtle
Laurus nobilis Sweet Bay
Liriodendron tulipifera Tulip Tree
Magnolia grandiflora vars. Magnolia
Melaleuca nesophila Pink Melaleuca
Melaleuca quinquenervia Cajeput Tree
Olea europea – fruitless variety Fruitless Olive 7602
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7.7 7.7.1 TREES Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
SCE Easements
Light Industrial
Parkinsonia aculeata Mexican Palo Verde
Phoenix canariensis Canary Island Palm
Phoenix dactylifera Senegal Date Palm
Pinus brutia Calabrian Pine
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pinus halepensis Aleppo Pine
Pinus pinea Italian Stone Pine
Pinus thunbergiana Japanese Black Pine
Pinus torreyana Torrey Pine
Pistacia chinensis Chinese Pistache
Platanus x acerifolia London Plane Tree
Platanus racemosa California Sycamore
Podocarpus gracilior Fern Pine
Punica granatum Pomegranate
Quercus agrifolia Coast Live Oak
Quercus engelmanii Engleman Oak
Quercus ilex Holly Oak Rhaphiolepis indica ‘Majestic Beauty’ India Hawthorn
Rhus lancea African Sumac
Schinus molle California Pepper
Tipuana tipu Tipu Tree
Trachycarpus fortunei Windmill Palm
Tristania conferta Brisbane Box
Ulmus parvifolia Chinese Elm
Washingtonia filifera California Fan Palm
Zelkova serrata Sawleaf Zelkova
NOTE:
- Designated Street Trees for each planning area are listed in Section 6.4 - Designated Theme Street Trees are listed in Section 7.2.2 - See NMC Master Plan for landscape requirements for all master plan roadways.
7603
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7.7 7.7.2 SHRUBS Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
Light Industrial
Acacia redolens ‘Prostrata’ Prostrate Acacia
Agave spp. Century Plant
Aloe spp. Aloe
Alyogene huegelii Blue Hibiscus
Arctostaphylos spp. Manzanita
Aspidistra elatior Cast Iron Plant
Baccharis x ‘Centennial’ Prostrate Desert Broom
Baccharis Pilularis ‘Twin Peaks’ Dwarf Coyote Bush
Bougainvillea cvs. Bougainvillea
Buxus microphylla japonica Japanese Boxwood Callistemon viminalis ‘Little John’ Dwarf Bottlebrush Carex Divulsa Berkley Sedge
Carex Pansa California Meadow Sedge
Carex Praegracilis Clustered Field Sedge
Carissa ‘Green Carpet’ Prostrate Natal Plum Carissa grandiflora ‘Emerald Carpet’ Dwarf natal Plum
Carpenteria californica Bush Anemone
Ceanothus spp. California Lilac
Ceanothus griseus horizontalis Caramel Creeper
Cistus purpureus Orchid Rockrose
Convolvulus cneorum Bush Morning Glory
Convolvulus mauritanicus Ground Morning Glory Cotoneaster spp. Cotoneaster
Cotoneaster Horizontalis Rock Contoneaster
Diplacus hybrids Monkey Flower
Dalea gregii Trailing Indigo Bush
Dietes bicolor Fortnight Lily
Dietes vegeta Fortnight Lily
Dodonea viscosa Hopseed bush
Echium fastuosum Pride of Madeira
Elaeaganus pungens Silverberry
Ensete ventricosum ‘Maurelii’ Abyssinian Banana Euryops pectinatus Grey-leafed Euryops Fuschia t. ‘Gartenmeister Bonstedt’ Fuschia
7604
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May 2021 TBD 2023
7.7 7.7.2 SHRUBS Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
Light Industrial
Gaura lindheimeri Gaura
Hemerocallis cvs. Daylily
Heteromeles arbutifolia Toyon
Ilex spp. Holly
Juniper horizontalis ‘Varieties’ Trailing Juniper Varieties Juniperus spp. Juniper
Juniperus chinensis x pfitzeriana Pfitzer Juniper
Lantana spp. Lantana
Lantana camara Bush Lantana
Lantana montevidensis Trailing Lantana
Lavandula augustifolia English Lavender
Lavandula augustifolia ‘Hidcote’ Pink English Lavender Leptospermum scoparium cvs. New Zealand Tea Tree Leptospermum laevigatum Australian Tea Tree
Leucophyllum candidum Violet Silverleaf
Leucophyllum frutescens* Texas Ranger
Leucophyllum laevigatum Chihahuan Rain Sage
Leucophyllum pruinosum Sierra Bouquet
Leymus arenarius Lyme Grass
Ligustrum japonica ‘Texanum’ Texas Privet Liriope muscari Big Blue Lily Turf
Liriope muscari ‘Silvery Sunproof’ Variegated Big Blue Lily Turf
Lomandra longifolia Nyalla
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle Mahonia repens Creeping Mahonia
Muhlenbergia capillaris Pink Muhly
Muhlenbergia rigens Deer Grass
Myoporum pacificum Creeping Myoporum
Myrtus communis ‘Compacta’ Dwarf Myrtle
Osmanthus fragrans ‘Goshiki’ ncn
Pennisetum setaceum Fountain Grass
Phormium tenax cvs. New Zealand Flax
Photinia fraseri Fraser’s Photinia
Pittosporum tobira cvs. Mock Orange
7605
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DESIGN GUIDELINES
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May 2021TBD 2023
7.7 7.7.2 SHRUBS Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
Light Industrial
Pittosporum tobira ‘Wheelers
Dwarf’
Wheelers Dwarf
Pittosporum
Plumbago auriculata Cape Plumbago
Prunus caroliniana ‘Compacta’ Dwarf Cherry Laurel
Rhamnus californica Coffeeberry
Rhaphiolepis indica cvs. India Hawthorn
Rhaphiolepis springtime Indian Hawthorn
Rhaphiolepis ‘Pink Lady’* Indian Hawthorn
Rosa spp. Rose
Rosa banksiae Lady Bank’s Rose
Rosa floribunda ‘Carpet Rose’ Carpet Rose Rosmarinus officinalis ‘Majorca Pink’ Rosemary
Rosmarinus o. ‘Tuscan Blue’* Bush Rosemary
Salvia apiana White Sage
Salvia gregii ‘Flame’ Furman’s Red Autumn
Sage
Salvia leucantha Mexican Bush Sage
Salvia mellifera Black Sage
Santolina virens Green Santolina
Scaevola ‘Mini-Pink’ ncn
Senecio mandraliscae Senecio
Strelitzia reginae Bird-Of-Paradise
Tecoma stans Yellow Trumpet Flower
Trachelospermum jasminoides Star Jasmine
Viburnum japonicum Viburnum
Viburnum tinus ‘Spring Bouquet’ Dwarf Laurustinus Westingia fruticosa Coast Rosemary
Xylosma congestum cvs. Shiny Xylosma
Yucca aloifolia Spanish Bayonet
Yucca baccata Banana Yucca
Yucca elata Soaptree Yucca
Yucca gloriosa Spanish Dagger
Yucca rigida Blue Yucca
Yucca whipplei Our Lord’s Candle
7606
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May 2021 TBD 2023
7.7 7.7.3 GROUNDCOVERS Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
Light Industrial
Arctostaphylos spp. Manzanita
Baccharis pilularis Dwarf Coyote Brush
Fragaria chiloensis Wild Strawberry
Juniperus spp. Juniper
Myoporum spp. Myoporum
Pelargonium peltatum Ivy Geranium
Rosmarinus officinalis ‘Prostratus’ Prostrate Rosemary Thymus praecox Thyme
Trachelospermum jasminoides Star Jasmine
Verbena peruviana Verbena
Vinca Minor Dwarf Periwinkle
7607
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May 2021TBD 2023
7.7 7.7.4 VINES Architectural Characters
Botanical Name Common Name
Early California
Spanish Eclectic
European Cottage
Craftsman Bungalow
American Traditional
Ranch
English Country
Common Drives
Parks
Corner Entry/Accents
Light Industrial
Bougainvillea spp. Bougainvillea
Clytostoma callistegioides Violet Trumpet Vine Distictus buccinatoria Blood Red Trumpet Vine Jasminum polyanthum Pink Jasmine
Macfadyena unguis-cati Cat’s Claw
Pandorea jasminoides Bower Vine
Parthenocissus tricuspidata Boston Ivy
Rosa banksiae Lady Bank’s Rose
Solanum jasminoides Potato Vine
Vigna caracalla Snail Vine
Wisteria sinensis Wisteria
7608
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May 2021 TBD 2023
7.8 7.8 REGIONAL COMMERCIAL / MIXED-USE LANDSCAPE
DESIGN GUIDELINES
7.8.1 COMMUNITY VISION
To create a distinct and unified landscape character for the Regional Commercial/Mixed-Use District that will provide visual cohesiveness, pedestrian connections and functional spaces throughout the different districts and streetscapes.
Soft and hard landscape design is to give character and define the hierarchy of open spaces within this mixed-use area using the following principles:
The provision of an open space network that includes passive space, social space, activity areas and facilities. Consideration should be given to the orientation of such areas with regard to sunlight and shade Using plant species and trees at an appropriate scale to define, identify, separate and enclose space
The encouragement of visual links and view corridors throughout the neighborhood
Creating a balance between lush community landscapes while considering the needs for commercial visibility
Co-ordination and appropriate scale of street furnishings, signage and lighting
The use of materials to stimulate the senses through texture, smell, color and contrast
Safety through visibility and pathways located where they are overlooked by buildings
The use of landmarks, public art and focal points at entrances/key buildings
The use of materials to define pedestrian dominated areas and slow traffic
To screen utility equipment, loading and trash collection areas. Adequate aftercare and maintenance of all areas
These Landscape Design and Development Guidelines provide design criteria for the Rich Haven Regional Commercial Mixed-Use District as a whole including Planning Areas 4A, 4B, 5B, 6B, 7, 8, 9, 10A and 10B6, 7, 8 and 9.
7.8 7.8.1
Also provided within the
Landscape Palate Matrix is a
list of additional planting
materials that will give a more
urban feel to this mixed-use
area.
7609
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DESIGN GUIDELINES
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May 2021TBD 2023
7.8 7.8.1.1 PA 6, 7, 8 and 94A, 4B, 5B, 6B, 7, 8, 9, 10A and 10B “Urban” Parks The Planning Areas 4A, 4B, 5B, 6B, 7, 8, 9, 10A and 10B 6, 7, 8 and 9 parks will be located at the south end of the project within the MixedUse District. Where the aforementioned Parks in Planning Areas 1A, 1B, 1C, 2B, 2C, 3A, 3B and 3C lend themselves to a more informal and pastoral arrangement, the Planning Areas 6A, 6D, 7B, 8A, 8B, 9A, and 9BMixed-Use District parks haves an opportunity for a more formal village green style park. With a strong axial design, this park would be divided into different areas. This park would provide facilities and varied activities to all user groups, and contain more specialized elements such as themed gardens, a bandstand and / or community gathering facilities.
Suggested program elements include:
ACTIVE
Tot lot (ages 2-5)
Tot lot (ages 5-12)
Play lawn
Lighted dancing/party square with bandstand
Pools
Clubhouse
PASSIVE
Rose Garden
Native Plant Garden
Annual/Perennial Flower Garden
Giant Chess Board
Gazebo structure
Benches
General requirements:
At least 80% of the site should be generally level. Open field areas shall be at a minimum 2% grade.
Play areas shall meet all federal and local ADA guidelines and requirements in terms of accessibility.
Installed play equipment shall meet all current American Society for Testing and Materials (ASTM) standards regarding play equipment, play surfacing, and fall absorbency.
Installed play equipment shall meet all current Consumer Product Safety Commission (CPSC) guidelines for public playground safety, including but not limited to, fall zone clearances, critical heights, and assembly guidelines.
ADA compliant restrooms shall be provided.
Bike racks shall be provided.
Trash receptacles and ash urns shall be provided.
Security lighting shall be provided around the park at 100’ minimum spacing with 70-watt bulbs on minimum 14’ high poles.
Clear and effective sightlines shall be maintained from surrounding roadways and throughout the park.
7610
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May 2021 TBD 2023
7.8 7.8.2 COMMUNITY PARKS (NON-PUBLIC)
7.8.2.1 General Design Elements and Objectives
Community parks provide focal points at the entries, and an attractive frontage for surrounding buildings.
Community Parks include active recreation areas of 5 acres or more. These parks are the main recreation areas for the mixed use neighborhoods and provide a buffer between residential and mixed used development.
Facilities will provide for a broad range of uses and activities, by all segments of the neighborhood population.
Trees help define and enclose space and furnishing co-ordinate with that in other parks and with the overall architectural style. The active recreation area should include lighted playing fields and courts.
Community Park should provide some on-site parking and formal pickup/drop-off area. Design shall provide a play area near the main hub of park. Security lighting shall be provided throughout the park. Maintain clear and effective sightlines to make park visible from surrounding roadways.
Wherever possible, Community Park areas should be finish graded to accept street runoff water and serve a dual purpose as stormwater runoff spreading and infiltration areas, as well as recreational areas.
7.8.2 7611
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May 2021TBD 2023
7.8 7612
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May 2021 TBD 2023
7.8 7.8.3 POOL AREAS
7.8.3.1 General Design Elements and Objectives
Located within easy access of residential units, facilities include a pool, restroom building, cabanas, lounge chairs, shade structures, tables and chairs.
Planting in this area provides a buffer to adjacent residences.
TYPICAL PARK AMENITIES
7.8.3 7613
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May 2021TBD 2023
7.8 7.8.4 TOT LOTS
7.8.4.1 General Design Elements and Objectives
The tot lot is located in easily accessible areas away from traffic. Trees are used to help provide structure and shade while shaded seating areas enable comfortable supervision.
Play equipment is to cater for a range of ages and be installed with a colorful safety surface.
7614
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May 2021 TBD 2023
7.8 7.8.5 PASEO GARDENS
7.8.5.1 General Design Elements and Objectives
This space acts as a buffer between commercial districts and residential areas
It is intended to provide a semi private space for activity, play or relaxation for residents
The entry and end points are defined by a trellis
The sidewalk parts to provide circulation to adjacent housing and rejoins to enable direct circulation
Benches are located along sidewalks
Landmarks and public art help to provide a sense of place and character.
