Agenda packet — Ontario City Council, May 21, 2024 (part 3 of 3)

CHAPTER 1. INTRODUCTION .............................................................................................................................5

1.1 PURPOSE ..............................................................................................................................................................5

1.2 WHO IS THIS DOCUMENT FOR? .............................................................................................................................5

1.3 APPLICABILITY ......................................................................................................................................................5

1.4 USER GUIDE..........................................................................................................................................................6 CHAPTER 2: MULTIPLE FAMILY STANDARDS .................................................................................................... 7

2.1 SITE DESIGN STANDARDS .......................................................................................................................................7

2.1.1 Site design ................................................................................................................................................7

2.1.2 Site access ...............................................................................................................................................7

2.1.3 Parking ......................................................................................................................................................7

2.1.4 Open space standards ......................................................................................................................10

2.1.5 Landscaping .........................................................................................................................................13

2.1.6 Fences and walls..................................................................................................................................13

2.2 MULTIPLE-FAMILY DEVELOPMENT STANDARDS.....................................................................................................13

2.2.1 Height standards..................................................................................................................................15

2.2.2 Building Types........................................................................................................................................15

2.2.3 Materials and Detailing ......................................................................................................................24

2.3 ARCHITECTURAL FAÇADE ELEMENTS....................................................................................................................26

2.3.1 Awning....................................................................................................................................................26

2.3.2 Projecting room ....................................................................................................................................27

2.3.3 Bay Window ..........................................................................................................................................28

2.3.4 Balcony...................................................................................................................................................29

2.3.5 Terrace balcony ...................................................................................................................................30

2.4 ENTRY ELEMENTS.................................................................................................................................................31

2.4.1 Stoop .......................................................................................................................................................31

2.4.2 Dooryard ................................................................................................................................................32

2.4.3 Porch .......................................................................................................................................................33 CHAPTER 3: MIXED USE DESIGN STANDARDS ..............................................................................................34

3.1 SITE DESIGN STANDARDS ....................................................................................................................................34

3.1.1 Site Design..............................................................................................................................................34

3.1.2 Site Access.............................................................................................................................................34

3.1.3 Parking ....................................................................................................................................................34

3.1.4 Open Space Standards .....................................................................................................................37

3.1.5 Landscaping .........................................................................................................................................40

3.1.6 Fences and Walls .................................................................................................................................40

3.2 MIXED USE DEVELOPMENT STANDARDS..............................................................................................................40

3.2.1 Height Standards .................................................................................................................................43

3.2.2 Ground Floor Building Frontage .......................................................................................................43

3.2.3 Building Types........................................................................................................................................43

3.2.4 Materials and Detailing ......................................................................................................................52

3.3 ARCHITECTURAL FAÇADE ELEMENTS...................................................................................................................54

3.3.1 Arcade....................................................................................................................................................54

3.3.2 Gallery.....................................................................................................................................................56

3.3.3 Commercial Awning ...........................................................................................................................58

3.3.4 Commercial canopy ..........................................................................................................................59

3.3.5 Awning....................................................................................................................................................60 378
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3.3.6 Canopy...................................................................................................................................................61

3.4 ENTRY ELEMENTS ................................................................................................................................................62

3.4.1 Shopfront ................................................................................................................................................62

3.4.2 Lobby Entry ............................................................................................................................................63 CHAPTER 4. ARCHITECTURAL STYLES ............................................................................................................. 64

4.1 MISSION - SPANISH COLONIAL REVIVAL.............................................................................................................64

4.1.1 Form and Massing................................................................................................................................64

4.1.2 Roof .........................................................................................................................................................65

4.1.3 Materials and Colors ...........................................................................................................................65

4.1.