7.8.5 7615
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7.8 7.8.6 PASEOS
7.8.6.1 General Design Elements and Objectives
Paseos provide a safe and informal greeting zone for residents and attractive access from the houses
They end in a terminus with a focal point framed by trees Paseos provide safe and informal passive play areas
Paseo lighting should balance scale, safety and glare. It should be integrated into the paseo design. It may be provided by free standing fixtures, integrated into the adjacent buildings, or both 7616
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7.8 7.8.7 PARKING/SHOPPING INTERFACE
7.8.7.1 General Design Elements and Objectives
The intent is to provide a safe and comfortable pedestrian experience and reduce the presence of the parking area from shoppers with buffer planting
These areas are intended to be used predominantly for circulation, but rest areas are also provided for people watching
Adequate seating and resting areas are to be provided within this zone
Various functions are defined with use of enhanced paving (interlocking pavers, brick, stone, or stamped concrete) A 2’ decorative paving edge is to be used in direct/primary store front openings
The overall dimension from curb to building can be reduced from 12’ to 8’ when adjacent to a building, but not a direct/primary store front
Pedestrian paved surfaces should typically be scored concrete with colored stamped concrete or paved accents
Planters and furniture should be located as to not block building entries or prohibit ADA access
Furnishings are coordinated throughout the project
7.8.7 7617
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May 2021TBD 2023
7.8 7.8.8 RETAIL PLAZAS
7.8.8.1 General Design Elements and Objectives
Plazas are intended to provide active and passive pedestrian spaces that encourage user interaction.
Fountains, stages, public art, and game tables are not a requirement, but are appropriate in these areas.
Both shaded and open seating areas should be included. Refer to Section 6.3.4.3 for patio dining guidelines. Plaza design should consider their use during holiday and specialty sales festivals, and community events.
7618
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May 2021 TBD 2023
7.8 7.8.9 RESTAURANTS/OUTDOOR EATING AREAS
7.8.9.1 General Design Elements and Objectives
These are intended to provide shaded and non-shaded dining areas. Shade devices such as awnings or umbrellas should be provided especially in West or South facing exposures.
Planting should provide a comfort barrier, but also allow for people watching.
The 2’-wide minimum plant barrier can be substituted with a rail; less the 2’ wide.
7.8.9 7619
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May 2021TBD 2023
7.8 7.8.10 BUILDING EDGE/RETAIL SHOPS
7.8.10.1 General Design Elements and Objectives
This area is intended to be used predominantly for circulation, but rest areas are also provided for people watching
Planting creates a buffer zone between the parking lot and promenade Furnishings are coordinated throughout the project
7620
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DESIGN GUIDELINES
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May 2021 TBD 2023
7.8 7.8.11 PARKING/RESIDENTIAL ENTRY
7.8.11.1 General Design Elements and Objectives
The intention is to define residential entryways with enhanced paving and planting to create a mini courtyard while allowing the space to continue functioning as a promenade.
7.8.11 7621
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May 2021TBD 2023
7.8 7.8.12 COMMON DRIVE
7.8.12.1 General Design Elements and Objectives
The intent is to provide access for vehicles and trash storage and removal in an attractive space that encourages neighbor interaction. The drive shall be 24’ wide where common drives provide emergency access.
Garage to garage distance shall not be less than 30’. Living space facing a common drive shall allow for a minimum 5’ landscape setback measured from the curb or sidewalk (if any). Low patio walls shall allow for a minimum 3’ landscape setback measured from the curb or sidewalk (if any).
7622
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MIXED-USE LANDSCAPE
DESIGN GUIDELINES
7-47
May 2021 TBD 2023
7.8 7.8.13 RESIDENTIAL LOCAL STREETS (PRIVATE)
7.8.13.1 General Design Elements and Objectives
The intent is to calm traffic and make a safer neighborhood. Interlocking pavers define the pedestrian right of way and slow vehicles. Bulb outs bring the street to a comfortable crossing width.
7.8.13 7623
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7-48
May 2021TBD 2023
7.8 7.8.14 PARKING/LANDSCAPED ISLANDS
7.8.14.1 General Design Elements and Objective
Canopy trees screen parking lots from the street while allowing views into the districts and buildings.
Vertical trees, such as Italian Cypress and Palms, should be combined to promote safety and visibility from major
boulevards.
Planting materials should be of a robust/hardy nature.
7624
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DESIGN GUIDELINES
7-49
May 2021 TBD 2023
7.8 7.8.15 ENTRY TRAFFIC PLAZA
7.8.15.1 General Design Elements and Objectives
The intention is to provide efficient circulation through the one way road system.
Traffic Plazas also provide good opportunity to create an entry statement.
7.8.15 7625
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May 2021TBD 2023
7.8 7.8.16 PROJECT ENTRY
7.8.16.1 GENERAL DESIGN ELEMENTS AND OBJECTIVES
The intention is to provide an enhanced entry experience while using large scale plant material to denote entries significance. Large bold plant materials are to be used at main intersections and entrances.
Image below subject to Engineering Department approval. 7626
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May 2021 TBD 2023
7.9 7.9 INDUSTRIAL LANDSCAPE DESIGN GUIDELINES
This section describes the minimum landscape requirements that shall be followed in the design of all public and private improvements within industrial uses in the specific plan. All proposed landscaping shall promote the aesthetic character and value of the Rich-Haven Specific Plan area.
7.9.1 GENERAL PROVISIONS
The landscape design shall meet the requirements of the City of Ontario Landscape Development Standards as outlined within the Ontario Development Code and Traffic and Transportation Design Guidelines for sight-distance requirements.
The landscape design shall incorporate a mix of container size trees and shall comply with the following minimum percentages:
o 5% of trees shall be 48” box size.
o 10% of trees shall be 36” box size.
o 30% of trees shall be 24” box size.
Photo 7.4 - Example of typical screen wall with landscaping The use of drought tolerant plants is strongly encouraged (See Photo 7.5). 7627
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7.9 Photo 7.5 - Example of Industrial building and drought tolerant landscaping Exhibit 7.1 Example Project Entry Drives
Exhibit 7.2 Example Project Entry Monument
7628
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May 2021 TBD 2023
7.9 Exhibit 7.3 Industrial-Residential Edge Condition
LIGHT INDUSTRIAL
RESIDENTIAL
LIGHT
INDUSTRIAL
RESIDENTIAL
New Exhibits
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DESIGN GUIDELINES
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May 2021TBD 2023
7.9 Urban forest style landscaped setback area between, planted with large evergreen trees. Plants shall be grouped into designated ‘hydro-zones’ with similar irrigation requirements. All detention basins shall receive container plants and a hydroseed application of low water using plants that can also tolerate seasonal water inundation. Rock riprap material shall be installed where stormwater drain lines connect to infiltration areas or wherever paved area drainage surface flows directly into depressed landscape areas, via curb cuts or other surface conveyances.
Trees and landscape design for Master Planned streets such as Mill Creek Avenue and Hamner Avenue, shall meet the requirements of the Ontario Ranch Streetscape Master Plan. All utility equipment such as backflow units, electrical transformers, fire detector checks, and fire check valves shall be screened with evergreen shrubs and should be painted a dark green color. Compacted decomposed granite (DG) material may be incorporated at accent areas such as project entry drives and other focal areas, but limited to a max of 5% of the landscape area. Large accent boulders may be incorporated into DG areas.
Low water type of plants including California natives and succulents that thrive in the area’s microclimate shall be incorporated. Project entry drives and corner intersection areas shall receive an “intensified” landscape treatment consisting of, but not limited to colorful ground cover and shrubs, and flowering accent trees. Parking stalls facing public streets shall include a 36” high hedge adjacent to parking area. Landscape shall be irrigated with automatic irrigation systems. Irrigation systems shall incorporate smart weather- based or moisture sensor irrigation controller(s) for water conservation.
Design of low flow drip irrigation systems, where appropriate. Irrigation backflow units shall be specified in a theft proof lockable protective steel cage enclosures. Irrigation controllers shall be in a theft proof enclosure or inside the building’s electrical room.
7630
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May 2021 TBD 2023
7.9 7.9.2 LANDSCAPE STANDARDS
All landscape area planters shall have a minimum inside dimension of 5’ feet wide, plus the required curbs.
Provide parking lot trees in planter islands at the ratio of one tree for every 10 parking spaces. All 2:1 slopes and greater shall be installed with permanent rolled erosion control product (RECP netting), typical.
A layer of mulch within all landscaped areas shall be provided to retain soil moisture and mitigate soil erosion. Compacted decomposed granite material is an acceptable alternative if Southern California native plants (Coastal Sage Scrub or Chaparral plant communities) are used to a maximum of 5% of the landscape area. Planting plans shall show plant spacing no greater than the maximum mature width.
All slopes 3:1 or greater shall be stabilized with spreading erosion control ground cover. Foundation shrubs shall be incorporated at base of building to minimize scale of building (min. 5 gal. size at 36” max. spacing).
Project entry drives may incorporate enhanced vehicular decorative paving, which may consist of colored concrete with a stamped pattern or score-line grid pattern at 45 degree angle or similar.
A 24” clearance from back of parking lot curb to parking lot screen hedge shall be provided for car bumper overhang. Mulch over weed abatement filter fabric shall be provided within this area.
Provide durable perimeter screening trees for shade and windbreaks. Provide 36” high strappy leaf shrubs to screen utilities such as backflow devices. Use taller evergreen shrubs to screen the sides of transformer units and include maximum 12” high groundcovers in areas to access utilities.
Landscape shall define and accent entries, pedestrian walkways and architectural features.
Landscape shall be attractive and appropriate to define and complement the space and use. Entry monuments shall be designed in accordance with City of Ontario Traffic and Transportation Guidelines for monument placement.
The Landscaping Plan shall comply with City Standard drawings and Traffic and Transportation Guidelines for sight-distance.
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7.9 7.9.3 PERIMETER STREETSCAPE DESIGN
Streetscape design guidelines establish a hierarchy for the landscape development along the surrounding roadways, as well as establish a framework for consistency of design. Two roadways surround the project site as follows:
Mill Creek Avenue to the west
Hamner Avenue to the East
Landscape development surrounding this project will help to set the character, while maintaining consistency with the City of Ontario’s pedestrian pathway system as illustrated in the “Trails and Open Space System” section of the Ontario Ranch Streetscape Master Plan.
7.9.4 WALLS AND FENCES
The following section is intended to encourage design quality, as walls and fences are an important component to ensuring a safe and secure environment within the Rich-Haven Specific Plan. Walls at loading areas shall be at least fourteen feet in height, or as approved by the City in response to screening loading activities from off-site views from the adjacent public right-ofway. Chain link fencing shall be permitted for use in interior truck courts, in non-public viewing areas.
Chain link fencing may not be used along public views.
Walls fronting on streets may be constructed of concrete tilt up or masonry materials such as split face or slump stone (See Photo 7.4).
Tubular Steel fencing shall be permitted along certain areas if they are not required to be screened from public views.
Entry monuments shall be designed and located in accordance with City of Ontario Traffic and Transportation Guidelines for monument placement.
Any proposed entry gates shall be reviewed by the Traffic and Transportation Division, and permitted only if approved.
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7.9 7.9.5 SITE LIGHTING
The following section addresses illumination of on-site areas for purposes of safety, security, and nighttime ambience, including lighting for parking areas, pedestrian walkways, graphics and signage, architectural and landscape features, shipping and loading areas, and any additional exterior areas. Streetlights shall conform, both in type and location, to the Standards of the City of Ontario at the time of installation.
A comprehensive lighting plan shall be prepared and approved in conjunction with the site plans submitted for approval to the DAB. In addition, all plans shall be reviewed and approved by the Ontario Police Department.
Exterior lighting should be located and designed to minimize direct glare beyond the parking lot. The design of lighting fixtures shall be consistent throughout individual planning areas, and shall be compatible with the architectural style of the building within each development. Lighting sources shall be shielded, or diffused in order to avoid glare to pedestrians and motorists. Lighting fixtures should be selected and located to confine the area of illumination to within the site boundaries.
Architectural lighting of building facades is encouraged to enhance and emphasize the buildings identity.
7.9.6 SUSTAINABLE DESIGN STRATEGIES
Sustainable practices can lessen the environmental impacts of development in many ways through the use of certain design techniques. These techniques can include reduced pervious surfaces, improved water detention and conservation, preservation of habitat areas, water- efficient irrigation, and improved pedestrian and bicycle amenities which reduce reliance on smoggenerating vehicles. This Specific Plan encourages the implementation of sustainable design strategies referenced below with the goal to reduce Greenhouse Gas Emissions.
7.9.6.1 SITE PLANNING
Incorporate “green” practices in developing buildings and infrastructure. Wherever possible, design and grade the project to direct 2-year storm event runoff from building roofs and paved areas, into landscaped swales/areas for capture and retention/infiltration. In particular, open space, parks, landscaped setback areas and trails 7633
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7.9 are to be used for this purpose. Include deciduous trees to shade paved areas and building walls on south and west.
Stabilize slopes to limit erosion as part of the Stormwater Management Plan and erosion control plan.
7.9.6.2 ENERGY EFFICIENCY
Where feasible and appropriate, the following energy conservation strategies are encouraged:
• Passive design strategies can dramatically affect building energy performance. These measures include building shape and orientation, passive solar design, and the use of natural lighting.
• Develop strategies to provide natural lighting to reduce reliance on artificial lighting. • Install high-efficiency lighting systems with advanced lighting controls. • Use a properly sized and energy-efficient heat/ cooling system in conjunction with a thermally efficient building shell.
• Promote the use of light-colored roofing with a high solar reflectance in order to reduce the heat island effect from roofs.
• Include deciduous trees to shade paved areas and building walls on the south and west sides.
7.9.6.3 MATERIALS EFFICIENCY
• Sustainable construction materials and products are encouraged to have characteristics such as reused and recycled content, zero or low off gassing of harmful air emissions, zero or low toxicity, sustainably harvested materials, high recyclability, durability, longevity, and local production. Such products promote resource conservation and efficiency. Using recycledcontent products also helps develop markets for recycled materials that are being diverted from California’s landfills, as mandated by the Integrated Waste Management Act. • Encourage the use of low VOC paints and wallpapers.
• Encourage the use of low VOC Green Label carpet.
• Consider using recycle base, crushed concrete base, recycle content asphalt, shredded tires in base and asphalt in roads, parking areas and drive aisles, if feasible and economically viable.
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7.9 • Design with adequate space to facilitate recycling collection and to incorporate a solid waste management program that prevents waste generation.
7.9.6.4 WATER EFFICIENCY
• Strive to minimize wastewater by using ultra low- flush toilets, low-flow shower heads and other water conserving fixtures.
• Encourage the use of recirculating systems for centralized hot water distribution. • Smart irrigation controller which automatically adjusts the frequency and/or duration of irrigation events in response to changing weather conditions for all landscaped areas are required.
• Drip irrigation, bubblers, micro-irrigation or other low precipitation irrigation or water conserving technology shall supply water for irrigation. • Encourage the use of recycled water to irrigate landscape areas throughout the project. The non-potable irrigation system shall be designed to meet all applicable standards of the California Regional Water Quality Control Board, California Department of Health, San Bernardino County Health Department, City of Ontario Department of Water and Power, and Ontario Municipal Code.
7.9.6.5 OCCUPANT AND HEALTH SAFETY
• Choose construction materials and interior finish products with zero or low emissions to improve indoor air quality as feasible.
• Provide adequate ventilation and a high-efficiency, in-duct filtration system. Heating and cooling systems that ensure adequate ventilation and proper filtration can have a dramatic and positive impact on indoor air quality.
• Provide effective drainage from the roof and surrounding landscape. • Encourage building systems to control humidity.
• Provide outdoor employee break areas with shade structure or shade trees on the west and south sides as feasible.
7.9.6.6 LANDSCAPE DESIGN
• Use low or medium water use and native plant materials where appropriate. Minimize turf areas in order to promote water conservation. Limit the use of turf to areas which experience 7635
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7.9 high functional use and are needed to accommodate outdoor activities. Only use warm-season turf varieties which are suited to the climate.
• Provide plant materials that are well suited to the solar orientation and shading of buildings. • Group plants according to water use, slope aspect and sun/shade requirements. Irrigate each hydro-zone on a separate valve using high-efficiency irrigation techniques. • Use wood or shredded bark mulch and soil amendments to retain soil moisture. • Incorporate native vegetation into the plant palette for Rich-Haven. 7636
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SECTION 8 - ADMINISTRATION AND IMPLEMENTATION
8.1 ADMINISTRATION
The City of Ontario shall administer the provisions of the Rich-Haven Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the City’s General Plan, The Ontario Plan (TOP), and the Development Code.
8.1.1 ADOPTION
The Rich-Haven Specific Plan shall be adopted by ordinance in accordance with the City’s TOP.
8.1.2 ENFORCEMENT
The Rich-Haven Specific Plan serves as the implementation tool for the City’s TOP and zoning for the Specific Plan area. The Specific Plan addresses permitted uses, development standards, and community design guidelines.
The City shall enforce the provisions of this Specific Plan in the same manner that the City enforces the provisions of the Development Code.
Permitted and conditional uses included, as part of the Specific Plan, shall be compatible with permitted and conditional uses established within the Development Code for residential, commercial, and industrial uses.
8.1.3 INTERPRETATION
The development standards and regulations contained in this Specific Plan shall replace and supplement the standards contained in the Development Code, except where specifically provided in the Specific Plan. Whenever the provisions contained in the Specific Plan conflict with the Development Code, the provisions of this Specific Plan shall prevail. Any ambiguity concerning the content or application of the Rich-Haven Specific Plan shall be resolved by the Planning Director or designee. Such interpretations shall take into account the stated goals and intent of the Specific Plan.
8.1.4 SEVERABILITY
If any portion of these regulations is declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining portions thereof. The legislative body hereby declares that they would have enacted these regulations and each portion thereof irrespective of the fact that any one or more portions be declared invalid or ineffective.
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8 8.1.5 RESIDENTIAL UNIT TRANSFER
Figure 3-1, Specific Plan Land Use Plan, and Table 3-1, Specific Plan Land Use Summary, sets forth the planning area identification, total residential acreage, density, and total dwelling units planned for each of the Planning Areas. Residential unit transfer allows for the redistribution of residential units and associated daily trip budget allocations from one Planning Area to another, within the Specific Plan. If the number of units developed within a Planning Area is below the maximum number of designated units, the remainder of those units may be transferred to another residential Planning Area within the Specific Plan. Such transfers may be approved administratively by the City of Ontario upon a determination by the Planning Director or designee that the transfer meets all of the following criteria:
a. The total number of residential units within the Specific Plan boundary shall not exceed the allowed maximum of 7,194 dwelling units. The allowed maximum of 7,194 dwelling units is based on the assumption that the Non-Residential (Commercial/Industrial) units are developed at the Minimum Non-Residential Square Footage (SF) quantities. If Non-Residential Square Footage or Residential Units are going to be adjusted, then dwelling units and non-residential square footages shall be exchanged at a rate to not change overall proposed water and sewer demands.
b. A landowner may transfer unused residential units and associated allocated daily vehicle trips from any previously approved Residential Planning Area(s) to a proposed Planning Area(s) as unused residential units, eligible for residential unit transfer. When a development application is submitted to the City for a Planning Area(s), the developer must submit with the application a project residential unit reconciliation summary that identifies units previously declared eligible for residential unit transfer and the total number of projected future residential units remaining to be developed in the balance of the project.
c. The number of excess residential units identified for transfer from one Planning Area to another Planning Area(s) may not exceed 15% of the total residential units in the receiving Planning Area, as identified in Table 3-1, Specific Plan Land Use Summary.
d. Unit transfers within the Regional Commercial/Mixed-Use District shall be subject to an agreement between those landowners within the Regional Commercial/Mixed-Use District identifying approval of the developer or major landowner of the transferring planning area.
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e. There would be no significant adverse effect or projected demands on parks, schools, infrastructure, or community facilities:
i. Water and Sewer Technical Studies shall be prepared to study how the transfers change the quantity and locations of sewer and water demands and how those changes impact the Water and Sewer Master Plan Systems and local sewer and water systems.
ii. If unit transfers result in net changes to the overall projected water demands or the water demands are transferred between the 1010PZ and 925PZ, then the developer initiating the changes shall be responsible for processing an Amendment to the Water Master Plan as part of the entitlement process of Implementation.
iii. If unit transfers result in net changes to the overall projected sewer demands or the sewer demands are transferred between different Master Plan Trunk Sewer Tributary Areas, then the developer initiating the changes shall be responsible for processing an Amendment to the Sewer Master Plan as part of the entitlement process of Implementation.
f. Grading would remain in substantial conformance with the approved Specific Plan. g. No new significant environmental issues would result.
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8 NOTE: SECTION 8.1.6 WAS INTENTIONALLY OMITTED AS PART OF THE RICH HAVEN SPECIFIC PLAN AMENDMENT (FILE # PSPA16-001).
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8.1.7 SPECIFIC PLAN CONSISTENCY, MODIFICATIONS, AND AMENDMENTS Development proposals within the Rich-Haven Specific Plan area shall be deemed consistent if proposals meet the permitted uses, standards and guidelines within this Specific Plan.
8.1.7.1 Substantial Conformance and Minor Modifications Minor modifications to the Rich-Haven Specific Plan shall not require a Specific Plan Amendment, and shall be subject to a “substantial conformance” determination, an administrative mechanism by which minor modifications to the Specific Plan which do not result in significant impacts and are consistent with the intent of the Plan, shall be permitted without a formal amendment process. The City of Ontario Planning Director shall make determinations of substantial conformance.
Minor modifications that meet the above “substantial conformance” determination may include, but are not limited to, modifications necessary to comply with Final Conditions of Approval or modifications affecting infrastructure, public services and facilities, landscape palette, and other issues except those affecting project financing and development regulations. The following minor modifications to the Rich-Haven Specific Plan shall not require a Specific Plan Amendment, and shall be subject to the substantial conformance determination procedure set forth above:
Change in utility and/or public service provider or location; Change in roadway alignment, width, or improvements;
A residential density transfer between any individual planning areas within the Specific Plan Area, including between Districts, as long as the number of dwelling units and associated daily vehicle trips transferred out of the Regional Commercial/Mixed-Use District are included in the Trip Budget Allocation, the maximum number of daily trips for the project is not exceeded, and residential transfer of units to the Residential District are in compliance with Section 8.1.5, Residential Unit Transfer. An adjustment of any planning area boundary within the Residential District not to exceed 15% of the acreage within that planning area boundary, as identified within Figure 3-1, Specific Plan Land Use Plan, and Table 3-1, Specific Plan Land Use Summary.
Variation in the number and type of dwelling units within each planning area boundary may occur at the time of final design depending on the residential product identified for development with the Residential District. Minor changes to landscape materials, wall materials, wall alignment, entry design, and streetscape design which are consistent with the design criteria set forth in Section 7, Landscape Plan, of the Rich-Haven Specific Plan. 7642
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8 Minor changes to the architectural or landscape design guidelines, which are intended to be conceptual in nature and flexible in implementation. Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, or improves infrastructure.
The Minor Modifications described and listed above are not conclusive. Any Minor Modification that is deemed by the Planning Director to be in substantial conformance with the purpose and intent of the Specific Plan shall be permitted.
8.1.7.2 Specific Plan Amendments
Development proposals that do not meet the above Specific Plan consistency requirements, or that are not found to be in substantial conformance with the Specific Plan, shall require a Specific Plan Amendment. The applicant may request amendments to the Rich-Haven Specific Plan at any time pursuant to Section 65453(a) of the Government Code.
An amendment to the Specific Plan will require review and approval by the City of Ontario Development Advisory Board, Planning Commission, and City Council. Such amendments are governed by California Government Code, Section 65500, and require an application and fee to be submitted to the City of Ontario Planning Department, stating in detail the reasons for the proposed amendment.
In the event the proposed amendment requires supplemental environmental analysis pursuant to the California Environmental Quality Act (CEQA), the applicant(s) will be responsible for associated fees for the preparation of necessary CEQA documentation.
8.1.8 APPEALS
An appeal from any determination, decision, or requirement of City staff, Development Advisory Board, or the Planning Commission shall be made in conformance to the appeal procedures established by the Ontario Development Code.
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8.2 IMPLEMENTATION
The Rich-Haven Specific Plan is implemented through City approval of parcel map(s), tract map(s), and site development plans. Any development proposals shall be subject to the review procedures established in this Specific Plan. Implementation of the Rich-Haven Specific Plan development regulations is intended to encourage the most appropriate use of the land, ensure the highest quality of development, and protect the public health, safety, and general welfare.
8.2.1 DEVELOPMENT PERMIT
Development projects within the Rich-Haven Specific Plan area shall be subject to the Development Plan Review process established in the City of Ontario Development Code.
Adoption of the Rich-Haven Specific Plan by the City of Ontario includes adoption of the design guidelines contained within the Specific Plan and which provide direction for the design of development projects within the Plan area. The design guidelines are intended to be flexible in nature while establishing basic evaluation criteria for review by the City of projects during the design review process.
The Development Permit process constitutes a design review of project architecture, site plans, and landscape plans. Development permits are approved with conditions of approval.
8.2.2 SUBDIVISION MAPS
Tentative maps shall be prepared and filed with the Planning Department in accordance with the City of Ontario Development Code. Approval by the City Council of Final Tract Map(s) and/or Parcel Maps within the Rich-Haven Specific Plan area shall be required in order to create legal lots for residential, commercial and industrial development.
Tentative Tract and/or Parcel Maps will be reviewed and approved pursuant to applicable provisions of the Development Code and shall be consistent with this Specific Plan.
A vesting tentative map may instead be filed in accordance with the provisions of the Development Code. A vesting tentative map shall be filed in the same form, shall have the same content, accompanying data and reports, and shall be processed in the same manner described for tentative maps.
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8 8.2.3 SUBSEQUENT DEVELOPMENT ENTITLEMENTS
8.2.3.1 Development Agreements (DA)
Development Agreements for planning areas may be executed between the City and the Developer in order to set forth the terms, conditions, and obligations of all parties signatory to the contract. California Government Code, Section 65864, et seq., and the procedures for Development Agreements, adopted by the City of Ontario, provide the authority for the Development Agreement.
8.2.3.2 Conditional Use Permits (CUP)
Conditional Use Permits shall be required for land use classifications typically having unusual site development features or operating characteristics requiring special consideration so that they may be designed, located, and operated compatibly with uses on adjoining properties and in the surrounding area. Conditional Use Permits must be first granted by the Zoning Administrator or Planning Commission before a use is allowed within a particular district.
CUP performance standards herein for drive-thru facilities (Section 5.3.8.8) constitute the minimum deemed necessary under general circumstances and in most cases to prevent adverse effects from drive-through facilities. Other and further standards may be required as conditions of approval defined by City Planning staff to ensure that such uses are in accord with the intent of the Specific Plan and in concert with the integrity of the commercial or mixed-use project.
8.2.4 ADDITIONAL ENTITLEMENT REQUIREMENTS
In order to ensure orderly expansion of the City Utility Systems and other City Infrastructure, the following Additional Entitlement Requirements are imposed upon all Subdivision Maps and Developments within the Specific Plan area.
8.2.4.1 Conceptual Design Report
Prior to approval of any entitlement application (Subdivision Maps, Development Plan Reviews, etc.), a conceptual design report shall be prepared and submitted to the Development Engineering Department and the Utilities Engineering Department for review and approval for the established extent of all public improvements required for the project. The study shall identify existing and future rights-of-ways (ROW) and infrastructure improvements and establish all vertical and horizontal alignments for each utility. The report shall include cross-sections, profiles, and any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW. The study shall account for all utility conflicts, right-of-way variations, existing obstructions, and the timing of utility installation. This shall also include Water Sub-Area Master Plans 7645
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(WSAMP) and Sewer Sub-Area Master Plans (SSAMP) to assure compliance with all Master Plan Design Criteria, including Hydraulic Design Criteria. Utilities cannot be located along an alignment that conflicts with existing conditions (e.g. electrical poles, private property, etc.) unless that applicant is accepting the responsibility of modifying the existing conditions (e.g. undergrounding, relocation, ROW acquisition, etc.).
8.2.4.2 Preliminary Design Report
As a condition of entitlements (Subdivision Maps, Development Plan Reviews, etc.) within the Specific Plan and prior to submittal of Infrastructure Improvements Plans, a Preliminary Design Report (PDR) for all public infrastructure shall be submitted and approved by the Development Engineering Department and the Utilities Engineering Department. The PDR shall include the following:
Conceptual Design Compliance: A discussion modifying or confirming the conceptual design established with the Project’s Conceptual Design Report. The study shall confirm all rights-of-ways (ROW), infrastructure improvements, and vertical and horizontal alignments for each utility.
Street Cross Sections and Profiles: Street Cross Sections and Profiles shall be provided for each public street, private street and Public Utility Easement (PUE) containing a public utility and at any points along the alignments where the ROW varies. The cross sections shall show the location and size of each utility and shall annotate the property/ROW lines, the type of finished surface material, the distance of each utility from centerline, the depth from finished surface to top of pipe, and the distance between utilities (outside wall to outside wall).
Constructability Review: The report shall include a discussion of the constructability issues along the proposed alignment and identify the recommended construction methods that may be utilized. The study shall perform field investigation (field survey and potholing) in order to identify potential utility conflicts, right-of-way variations, existing obstructions, and constructability issues created by the timing of utility installation.
Supporting Details: The PDR shall include any supporting details needed to demonstrate that utilities can be adequately accommodated in the public ROW, including the placement of large appurtenances, clearance from existing obstructions, etc.
30% Design Drawings: The PDR findings shall be incorporated into a 30% design plan set.
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8 8.2.4.3 Utilities Systems Map (USM)
Prior to approval of any entitlement application (Subdivision Maps, Development Plan Reviews, etc.), as a part of the entitlement application a Conceptual Utilities Systems Map (USM) shall be prepared and submitted to the Development Engineering Department and the Utilities Engineering Department for review and approval. The USM is a summary plan sheet exhibit that shows all the public offsite infrastructure requirements and demands for the Development Project (and/or Subdivision), the onsite private infrastructure improvements, and the interaction between the public and private utilities systems. As a Condition of Approval for the Development Project (and/or Subdivision), the Conceptual Utilities Systems Map shall be updated into a Final Utilities Systems Map to reflect the changes that occur between entitlement and Final Plan and Permit Approval. Reference the Ontario Municipal Utilities Company Utilities Engineering Department’s Utilities Systems Map (USM) Requirements for details.
8.2.4.4 Integrated Waste Management Report (IWMR) and Solid Waste Handling Plan (SWHP)
Prior to approval of any entitlement application (Subdivision Maps, Development Plan Reviews, etc.), as a part of the entitlement application a Conceptual Integrated Waste Management Report (IWMR) and a Conceptual Solid Waste Handling Plan (SWHP) shall be prepared and submitted to the Development Engineering Department and the Utilities Engineering Department for review and approval. The Conceptual SWHP will include an exhibit that demonstrates the project site’s design conformance with the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Areas, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types. The Conceptual IWMR is a report that presents project specific information that is not able to be demonstrated within the Solid Waste Handling Plan, including discussions on: project solid waste operations; project compliance with all applicable laws, statues, policies, and requirements; and, conformance with all the Integrated Waste Department’s requirements, including the requirements for Sizing of Storage, Location of Collection Areas, Accessibility for Collection Vehicles, and Collection of Sorted/Diverted Waste Types. As a Condition of Approval for the Development Project (and/or Subdivision), the Conceptual SWHP and the Conceptual IWMR shall be updated into a Final SWHP and Final IWMR to reflect the changes that occur between entitlement and Final Plan and Permit Approval. The SWHP and IWMR may be required to be updated whenever there are new occupants, new uses or changes to existing uses, Tenant Improvements, Business Licenses, and Certificates of Occupancy. Reference the Ontario Municipal Utilities Company - Utilities Engineering Department’s Integrated Waste Management Report (IWMR) and Solid Waste Handling Plan (SWHP) Requirements for details.
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8.3 PHASING
Development within the Rich-Haven Specific Plan area is expected to occur in phases. The first phase of development is anticipated to occur along Ontario Ranch Road. Subsequent development phases will extend northerly with the extension of master planned roadways and utility improvements. The following minimum criteria shall be met for each Subdivision and Development of each Phase:
i. For Domestic Water, all the Master Plan, the Regional and Local Infrastructure identified in Section 4 and the Conceptual Domestic Water Plan for the Water Pressure Zone within the Phase shall be completed as a part of infrastructure requirements of the Phase. Also, any domestic water infrastructure necessary to provide primary looping, secondary looping and, satisfy all the hydraulic criteria and the fire flow shall be completed as a part of the infrastructure requirements of the Phase.
ii. For Recycled Water, all the Master Plan, the Regional and Local Infrastructure identified in Section 4 and the Conceptual Recycled Water Plan for the Recycled Water Pressure Zone within the Phase shall be completed as a part of the infrastructure requirements of the Phase. Also, any recycled water infrastructure necessary to provide primary looping, secondary looping and, satisfy all the hydraulic criteria shall be completed as a part of the infrastructure requirements of the Phase.
iii. For Sewer, all the Master Plan, the Regional and Local Infrastructure identified in Section 4 and the Conceptual Sewer Plan for the Master Plan Sewer Tributary Area within the Phase and upstream of that shall be completed as a part of the infrastructure requirements of the Phase. Also, any sewer infrastructure necessary to meet all the hydraulic criteria shall be completed as a part of the infrastructure requirements of the Phase.
8.3.1 COMMUNITY FACILITIES AND SERVICES
The timing for installation of community facilities, including park and trail facilities, and payment of impact fees for public services for the Specific Plan will be determined as part of the City’s approval process in accordance with the provisions of the existing City fee ordinance. Community facilities, such as bike routes, will be developed in conjunction with construction of public improvements. Those portions of the Neighborhood Parks, paseos, and open space areas adjacent to individual developments within each Planning Area will be constructed to provide amenities as development progresses. 7648
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8 8.4 PROJECT FINANCING
The financing of construction, operation, and maintenance of public improvements and facilities (the “facilities”), and public service will include funding through a combination of financing mechanisms. Final determination as to the facilities to be constructed and as to maintenance responsibilities – whether publicly or privately maintained, will be made prior to recordation of the final maps. In order for the project to be fiscally self-sufficient, the following financing options can be considered for implementation:
Facilities and Services:
Private capital investment for the construction of facilities. Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district, to provide funding for the construction of a variety of public facilities and the provision of public services.
Operation and Maintenance:
By individual private property owner.
By private property owners or Home Owners Association. By Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district.
City Council approval is a prerequisite for the implementation of any and all special district financing mechanism. The use of the Mello-Roos Community Facilities District Act of 1982 [the “Act”) to finance public facilities and services will be at the City’s sole discretion. Moreover, the use of the Act must be consistent with the City’s adopted goals and policies concerning the use of the act.
8.5 MAINTENANCE RESPONSIBILITIES
During the course of maintenance of public utilities (including storm drain) within private and public streets, the City will pave the streets and restore landscaping per City standards.
Restoration of any enhancements above and beyond City standards, including but not limited to architectural, hardscaping and landscaping enhancements shall be the responsibility of the HOA or other entity maintaining those enhancements. This applies to all areas where public utilities are located including but not limited to public and private streets, gated communities, alleys, etc.
Improvements constructed within the Rich-Haven Specific Plan will be maintained through a combination of public and private entities as described below and shown within Table 8-4, Maintenance Responsibilities, and:
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8.5.1 PROJECT FINANCING
The financing of construction, operation and maintenance of public improvements and facilities (“facilities”), and public services will include funding through a combination of financing mechanisms. Final determination as to the facilities to be constructed and maintenance responsibilities – whether publicly or privately maintained, will be made prior to recordation of the final maps. In order for the project to be fiscally self-sufficient, the following financing options can be considered for implementation:
Facilities and Services:
Private capital investment for the construction of facilities. Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district, to provide funding for the construction of a variety of public facilities and the provision of public services.
Operation and Maintenance:
By individual private property owner.
By private Property Owners Association or Homeowners Association. By Community Facilities District (CFD) established pursuant to the Mello-Roos Community Facilities District Act of 1982, or other special district.
City Council approval is a prerequisite for the implementation of any and all special district financing mechanisms. The use of the Mello-Roos Community Facilities District Act of 1982 (the “Act”) to finance public facilities and services will be at the City’s sole discretion.
Moreover, the use of the Act must be consistent with the City’s adopted goals and policies concerning the use of the Act.
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8-14
May 2021TBD 2023
8 8.6 METHANE REMEDIATION
The City of Ontario is in the process of adopting protocol to assess the potential for methane generation on proposed building sites in areas previously used for certain agricultural practices.
The preliminary protocol requires the following, which may be modified after approval of a final protocol:
Prior to issuance of a grading permit, a methane site assessment shall be prepared to determine whether the property was ever used as a dairy, poultry ranch, hog ranch, livestock feed operation, manure stockpile site, manure burial site, agricultural pond, or for any other purpose that might result in the deposition of materials which could produce significant methane. The report will provide recommendations as to which areas should be tested after grading and which areas that should be exempt from methane testing, based upon historic site usage.
The assessment report shall be submitted to the City of Ontario for review and approval.
Areas identified in the assessment, which indicate a potential for methane generation, shall be tested 30 days after rough grading has been completed. Testing would occur on a weekly basis for four weeks.
After testing, recommendations for methane mitigation measures are made on a lot-bylot basis depending on the concentrations detected in the soil gas probes. Mitigation designs would be submitted to the City of Ontario, along with the result of the methane testing, for review and approval as part of building permit issuance.
Table 8-4
Maintenance Responsibilities
City and/or
Special District
Private Homeowners
Association (HOA)
Private Homeowners/
Commercial/Industrial
Property Owners
Utility
Entity
Master Plan Roadways (Riverside Drive, Haven
Avenue, Milliken Avenue, Mill Creek Avenue, Chino
Avenue, Ontario Ranch Road)
√
Interior Project Streets (curb to curb Primary Entry
Street, Secondary Entry Streets, Neighborhood
Streets, and street lights)
√
Parkway of Master Plan Roadways (curb to
perimeter walls including landscape, sidewalks,
street lights)
√
Parkways of Interior Project Streets1 (landscaping,
sidewalks) √
Interior Tract Graffiti Removal √
Private interior yard walls √
Private Recreational Areas √
Monument Signs and Master Plan Roadways √
Monument signs within tract entry √
Traffic Signals √
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8 8-15
City and/or
Special District
Private Homeowners
Association (HOA)
Private Homeowners/
Commercial/Industrial
Property Owners
Utility
Entity
Traffic Control Signs √ √
Alleys √
Community Trail (SCE Corridor Trail) √
Off-site and In-Tract water, sewer, and storm drain
improvements (Only those facilities in public roads
and those in private streets within public utilities
easements that meet public improvement design
criteria)
√
On-site water, sewer, and storm drain improvements
(improvements that are: private, laterals, and lines
behind meters and/or DCDAs, improvements serving
only one lot/parcel, not within public or private
roads, not within public utility easements, or not
meeting public improvement design criteria)
√ √
Neighborhood Park (5 acres or more) √
Pocket/Linear Park √
Residential/Urban Parks √
Front Yard Landscaping Areas (Planning Areas 1A,
1B, 1C, 2B,3A,& 3B), 4, & 5 & 5D)) √
Landscaping and Common Areas (Planning Areas 6,
6D,7, 8 and 94A, 4B, 5B, 5C, 6B, 7,8, 9, 10 A and
10B)
√
Community Theme Wall and Entry Monuments
(outside face for Graffiti removal) √
Community Theme Wall and Entry Monuments
(structural integrity and face repair) √
Community Neighborhood Entries (within
Neighborhood edges on Master Plan Roadways) √
Driveway & Parking Areas (including landscaping)
Serving Commercial Property √
Private Streets in Gated Communities √
Alley Landscaping and Lighting √
Electricity √
Natural Gas √
Communications Systems √ √
Police √
Fire √
NPDES Facilities (Off-site)/WQMP2 √
NPDES Facilities on private property √
1. Include restoration work following public street repairs.
2. Only those facilities in public roads, public right-of-way and/or easements, to be maintained through an Encroachment Agreement with the City of Ontario.
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8-16
May 2021TBD 2023
8 8.7 MITIGATION MONITORING
Pursuant to Public Resources Code (PRC) Section 21081.6, a summary of conditions of project approval shall be prepared to mitigate or avoid significant effects on the environment. An approved Mitigation Monitoring Program shall insure that the project and all future development within the project area comply with all applicable environmental mitigation and permit requirements. The final approved Mitigation Monitoring program shall be attached as an appendix to this Specific Plan upon EIR certification.
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9-1
May 2021TBD 2023
9 Rich HavenSECTION 9
9.1 General Plan ConsistencyCalifornia Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Policy plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. The Rich Haven Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan. The policy analysis in Table 9- 1, “Policy Plan Consistency,” describes the manner in which the Rich Haven Specific Plan complies with The Ontario Plan (TOP) policies applicable to the project.
Revised Section
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LAND USE ELEMENT GOAL LU‐1: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make itpossible for people to live and work in Ontario and maintain a quality of life.LU-1.1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City.
The Specific Plan outlines a pedestrian sidewalk and multi-use trail network connecting neighborhoods to open space and adjacent future commercial land uses.
LU-1.2 Sustainable Community Strategy. We integrate state, regional, and local Sustainable Community/Smart Growth principles into the development and entitlement process.
Sustainable Community/Smart Growth principles are incorporated into the Rich Haven Land Use Plan. Pedestrian sidewalks and bicycle paths to be constructed as part of the project throughout the community provide connectivity among residential planning areas and schools to help reduce vehicle trips and miles traveled. The design of residential areas incorporates tree-lined parkways providing shade for pedestrians and parked cars. Safe and efficient pedestrian and bicycle connectivity is provided throughout the project. The Rich Haven architectural design guidelines allow for a variety of architectural styles that respond to local climate conditions. Some styles allow the incorporation of flat roofs that facilitate the use of solar collectors. All new construction will utilize design features, fixtures, appliances, and heating and cooling controls to conserve energy and water. The landscape concept for 7655
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Rich Haven incorporates a plant palette of drought tolerant materials and requirements that the development implement planting and irrigation systems designed to conserve water. Park and recreation areas will include shaded areas, bicycle racks, and other amenity features to encourage pedestrian and other nonvehicular activities.
LU-1.3 Adequate Capacity. We require adequate infrastructure and services for all development.
The Rich Haven Specific Plan establishes an infrastructure and public facilities plan to ensure that adequate roadways and public utilities including sewer, water, and drainage facilities along with schools, parks, and other public facilities are provided to serve the project.
LU-1.4 Multimodal Mobility. We require development and urban design, where appropriate, that reduces reliance on the automobile and capitalizes on active transportation, transit, electric vehicles, and multimodal transportation opportunities The Rich Haven Specific Plan requires the construction of Class 1 Bike Paths, which are an integral element to creating accessibility and mobility within Rich Haven. The Specific Plan requires locations and construction of bus turnouts that may be required within the project to be coordinated with and constructed to the satisfaction of the City of Ontario and Omnitrans.
LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.
Rich Haven provides for development of up to 1,8337,194 residential dwelling units in a variety of residential single-family detached and multi-family attached housing types oriented toward open space amenities. 7656
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May 2021TBD 2023
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GOAL LU‐2: Compatibility between a wide range of uses and resultant urban patterns and forms.LU-2.6 Infrastructure Compatibility. We require infrastructure to be aesthetically pleasing and in context with the community character.
Arterial streets within Rich Haven will be uniformly landscaped in an aesthetically pleasing manner with 8-10-foot-wide landscaped parkways on each side of the street and 16 -26 foot wide landscaped medians in each street. A planting buffer area varying in width from 40-50 feet in width will be provided adjacent to sidewalks within the project adjacent to all arterial roadways. Decorative project monuments will be constructed at key project entries providing community identification and establishing a sense of arrival and a welcoming feeling for the community.
LU-2.9 Methane Gas Sites. We require sensitive land uses and new uses on former dairy farms or other methane-producing sites be designed to minimize health risks.
The project will comply with appropriate mitigation measures identified in the project EIR for soil remediation and proper venting to address the potential existence of methane gases within the project.
GOAL LU-4: Development that provides short-term value only when the opportunity to achieve our Vision can be preserved. LU-4.3 Infrastructure Timing. We require that the necessary infrastructure and services be in place prior to or concurrently with development.
Approval of the Rich Haven Specific Plan
is accompanied by an application for approval of a development agreement. The development agreement shall include, but not be limited to, methods for financing, acquisition, and construction of infrastructure, acquisition, and development of adequate levels of parkland and schools, as well as the provision of adequate housing opportunities for various 7657
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-5
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
segments of the community consistent with the City’s regional housing needs assessment. The Rich Haven development agreement shall be fully approved before the issuance of the first building permits for the project.
GOAL LU-5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits. LU-5.2 Airport Planning Consistency. We coordinate with airport authorities to ensure The Ontario Plan is consistent with state law, federal regulations, and/or adopted master plans, and airport land use compatibility plans for ONT and Chino Airport.
The Specific Plan will comply with the ALUCP requirements for Ontario Airport (ONT) and Chino Airport as outlined in Rich Haven Specific Plan Section 3-4.
LU-5.7 ALUCP Consistency with Land Use Regulations. We comply with state law that requires general plans, specific plans, and all new development to be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public-use airport.
The Specific Plan will comply with the ALUCP requirements for Ontario Airport (ONT) and Chino Airport as outlined in Rich Haven Specific Plan Section 3-4.
HOUSING ELEMENT GOAL H-2 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-2.4 Ontario Ranch. We support a premier lifestyle community in the Ontario Ranch, distinguished by diverse housing, highest design quality, and cohesive and highly amenitized neighborhoods.
The Specific Plan allows for the development of up to 893 7,194 residential dwelling units comprised of a variety of single-family detached and multi-family attached homes. Residential land use areas are linked by a network of street- separated sidewalks and bicycle trails connecting all neighborhoods to parks and schools. Residential development is designed to address 7658
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9-6
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
a variety of lifestyles and economic segments of the marketplace, such as singles, families, executives and “empty nesters.” H-2.5 Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices, and other best practices.
The Specific Plan includes architectural design guidelines to encourage development of diverse neighborhoods with the use of varied architectural styles articulated with elements true to the architectural characteristics of each style.
GOAL H-5 A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age, or other status. H-5.2 Family Housing. We support the development of larger rental apartments that are appropriate for families with children, including, as feasible, the provision of services, recreation, and other amenities.
The Specific Plan allows for the development of condominium and multi-family home types designed to accommodate families with children. The Specific Plan requires that all condominium and multi-family developments within the project provide private recreational areas and/or pocket parks for residents of the development.
PARKS AND RECREATION ELEMENT GOAL PR-1: A system of safe and accessible parks that meets the needs of the community. PR-1.5 Acreage Standard. We strive to provide 5 acres of parkland (public and private) per 1,000 residents.
The project will comply with the City requirement for the payment of an in-lieu fee in amount equivalent to three acres of parkland per 1,000 residents to fund the development of public parks and the requirement that 7659
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9-7
May 2021TBD 2023
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each new development provide park acreage on-site equivalent to 2 acres per 1,000 residents. The Specific Plan includes the provision of private pocket parks in each Planning Area.
PR-1.6 Private Parks. We expect development to provide a minimum of 2 acres of developed private park space per 1,000 residents.
The Specific Plan includes the provision of private pocket parks in each Planning Area with a total acreage provided equivalent to 2 acres of developed private park per 1,000 residents.
PR-1.9 Phased Development. We require parks be built in new communities before a significant proportion of residents move in.
Development within the Specific Plan is required to be reviewed and approved pursuant to the City’s Subdivision Ordinance, which requires the approval of tentative and final subdivision maps for the project. Conditions of approval associated with the City’s approval of tentative subdivision maps will provide for the timing of construction of parks as part of the development.
PR-1.11 Environmental Function of Parks. We require new parks to meet environmental management objectives.
The Specific Plan requires all new development to be reviewed and approved pursuant to the provisions of the City’s Subdivision Ordinance and Development Plan Review process, which provides for review by the City’s Planning Department which may require the development to incorporate environmental management objectives into the design of parks.
PR-1.12 Trails. We promote connections between parks and local trails including those managed by other public agencies.
The Specific Plan is designed for bicycle and pedestrian accessibility provided throughout the community through a network of off-street bike and pedestrian trails within Vineyard and Riverside Avenues. These 7660
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9-8
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
trails are connected to a Class I bike path system located within Archibald Avenue, Ontario Ranch Road, and Haven Avenue. Connectivity to this network of offstreet trails from all residential Planning Areas is provided through the local street system.
PR-1.14 Multi-family Residential Developments. We require that new multifamily residential developments of five or more units provide recreational facilities or open space, in addition to paying adopted impact fees.
The Specific Plan requires that all condominium and multi-family developments within the project provide private recreational areas and/or pocket parks for residents of the development in addition to the payment by the developer of adopted impact fees.
ENVIRONMENTAL RESOURCES ELEMENT GOAL ER-1: A reliable and cost-effective system that permits the City to manage its diverse water resources and needs. ER-1.3 Conservation and Sustainable Water Supply. We work with regional water providers and users to conserve water and ensure sustainable local water supplies as more frequent droughts reduce long term local and regional water availability.
The Specific Plan requires all public and common area landscaping within the project to utilize plant materials listed on the approved Specific Plan Landscape Plant Matrix, which is comprised of drought tolerant and California Friendly plant materials. The Specific Plan requires that irrigation systems for both public and private landscaped areas be designed to be as waterefficient as possible and includes the following minimum requirements. All irrigation systems shall have automatic controllers designed to properly water plant materials given the
7661
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GENERAL PLAN CONSISTENCY
9-9
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
site’s soil conditions, and irrigation systems for all public landscapes shall have automatic rain shut-off devices. Drip irrigation is not permitted within LMD CFD
landscape areas.
Spray systems shall have low volume matchedprecipitation heads. All LMD CFD areas are to be controlled with central control irrigation systems, and all trees are to be irrigated utilizing a flush grade bubbler system on a separate valve. All LMD CFD areas shall be designed to City Standard Specifications.
ER-1.5 Water Resource Management. Environmental justice areas are prioritized as we coordinate with local agencies to protect water quality, prevent pollution, address existing contamination, and remediate contaminated surface water and groundwater.
The Specific Plan requires that the developer obtain approval of a Storm Water Pollution Prevention Plan (SWPPP) prior to issuance of grading or construction permits. The SWPPP will be prepared to comply with California State Water Resources Control Board’s current “General Permit to Discharge Storm Water Associated With Construction Activity” and current “Area Wide Urban Storm Water Runoff (Regional NPDES) Permit.” The SWPPP will identify and detail all appropriate Best Management Practices (BMP’s) to be implemented or installed during construction of the project. In addition to the preparation of a SWPPP for construction-related activities, and as part of the approval of any grading plans for the project, the 7662
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-10
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
developer is required to submit a Water Quality Management Plan (WQMP) on the regional model form provided by the City. The WQMP shall identify and detail all Site Design BMP’s, Source Control BMP’s and Treatment Control BMP’s to be implemented or installed as part of the project in order to reduce storm water pollutants and site runoff.
ER-1.6 Urban Run-off Quantity. We encourage the use of low impact development strategies, including green infrastructure, to intercept run-off, slow the discharge rate, increase infiltration, and ultimately reduce discharge volumes to traditional storm drain systems.
The Specific Plan requires that grading and drainage for the project be designed to retain, infilter, and/or biotreat surface runoff to the maximum extent practicable, in order to comply with the requirements of the current San Bernardino County NPDES Stormwater Program’s MS4 Permit and Water Quality Management Plan (WQMP) for priority development projects. These effects shall be minimized through the implementation of on-site and off-site Low Impact Development (LID) Site Design Best Management Practices (BMPs) that reduce runoff and pollutant transport by minimizing impervious surfaces, maximizing on-site infiltration, and specifically retain/infilter or biotreat the 85thpercentile storm event. In addition, non-structural and structural Source Control Best Management Practices (BMPs), shall also be implemented and documented in the project’s approved Water Quality Management Plan(s) to reduce pollutant generation and transport from the project site. Participation in an alternative regional or watershed-based Treatment Control BMP is 7663
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9-11
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
regulated by the requirements of the San Bernardino County MS4 Urban Runoff Permit and the SB County Water Quality Management Plan Technical Guidance Document.
ER-1.7 Urban Run-off Quality. We require the control and management of urban run-off, consistent with Regional Water Quality Control Board regulations.
The Specific Plan requires that the project comply with the most recent requirements of the San Bernardino County NPDES Storm Water Program’s Quality Management (WQMP) for significant new development projects. A final WQMP is required to be submitted by the developer for approval by the City prior to the issuance of any grading and construction permits for the project.
ER-1.8 Wastewater Management. We require the management of wastewater discharge and collection consistent with waste discharge requirements adopted by the Regional Water Quality Control Board.
The Specific Plan requires the construction of a wastewater system consistent with City requirements and also requires that the project obtain approval of a WQMP for the project prior to the issuance of any grading or construction permit.
GOAL ER-3: Cost-effective and reliable energy system sustained through a combination of low impact buildings, site and neighborhood energy conservation, and diverse sources of energy generation that collectively helps to minimize the region’s carbon footprint. ER-3.1 Conservation Strategy. We require conservation as the first strategy to be employed to meet applicable energy-saving standards.
The Specific Plan requires all public and common area landscaping within the project to utilize plant materials listed on the approved Specific Plan Landscape Plant Matrix, which is comprised of drought tolerant and California Friendly plant materials. The Specific Plan 7664
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-12
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
requires that irrigation systems for both public and private landscaped areas be designed to be as waterefficient as possible. The Specific Plan requires the construction of separate water mains for the use of recycled water in public and common areas of the project. The Specific Plan includes architectural styles that respond to local climate conditions and allow for the incorporation of flat roofs that facilitate the use of solar collectors. All new construction will utilize fixtures, appliances, and heating and cooling controls to conserve water and energy.
ER-3.2 Green Development– Communities. We encourage the use of the LEED Neighborhood Development rating system, or similar mechanism, to guide the planning and development of all new communities.
The Specific Plan includes architectural guidelines, which allow for a variety of styles that respond to local climate conditions. Some styles allow the incorporation of flat roofs that facilitate the use of solar collectors. All new construction will utilize design features, fixtures, appliances, and heating and cooling controls to conserve energy and water. The landscape concept for Rich Haven incorporates a plant palette and a planting and irrigation system designed to conserve water. Park and recreation areas will include shaded areas, bicycle racks, and other amenity features to encourage pedestrian and other non-vehicular activities.
ER-3.3 Building and Site Design. We require new construction to incorporate energy efficient building and site design strategies, which could include appropriate solar orientation, maximum use of natural daylight, passive solar, and natural ventilation.
The Specific Plan includes architectural design guidelines, which allow for styles that respond to local climate conditions. Some styles allow for flat roofs that facilitate the use of solar collectors. 7665
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GENERAL PLAN CONSISTENCY
9-13
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
GOAL ER-4: Improved indoor and outdoor air quality and reduced locally generated pollutant emissions. ER-4.4 Indoor Air Quality. We will comply with State Green Building Codes relative to indoor air quality. We seek funding to improve indoor air quality for households with poor indoor air quality, with priority for lower income households in environmental justice areas.
All development within the Specific Plan will be required to comply with the State Green Building Code as implemented by the City.
GOAL ER-5 Protected high value habitat and farming and mineral resource extraction activities that are compatible with adjacent development. ER-5.2 Entitlement and Permitting Process. We comply with state and federal regulations regarding protected species.
The project will comply with all mitigation measures identified in the project EIR with regard to biological resources ER-5.3 Right to Farm. We support the right of existing farms to continue their operations within the Ontario Ranch.
The Specific Plan requires a minimum 100-foot wide agricultural buffer be provided by the development between any new residential structure and any existing animal feed trough, corral/pen or an existing dairy/feed lot.
ER-5.4 Transition of Farms. We protect both existing farms and sensitive uses around them as agricultural areas transition to urban uses.
The Specific Plan requires a minimum 100-foot wide agricultural buffer be provided by the development between any new residential structure and any existing animal feed trough, corral/pen or an existing dairy/feed lot. 7666
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-14
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
COMMUNITY ECONOMICS ELEMENT GOAL CE-1: 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.
The Specific Plan allows for the development of up to 1,8337,194 residential dwelling units comprised of a variety of single-family detached and multi-family attached homes. A network of street-separated sidewalks and Multipurpose Trails connecting all neighborhoods to parks and schools links residential land use areas. Residential development is designed to address a variety of lifestyles and economic segments of the marketplace, such as singles, families, executives and “empty nesters.” GOAL CE-2: A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be. CE-2.1 Development Projects. We require new development and redevelopment to create unique, high-quality places that add value to the community.
The Specific Plan includes architectural and landscape design guidelines.
CE-2.2 Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional, and sustainable places that will compete well with their competition within the region.
The Specific Plan requires all new development to be reviewed and approved pursuant to the provisions of the City’s Subdivision Ordinance and Development Plan Review process which provides for review by the City’s Planning Department which may require the development to demonstrate how the project will create appropriately unique, functional and sustainable places. 7667
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9-15
May 2021TBD 2023
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CE-2.5 Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.
The Specific Plan includes a Maintenance Responsibility Matrix defining the private responsibilities for maintenance of private roadways, parkways, trails, common areas, parks, yards, walls, and monuments within the project.
CE-2.6 Public Maintenance. We require the establishment and operation of maintenance districts or other vehicles to fund the long-term operation and maintenance of the public realm whether on private land, in rights-of-way, or on publicly-owned property.
The Specific Plan includes a Maintenance Responsibility Matrix defining the responsible public entities, including special districts, for maintenance of roadways, sidewalks, traffic signals, off site and on site public water, sewer, and storm drain infrastructure facilities.
SAFETY ELEMENT GOAL S-1: Minimized risk of injury, loss of life, property damage, and economic and social disruption caused by earthquakeinduced and other geologic hazards. S-1.1 Implementation of Regulations and Standards. We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading.
All development within the Specific Plan will be required to comply with the State of California Building Code as adopted and implemented by the City.
GOAL S-3: Reduced risk of death, injury, property damage and economic loss due to fires, accidents and normal everyday occurrences through prompt and capable emergency response. S-3.8 Fire Prevention through Environmental Design. We require new development to incorporate fire prevention consideration in the design of The Specific Plan requires new development to be reviewed and approved pursuant to the City’s 7668
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GENERAL PLAN CONSISTENCY
9-16
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
streetscapes, sites, open spaces, and buildings. Subdivision Ordinance and Development Plan Review process, allowing for the Fire Department review, and requiring the incorporation of any required fire prevention design elements in streetscapes, open spaces and buildings.
GOAL S-4: An environment where noise does not adversely affect the public’s health, safety, and welfare. S-4.1 Noise Mitigation. We utilize the City’s Noise Ordinance, building codes, and subdivision and development codes to mitigate noise impacts. GOAL S-5: Minimize the risk of injury, property damage, and economic loss resulting from windstorms and wind-related hazards. S-5.1 Dust Control Measures. We require the implementation of Best Management Practices for dust control at all excavation and grading projects.
Construction within the Specific Plan will comply with a City approved construction management plan and all mitigation measures identified in the project EIR with regard to dust control.
GOAL S-6: Reduced potential for hazardous materials exposure and contamination. S-6.9 Remediation of Methane. We require development to assess and mitigate the presence of methane, per regulatory standards and guidelines.
The project will comply with all mitigation measures identified as part of the project EIR for soil remediation and proper venting to address the potential existence of methane gases within the project.
GOAL S-7: Residential neighborhoods, commercial areas, and industrial districts that are kept safe through a multi-faceted approach of prevention, suppression, and community involvement in public safety. S-7.4 Crime Prevention through Environmental Design (CPTED). We require new development to incorporate CPTED in the design of streetscapes, sites, The Specific Plan requires all new development to be reviewed and approved pursuant to the provisions of 7669
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GENERAL PLAN CONSISTENCY
9-17
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
open spaces, and buildings. the City’s Subdivision Ordinance and Development Plan Review process which provides for review by the City’s Police Department, which may require the development to incorporate CPTED in the design of streetscapes, sites, open spaces and buildings.
MOBILITY ELEMENT GOAL M-1: A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario. M-1.1 Roadway Design and Maintenance. We require our roadways to:
Comply with federal, state, and local design and safety standards; Meet the needs of multiple transportation modes and users; Handle the capacity envisioned in the City of Ontario Master Plan of Streets and Highways;
Be maintained in accordance with best practices; Be compatible with the streetscape and surrounding land uses; and Promote the efficient flow of all modes of traffic through the implementation of intelligent transportation systems and travel demand management strategies.
The Specific Plan requires the construction of a network of Master Plan Roadways designed consistent with the requirements of the City’s Functional Roadway Classification Plan and the New Model Colony Streetscape Master Plan. The roadway system is designed to maintain a peak hour Level of Service (LOS) E or better at all intersections as discussed in the project EIR. Site design, source control, and treatment BMP’s for the project are required to be submitted by the developer for approval by the City prior to issuance of permits for the project.
GOAL M-2: A system of trails and corridors that facilitate and encourage active modes of transportation. 7670
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May 2021TBD 2023
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M-2.3 Pedestrian Walkways. We require streets to include sidewalks and visible crosswalks at major intersections where necessary to promote safe and comfortable mobility between residential areas, businesses, schools, parks, recreation areas, and other key destination points.
The Specific Plan includes a plan for construction of an off-street pedestrian circulation system comprised of an interconnected, paved sidewalk system within all roadway rights-of-ways, separated from vehicular travel lanes by a landscaped parkway. The Rich Haven pedestrian system provides connectivity among residential neighborhoods to the pocket parks and the elementary school within Rich Haven.
GOAL M-3: A public transit system that is a viable alternative to automobile travel and meets basic transportation needs of thetransit-dependent. M-3.2 Alternative Transit Facilities at New Development. We require new development adjacent to an existing or planned transit stop to contribute to the creation of transit facilities, such as bus shelters, transit bays and turnouts, and bicycle facilities, such as secure storage areas.
The Specific Plan requires the developer of the project to coordinate with the local mass transit provider, Omnitrans, to accommodate adequate area for any bus turnouts within the Master Plan Roadways as required by Omnitrans.
COMMUNITY DESIGN ELEMENT GOAL CD-1: A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses. CD-1.2 Place Types. We establish Place Types in urban, mixed use, and transit-oriented areas to foster the City's identity as a premier community and require new development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities.
The Specific Plan includes design guidelines to guide the physical character of all future residential development and all community and neighborhood features, including the overall landscape treatment within the project. The proposed community character 7671
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-19
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
establishes a unified aesthetic treatment and design theme. The community vision for Rich Haven is based upon the architectural and landscape influences found in Ontario and throughout Southern California. The architectural styles and landscape concept chosen for the community have been selected in order to be reflective of older neighborhoods of historic Ontario as well as to accommodate innovative transitional influences. Together, the architectural styles and landscape concept are designed to create a neighborhood character for Rich Haven that will be sustainable over time.
CD-1.5 View Corridors. We require all major north-south streets be designed and redeveloped to feature views of the San Gabriel Mountains, which are part of the City’s visual identity and a key to geographic orientation. Such views should be free of visual clutter, including billboards and may be enhanced by framing with trees.
The major north south streets in Rich Haven are designed to frame the views of the San Gabriel Mountains. The Specific Plan requires the construction of extensive landscaping on both sides of each street and in the median of each street. All new utility lines will be placed underground.
GOAL CD-2: A high level of design quality resulting in neighborhoods, commercial areas, public spaces, parks, and streetscapes that are attractive, safe, functional, human- scale, and distinct. CD-2.1 Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:
Building volume, massing, and height to provide context-appropriate scale and proportion;
A true architectural style which is carried out in plan, section, and The Specific Plan includes design guidelines to guide the construction of the project by requiring building massing to address the street and the pedestrian experience, the use of selected architectural styles to be implemented in a comprehensive manner throughout each neighborhood around all building elevations, and 7672
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-20
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
elevation through all aspects of the building and site design and appropriate for its setting; and Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.
the use of building materials and architectural features and elements which are true to each selected style.
CD-2.2 Neighborhood Design. We create distinct residential neighborhoods that promote a sense of community and identity by emphasizing access, connectivity, livability, and social interaction through such elements as:
A pattern of smaller, walkable blocks that promote activity, safety, and access to nearby amenities and services;
Varied parcel sizes and lot configurations to accommodate a diversity of housing types;
Traffic calming measures to slow traffic and promote walkability while maintaining acceptable traffic flows and emergency evacuation access; Floor plans that encourage views onto the street and de-emphasize the visual and physical dominance of garages (introducing the front porch as the “outdoor living room”), as appropriate; and Landscaped parkways, with sidewalks separated from the curb and designed to maximize safety, comfort, and aesthetics for all users.
The Rich Haven Specific Plan is designed as a walk-able community of traditional residential neighborhoods organized around a simple grid street system offering a variety of home types within an open space setting. Residents can walk or bike to parks and schools via an interconnected network of sidewalks and trails throughout the community. Traditional site planning elements, varied residential product design and architecture, well-landscaped streets and enhanced entries combine to create welcoming neighborhoods within the community with aesthetic and functional harmony. Streets are linked together in a grid pattern with sidewalks separated from the street by landscaped parkways providing a simple and understandable system for pedestrian and vehicular travel connecting neighborhoods, open space amenities, public facilities, and recreational areas. A variety of housing types, including detached single-family homes, attached single-family homes, and multifamily homes are planned for Rich Haven, all of which are located close to schools, parks, and open space amenities. Residential development standards and design 7673
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-21
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
guidelines contained in the Specific Plan ensure that homes are designed at a human scale emphasizing architecture fronting the street. Residential development standards are designed to minimize views of garage doors through use of alternating garage configurations. Traffic calming features incorporated into neighborhood streets include a traditional grid pattern with sidewalks separated by landscaping on either side of the street, and the use of intersection chokers and roundabouts where appropriate.
CD-2.5 Streetscapes. We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen connectivity, and enhance community identity through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting and street furniture.
The Specific Plan is designed with a comprehensive street system to accommodate the safe and efficient movement of automobiles as well as bike trails and a multi-purpose trail to accommodate bicycle and pedestrian mobility and connectivity throughout the community. Streets are designed as a grid system of short blocks allowing for various access points and travel routes. Streets are designed with sidewalks separated from the street to create an inviting environment for walking. Streets connect neighborhoods, parks and schools through a variety of travel paths. Bicycle accessibility is provided throughout the community through a network of offstreet multi- purpose trails within Vineyard Avenue and Riverside Avenue which connect to a Class II bike path and Multipurpose Trail. Connectivity to this network of off street bike trails from all residential Planning Areas 7674
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-22
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
is provided through the local street system.
CD-2.6 Connectivity. We promote development of local street patterns, multimodal networks, and connected public spaces that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands” through the following means:
Local street networks that provide access both between subdivisions and within neighborhoods and discourage through traffic; A local street system that is logical and understandable for the user. A grid system is preferred to avoid circuitous and confusing travel paths between internal neighborhood areas and adjacent arterials and to provide adequate emergency and evacuation access; and Pedestrian and bicycle networks that provide convenient access to neighborhoods and nearby destinations, such as schools, parks, other public spaces, commercial areas, and transit stops.
Off-street pedestrian circulation is available throughout Rich Haven by means of the interconnected, paved sidewalk system within the roadway right-of-way, separated from travel lanes by a landscaped parkway and within off-street Multipurpose Trails. The Rich Haven pedestrian system provides connectivity among residential neighborhoods to pocket parks and the elementary school within Rich Haven. Streets are designed in a simple grid system with short blocks promoting a sense of small neighborhoods.
CD-2.7 Sustainability. We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping, and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials, and construction techniques.
Sustainable Community/Smart Growth principles are incorporated into the Rich Haven Land Use Plan. The sustainable goals for the project as stated in the Specific Plan include the following:
1. Encourage walking and other non-vehicular modes of travel. 2. Provide pedestrian connectivity throughout the project. 7675
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-23
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
3. Provide shaded outdoor areas. 4. Encourage the use of architectural elements designed to reduce interior heat gain. 5. Encourage the use of recycled, recyclable, and environmentally friendly building materials. 6. Require the use of low energy glass, low water plumbing features, and energy efficient appliances. 7. Encourage the use of drought tolerant landscaping and water efficient irrigation methods. Pedestrian and bicycle connectivity is provided among residential planning areas, schools, and parks helping to reduce vehicle trips and miles traveled. The design of residential areas incorporates tree-lined parkways providing shade for pedestrians and parked cars. Safe and efficient pedestrian and bicycle connectivity is provided throughout the project through a network of off-street bicycle trails, multi- use trails, and sidewalks. The Rich Haven architectural design guidelines allow for a variety of styles that respond to local climate conditions. Some styles allow the incorporation of flat roofs that facilitate the use of solar collectors. All new construction will utilize design features, fixtures, appliances, and heating and cooling controls to 7676
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-24
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
conserve energy and water. The landscape concept for Rich Haven incorporates a drought tolerant plant palette and requires planting and irrigation systems designed to conserve water. Park and recreation areas will include shaded areas, bicycle racks, and other amenity features to encourage pedestrian and other non-vehicular activities.
CD-2.8 Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, maintaining visibility and accessibility, and using lighting.
Residential development standards and design guidelines contained within the Specific Plan require home designs with fronts of homes, not garages, oriented toward the street to ensure that “eyes are on the street” in each neighborhood. Residences are oriented around open space, parks, and trails. Parking areas and garages are located to the rear of residences to avoid dominance of the streetscape by automobiles and to enhance a pedestrian environment on all streets.
CD-2.9 Landscape Design. We encourage durable, sustainable, and droughttolerant landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.
The landscape concept for Rich Haven incorporates the use of durable landscaping materials, a drought tolerant plant palette, and a planting and irrigation system designed to conserve water. Park and recreation areas will include shaded areas, bicycle racks, and other amenity features to encourage pedestrian and other nonvehicular activities. All materials utilized in private and public common areas will be durable landscaping materials. 7677
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-25
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
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.
Signage and landscaping will be provided at neighborhood entries within Rich Haven. Community and neighborhood entry monumentation is required by the Specific Plan and is designed to establish a hierarchy for each Planning Area of the community. At key entries a monumentation program will be utilized to help identify the community as well as convey a sense of arrival and a welcoming feel for both vehicular and pedestrian traffic. These monuments and “gateways” are to be designed with durable, lasting materials approved by the City of Ontario. The “gateways” leading into the community of Rich Haven will be elegant in appearance, classic in form, evoking the sense of arrival.
CD-2.12 Site and Building Signage. We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structures.
The Specific Plan requires the developer of Rich Haven to obtain approval by the City of a Master Sign Program to address project entries, neighborhood identification and way finding signage within the project.
GOAL CD-3: Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing and safe during all hours. CD-3.1 Unique Identity. We promote development that heightens the unique character and identity of each Place Type by requiring compatible land uses and land planning, site design, and building design that promotes an active The Specific Plan includes architecture and landscape design guidelines to enrich the community landscape and architectural style for Rich Haven. The design 7678
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-26
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
public realm. guidelines are organized to define the basic landscape design principles for the project, to guide the implementation of the “design vision,” and to ensure the design integrity of the project. All landscape plans, streetscape plans, and graphic designs with regard to community identity, neighborhood identity, or entry monumentation within the project are required to conform to the landscape design guidelines as set forth in the Specific Plan and are subject to review and approval by the City of Ontario. The landscaping proposed for Vineyard, Riverside, Chino, and Hellman Avenues shall be designed in accordance with the City’s New Model Colony Streetscape Master Plan.
CD-3.3 Complete 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 neighborhoods and properties (existing and planned) through 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.
The Specific Plan is designed for bicycle and pedestrian accessibility throughout the community through a network of off-street bike and pedestrian trails within Vineyard and Riverside Avenues. Connectivity to this network of off street trails from all residential Planning Areas is provided through the local street system.
CD-3.5 Active Frontages. We create lively pedestrian streetscapes by requiring primary building, business, and residential entrances, outdoor dining, and storefronts be located on ground floors adjacent to sidewalks or public spaces and designed to maximize safety, comfort, aesthetics, and the intended functionality (as defined by the Place Type).
The Specific Plan includes architectural design guidelines, which promote street facing front entries and architectural elements visible from adjacent streets, sidewalks, and parks within the project.
GOAL CD-5: A sustained level of maintenance and improvement of properties, buildings, and infrastructure that protects the 7679
RICH-HAVEN
GENERAL PLAN CONSISTENCY
9-27
May 2021TBD 2023
9 PLAN POLICY SPECIFIC PLAN CONSISTENCY
property values and encourages additional public and private investments. CD-5.1 Maintenance of Buildings and Property. We require all public and privately-owned buildings and property (including trails and easements) to be properly and consistently maintained.
The Specific Plan includes a Maintenance Responsibility Matrix defining the public, private, and utility entities responsible for maintenance of roadways, parkways, trails, sidewalks, common areas, parks, yards, walls and monuments, traffic signals, infrastructure, and utilities within the project.
CD-5.2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.
The Specific Plan includes a Maintenance Responsibility Matrix defining the responsible entities for continual maintenance of roadways, sidewalks, traffic signals, off site and on site public water, sewer, and storm drain infrastructure facilities.
SOCIAL RESOURCE ELEMENT GOAL SR-2: A range of educational and training opportunities for residents and workers of all ages and abilities that improves their life choices and provides a skilled workforce for our businesses. SR-2.4 Access to Schools. We work with local and regional partners to improve the safety in and around schools and to improve access for citizens of all ages and abilities to schools and community services, such as after school and other programs. 7680
RICH-HAVEN
TOP CONSISTENCY TABLES
9-34
TBDMay 20212023
9 9.2 The Ontario Plan Consistency tables 9.2.1 RESIDENTIAL TOP Land Use Designation Specific Plan – Land
Use/Planning Area
TOP
Adjusted
Acreage
Gross
Acreage
Residential
Units
(Minimum)
Residential
Units
(Maximum)
Specific Plan Units
Proposed
Specific Plan
Proposed Gross
Density (du/ac)
Low Density Residential (0 - 5.0 du/ac)
1A – Single Family Residential 24.16 25.5 2425 120128 115128 4.55.0 Low Medium Density Residential (5.1 - 1211.0 du/ac)
1B – Single Family Residential 24.16 24.5 123 289270 175270 7.111.0 Medium Density Residential (12.111.1 - 25.0 du/ac)
1C – Single Family Residential 57.83 60.6 699 1,445 7311,055 12.117.4 Total 106.15 110.6 846847 1,8541,843 1,0211,453 9.213.1 TOP Land Use Designation Specific Plan – Land
Use/Planning Area
TOP
Adjusted
Acreage
Gross
Acreage
Residential
Units
(Minimum)
Residential
Units
(Maximum)
Specific Plan Units
Proposed
Specific Plan
Proposed Gross
Density (du/ac)
OS-NR (Open Space NonRecreational) Edison Parcel 18.01 20.0 OS-R (Open Space Recreational) Park 25.71 27.0 Total 43.72 47.0 7681
RICH-HAVEN
TOP CONSISTENCY TABLES
9-35
TBDMay 20212023
9 TOP Land Use Designation Specific Plan – Land
Use/Planning Area
TOP
Adjusted
Acreage
Gross
Acreage
Residential
Units
(Minimum)
Residential
Units
(Maximum)
Specific Plan Units
Proposed
Specific Plan
Proposed Gross
Density (du/ac)
Low Medium Density Residential (5.0 - 11.011.1-25.0 du/ac) 2B4A - Small Lot Single Family Residential 14.14 148.1 7140 15697 58190 4.123.5 Low Medium Density Residential (5.0 - 11.011.1-25.0 du/ac) 4B 3A - Small Lot Single Family Residential & Open Space NonRecreation
10.01 9.236.1 50180 110433 57560 5.715.5*
8.3 Low Medium Density Residential (5.0 - 11.011.1-25.0 du/ac) 4C 3B - Small Lot Single Family Residential 9.26 9.88.6 4643 102103 68190 7.322.1 Total 33.41 3352.8 167263 368633 183940 5.517.8*
* Residential densities are calculated using residential acreages only, therefore Open Space Non-Recreation acreages are not included.
TOP Land Use Designation Specific Plan – Land
Use/Planning Area
TOP
Adjusted
Acreage
Gross
Acreage
Residential
Units
(Minimum)
Residential
Units
(Maximum)
Specific Plan Units
Proposed
Specific Plan
Proposed Density
(du/ac)
Medium Density Residential (11.1 - 25.0 du/ac)
5A - Small Lot Single Family Residential 9.14 9.1 101 229 109 11.9 Medium Density Residential (11.1 - 25.0 du/ac)
5B - Small Lot Single Family Residential 14.48 14.2 161 362 165 11.4 Medium Density Residential (11.1 - 25.0 du/ac)
5C - Small Lot Single Family Residential 18.1 27 201 453 332 18.3 Medium Density Residential (11.1 - 25.0 du/ac)
5D - Small Lot Single Family Residential 20.34 30.3 226 509 361 17.7 OS-NR (Open Space NonRecreational) 5E – Edison Easement 17.76 17.76 Total 79.82 98.36 689 1,552 967 15.6 7682
RICH-HAVEN
TOP CONSISTENCY TABLES
9-36
TBDMay 20212023
9 TOP Land Use Designation Specific Plan – Land
Use/Planning Area
TOP
Adjusted
Acreage
Gross
Acreage
Residential
Units
(Minimum)
Residential
Units
(Maximum)
Specific Plan
Units Proposed
Specific Plan
Proposed Gross
Density (du/ac)
Low Density Residential (2.10 – 5.0 du/ac)
1A-1F Single Family Residential 106.16 110.6 25.5 22353 531128 503128 4.75.0 Low Medium Density Residential (5.1 – 11.0 du/ac)
4A-4C1B Small Lot Single
Family and multi-familyResidential
33.41 3324.5* 167125 368270 183270 5.511.0
Medium Density Residential (11.1 – 25.0 du/ac)
5A-5D1C, 2B, 3A and 3B
Small Lot Single Family and multi-family Residential
62.06 80.6 85.1 689944 1,5522,127 9671,995 15.623.4
RESIDENTIAL TOTAL 201.63 224.2 163.4* 1,079 1,122 2,451 2,525 1,653 2,393 8.214.6 * Residential densities are calculated using residential acreages only, therefore Open Space Non-Recreation acreages are not included. 7683
RICH-HAVEN
TOP CONSISTENCY TABLES
9-37
TBDMay 20212023
9 9.2.2 MIXED-USE
TOP Land Use Designation Rich Haven Specific Plan
PA 6A 4A – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed 5.25 160,083
see totals for
6A + 9A
below
NMC East Mixed Use – Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
38.39 45.0 537630 1,9202,250 4801,099
see totals
for 6A + 9A
below24.4
1,170,588
see totals for
6A + 9A
below
Total 43.64 38.39 49.90 45.0 630 2,250 1,099 24.4 1,330,671 see totals for 6A + 9A below TOP Land Use Designation Rich Haven Specific Plan
PA 46B – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use – Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
17.26 35.2 242493 8631,760 1,150
see totals
for 6B + 9B
below
32.7 526,292
1,073,318 see totals for
6B + 9B below
NMC East Mixed Use – Rich 166,182Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Mixed Use (14 - 50 du/ac
for residential or
Max 0.7 FAR for
Regional Commercial)
4.39 5.0 61 220 133,860 152,460
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Open Space 1.58 see totals for 6B + 9B below 7684
RICH-HAVEN
TOP CONSISTENCY TABLES
9-38
TBDMay 20212023
9 Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison Easement 3.54 0.4 see totals for 6B + 9B below
Total 26.77 28.60 40.6 493 1,760 1,150 32.7 526,292 1,088,578 see totals for
6B + 9B
below
166,182
TOP Land Use Designation Rich Haven
Specific Plan PA
5B and 5C –
Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP
Proposed
Residential
Units
Rich Haven
SP
Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max. SF)
Rich Haven SP
Proposed
Commercial SF
Maximum
Rich Haven SP
Proposed Light
Industrial SF
Maximum
Mixed Use – Rich Haven (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone
Residential
Overlay (14 - 50
du/ac for
residential or Max
0.7 FAR for
Commercial)
31.6* 372 1,330 1,150 43.2 811,087 83,820
Industrial 0.55 FAR Light Industrial 1.0 7,500 Open Space NonRecreational (SCE Corridor)/neighborhood edge Edison Easement 11.2
Total 65.1 372 1,330 1,150 43.2 1,491,059 83,820 7,500
* Residential densities are calculated using residential acreages only, therefore Commercial acreages are not included. 7685
RICH-HAVEN
TOP CONSISTENCY TABLES
9-39
TBDMay 20212023
9 TOP Land Use Designation Rich Haven
Specific Plan PA
67A and 67B –
Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP
Proposed
Residential
Units
Rich Haven
SP
Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max. SF)
Rich Haven SP
Proposed
Commercial SF
Maximum
Rich Haven SP
Proposed Light
Industrial SF
Maximum
Industrial 0.55 FAR Light Industrial 45.83 49.4 329,923 1,183,525 NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FARGeneral Commercial 0.40 FAR Commercial 23.24 25.1 492,751 300,000
Open Space NonRecreational (SCE Corridor)/neighborhood edge Edison Easement 7.3 6.6
Total 76.37 81.10 822,674 300,000 1,183,525
7686
RICH-HAVEN
TOP CONSISTENCY TABLES
9-40
TBDMay 20212023
9 TOP Land Use Designation Rich Haven Specific Plan
PA 8A7 – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 11.75 358,281
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
21.86 306 1,093 852 39 666,555
NMC East Mixed Use – Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Mixed Use Overlay (14 -
50 du/ac for residential
or Max 0.7 FAR for
Commercial)
19.05 20.5 267287 9531,025 552 26.9 580,873 625,086 162.500 Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison Easement 1.70
Total 54.60 61.40 20.5 287 1,025 852552 26.9 625,086 325,000 162,500 TOP Land Use Designation Rich Haven Specific Plan
PA 8B – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use – Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 3.75 20.5 114,345 625,086 162,500
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
15.57 218 779 200 13 474,760
7687
RICH-HAVEN
TOP CONSISTENCY TABLES
9-41
TBDMay 20212023
9 Total 19.32 19.70 20.5 200 625,086 123,400 162,500
TOP Land Use Designation Rich Haven Specific Plan
PA 9A – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 7.30 222,592
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FARMedium Density Residential (11.1-25.0 du/ac) Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
27.97 20.4 392286 1,3991,020 300 852,86114.7
Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison Easement 0.70
Total 35.97 35.27 20.4 286 1,020 300 14.7 see totals for 6A + 9A below TOP Land Use Designation Rich Haven Specific Plan
PA 9B10A – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 4.55 138,739
7688
RICH-HAVEN
TOP CONSISTENCY TABLES
9-42
TBDMay 20212023
9 NMC East Mixed Use– Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
23.63 16.9 331237 1,182845 550
see totals
for 6B + 9B
below32.5
720,526
Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison Easement 8.24
Total 36.42 16.9 237 845 550 32.5 see totals for 6B + 9B below TOP Land Use Designation Rich Haven Specific Plan
PA 6A + 9A10B – Land
Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use – Rich Haven Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 12.55 2.8 382,675 85,378 166,182 50,000 NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
66.36 929 3,319 2,178 33 2,023,449
Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison Easement 0.70
Total 79.61 85.172.8 2,178 85,378 166,182 50,000
TOP Land Use Designation Rich Haven Specific Plan
PA 6B + 9B – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP Proposed
Residential
Units
Rich Haven
SP Proposed
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max.
SF)
Rich Haven
SP Proposed
Commercial
SF Maximum
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Regional Commercial (0.7
Max FAR Allowed) 4.55 138,739
7689
RICH-HAVEN
TOP CONSISTENCY TABLES
9-43
TBDMay 20212023
9 NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Stand Alone Residential
Overlay (14 - 50 du/ac for
residential or Max 0.7
FAR for Commercial)
40.89 573 2,045 1,406 34 1,246,818
NMC East Mixed Use Area (14 - 50 du/ac) 0.7 Commercial FAR Mixed Use (14 - 50 du/ac
for residential or Max 0.7
FAR for Commercial)
4.39 61 220 133,860
Open Space Non-Recreational (SCE Corridor)/neighborhood edge Edison
Easement/Neighborhood
Edge
13.36 Total 63.19 65.10 1,406 76,320
9.2.3 INDUSTRIAL
TOP Land Use Designation Rich Haven
Specific Plan PA
2C – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP
Proposed
Residential
Units
Rich Haven
SP
Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max. SF)
Rich Haven SP
Proposed
Commercial SF
Maximum
Rich Haven SP
Proposed Light
Industrial SF
Maximum
Industrial 0.55 FAR Light Industrial 23.4 560,617 560,617 Total 23.4 560,617 560,617 7690
RICH-HAVEN
TOP CONSISTENCY TABLES
9-44
TBDMay 20212023
9 TOP Land Use Designation Rich Haven
Specific Plan PA
3C – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP
Proposed
Residential
Units
Rich Haven
SP
Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max. SF)
Rich Haven SP
Proposed
Commercial SF
Maximum
Rich Haven SP
Proposed Light
Industrial SF
Maximum
Industrial 0.55 FAR Light Industrial 21.4 512,701 512,701 Open Space NonRecreational (SCE Corridor)/neighborhood edge Edison Easement 8.5
Total 29.9 512,701 512,701 TOP Land Use Designation Rich Haven Specific Plan PA
5A – Land Uses
TOP
Acreage
Gross
Acreage
Residential
Units 14
du/ac
(Minimum)
Residential
Units 50
du/ac
(Maximum)
Rich Haven
SP
Proposed
Residential
Units
Rich Haven
SP
Proposed
Gross
Residential
Density
(du/ac)
Commercial
Acreage (0.7
FAR Max. SF)
Rich Haven SP
Proposed
Commercial SF
Maximum
Rich Haven SP
Proposed Light
Industrial SF
Maximum
Industrial 0.55 FAR Light Industrial 21.3 502,805 502,805 Total 21.3 502,805 502,805 7691
Department: Planning
Prepared By: Edmelynne V Hutter
Staff Member Presenting:
Scott Murphy, Executive Director Community
Development
Reviewed By: Kimberly Ruddins, Rudy Zeledon
Approved By:
Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 31
SUBJECT: A PUBLIC HEARING TO CONSIDER AN AMENDMENT TO THE COUNTRYSIDE
SPECIFIC PLAN
CITY OF ONTARIO
Agenda Report
June 20, 2023
SECTION:
PUBLIC HEARINGS
RECOMMENDATION: That the City Council consider and adopt:
A. A Resolution adopting an Addendum to the Countryside Specific Plan Environmental Impact Report (State Clearinghouse No. 2004071001); and
B. A Resolution adopting an Amendment to the Countryside Specific Plan (File No. PSPA22-002).
THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:
Invest in the Growth and Evolution of the City's Economy Focus Resources in Ontario's Commercial and Residential Neighborhoods Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
FISCAL IMPACT: Adoption of the Countryside Specific Plan Amendment would result in both short and long-term fiscal impacts to the City. Short-term impacts include infrastructure improvements to serve future residential developments. The cost of these improvements is included in the Nexus Study and Development Impact Fees previously adopted by the City Council. The developer will be required to install improvements or pay the Development Impact Fees associated with the various improvements. Long-term fiscal impacts include the ongoing operations and maintenance services (police, fire, maintenance, etc.) necessary to serve the future developments. To address this impact, the developer will be required to form and/or join a Community Facilities District to cover the additional public service costs. No Original Model Colony dollars will be used to fund the future Ontario Ranch development.
BACKGROUND & ANALYSIS: The Project site is comprised of 23.2 acres of land located on the west side of Archibald Avenue, approximately 875 feet south of the intersection of Riverside Drive and 7692
Archibald Avenue, within Planning Area 1 – Neighborhood 2 of the Countryside Specific Plan. The properties to the north and east are zoned MDR-18 (Medium Density Residential – 11.1 – 18.0 dwelling units per acre) and developed with multiple family apartments. The properties to the south and west are zoned Countryside Specific Plan and developed with single-family detached homes. The Project site is currently used for agriculture activities and is improved with farm equipment storage buildings and livestock enclosures. The Project site is generally flat and drains to the southwest portion of the site.
The Countryside Specific Plan (File No. PSP04-001) was approved, and the related Environmental Impact Report (Final Environmental Impact Report; State Clearinghouse No. 2004071001) was certified by the City Council on April 18, 2006. The Countryside Specific Plan, adopted on May 2, 2006, established the land use designations, development standards, and design guidelines on 178 gross acres of land, which included the potential development of 819 dwelling units and approximately 9.4 acres of paseos and parks throughout the Specific Plan Area.
On August 16, 2022, the City Council certified The Ontario Plan 2050 Update Supplemental Environmental Impact Report in conjunction with The Ontario Plan 2050 (File No. PGPA20-002) General Plan update. Within The Ontario Plan 2050 and Supplemental Environmental Impact Report, the Project site land use was designated and analyzed as Low Medium Density Residential (LMDR): 5.1 to 11.0 du/ac and Medium Density Residential (MDR): 11.1 to 25.0 dwelling units per acre. The previous land use designation was Low Density Residential (LDR): 2.1 to 5.0 dwelling units per acre.
On June 9, 2022, the Applicant, RD Ontario LLC, submitted applications for a Specific Plan Amendment (File No. PSPA22-002) and Tentative Tract Map No. 20536 (File No. PMTT22-021) to facilitate the construction of 265 single-family and multiple-family dwellings on the Project site.
Specific Plan Amendment - The Specific Plan Amendment proposes to revise the Countryside Specific Plan to increase the overall Planning Area 1 residential density from 6.32 to 7.64 dwelling units per net acres, with the overall dwelling unit count increasing from 442 to 601 dwelling units.
As part of The Ontario Plan 2050 Update, the land use designation for the Project Site was changed from Low Density Residential (2.1 to 5 dwelling units per acre) to Low Medium Density Residential (5.1 to 11 dwelling units per acre) and Medium Density Residential (11.1 to 25 dwelling units per acre). The Specific Plan Amendment proposes to update the land use designation of Planning 1 Neighborhood 2 to implement The Ontario Plan 2050 Policy Plan land use designations and adjust the total unit count to reflect the increase in densities. Currently, Planning Area 1- Neighborhood 2 regulations allow development of 106 dwelling units. The Specific Plan Amendment will increase the allowable dwelling units from 106 dwelling units to 265 dwelling units, consistent with the densities identified in The Ontario Plan 2050 Update. The Specific Plan Amendment would also allow development of three new residential types: Cluster Court 3, Row Townhomes, and Residential Dwelling 3,000. These new residential types would accommodate the residential density requirements.
Planning Area 1 - Neighborhood 2 reallocates dwelling units into three subareas, Neighborhood 2A, 2B and 2C. Development in Neighborhood 2A is planned for a new Cluster Court 3 (8-Plex) 7693
residential type, with 83 units at a density of 13.17 dwelling units per acre, with vehicle access from a common drive, Neighborhood 2B is planned for Row Townhomes (6-Plex) residential type, with 126 units at a density of 17.92 dwelling units per acre, with vehicle access from a common alley, and Neighborhood 2C is planned for single-family detached dwellings, with minimum 3,000 square feet lot areas providing for 56 units at a density of 8.75 dwelling units per acre.
All changes and additions to the Specific Plan (exhibits, tables, development standards and design guidelines) are contained within the revised Specific Plan document accompanying this report. All additions to the Specific Plan have been highlighted in blue with underline and all deletions have been highlighted in red with a strikethrough.
On May 1, 2023, the Development Advisory Board conducted a Public Hearing on Tentative Tract Map No. 20536 and recommended that the Planning Commission approve the Tentative Tract Map.
On May 23, 2023, the Planning Commission conducted a Public Hearing on Tentative Tract Map No. 20536 and the Specific Plan Amendment. During the course of the hearing, the Planning Commission approved Tentative Tract Map No. 20536 and recommended that the City Council approve the Specific Plan Amendment.
AIRPORT LAND USE COMPATIBILITY PLAN COMPLIANCE: The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
On April 19, 2011, the City Council approved and adopted the Ontario International Airport Land Use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decision-making body for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the Ontario International Airport Land Use Compatibility Plan compatibility factors, including [1] Safety Criteria (Ontario International Airport Land Use Compatibility Plan Table 2-2) and Safety Zones (Ontario International Airport Land Use Compatibility Plan Map 2-2), [2] Noise Criteria (Ontario International Airport Land Use Compatibility Plan Table 2-3) and Noise Impact Zones (Ontario International Airport Land Use Compatibility Plan Map 2-3), [3] Airspace protection Zones (Ontario International Airport Land Use Compatibility Plan Map 2-4), and [4] Overflight Notification Zones (Ontario International Airport Land Use Compatibility Plan Map 2-5). As a result, the City Council 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 Ontario International Airport Land Use Compatibility Plan.
HOUSING ELEMENT COMPLIANCE: The Project is consistent with the Housing Element of the Policy Plan (general plan) component of The Ontario Plan, as the Project site is not one of the properties in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites 7694
Inventory) of the Housing Element Technical Report.
ENVIRONMENTAL REVIEW: The Project analyzed under the Addendum to Countryside Specific Plan Environmental Impact Report (State Clearinghouse No. 2004071001, certified by the City Council on April 18, 2006) (Certified Environmental Impact Report) consists of increasing the allowed number of dwelling units within Planning Area 1 Neighborhood 2 of the Countryside Specific Plan, subdividing the Project site for condominium purposes and includes 141 numbered lots, 27 lettered lots, onsite and offsite improvements such as private streets, private drives, sidewalks, landscaping, utilities infrastructure and utilities connections.
The Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) and an Addendum has been prepared to determine possible environmental impacts. Although the proposed Project could have a significant effect on the environment, because all potentially significant effects have been analyzed adequately in an earlier Certified Environmental Impact Report and have been avoided or mitigated pursuant to that earlier Certified Environmental Impact Report, including revisions or mitigation measures that are imposed on the proposed Project, nothing further is required. The Project will introduce no new significant environmental impacts beyond those previously analyzed in the Certified Environmental Impact Report, and all mitigation measures previously adopted by the Environmental Impact Report, are a condition of project approval and are incorporated in the Addendum. 7695
Case Planner: Edmelynne V. Hutter Hearing Body Date Decision Action Planning Director
Approval:
DAB 5/1/2023 Approval Recommend
PC 5/23/2023 Recommend
& Final
Submittal Date: June 9, 2023 CC
FILE NOS: PSPA22-002 & PMTT22-021
SUBJECT: A public hearing to consider [1] an Amendment to the Countryside Specific Plan, for the following changes: [i] Divide Neighborhood 2 into different subsets:
Neighborhood 2A, 2B, and 2C; [ii] increase the unit count in Planning Area 1 from 442 units to 601 units and density from 5.56 du/ac to 7.74 du/ac; [iii] change Planning Area 1 uses to include Attached Homes and eliminating the RD 6000-square-foot lot size; and [iv] various text changes to be consistent with TOP 2050 Policy Plan; and [2] a Tentative Tract Map No. 20536, subdividing 23.2 acres of land for condominium purposes, into 141 numbered lots and 27 lettered lots to facilitate the development of 265 dwellings, located approximately 875 feet south of the intersection of Riverside Drive and Archibald Avenue, within the Planning Area 1 Neighborhood 2 of the Countryside Specific Plan. (APNs: 0218-111-60, 0218-111-61) submitted by RB Ontario LLC. City Council action is required for File No. PSPA22-021.
PROPERTY OWNER: Barth Family Trust; Trustees: Robert B. Barth and Yang K. Barth RECOMMENDED ACTION: That the Planning
Commission consider and [1] recommend
the City Council approve an Addendum to
the Countryside Specific Plan Environmental
Impact Report (State Clearinghouse No.
2004071001), [2] recommend the City
Council approve File No. PSPA22-002 a
Specific Plan Amendment, and [3] approve
File No. PMTT22-021 (Tentative Tract Map
20536), pursuant to the facts and reasons
contained in the staff report and attached
Resolutions, and subject to the conditions of
approval appended to the attached
Resolutions as "Attachment A.”
PROJECT SETTING: The Project site is
comprised of 23.2 acres of land located on
the west side of Archibald Avenue,
approximately 875 feet south of the
intersection of Riverside Drive and Archibald Figure 1: Project Location 303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Fax: 909.395.2420
PLANNING COMMISSION
AGENDA REPORT
May 23, 2023
Approval / Approved
7696
Planning Commission Agenda Report
File No.: PSPA22-002 & PMTT22-021 (TTM 20536)
May 23, 2023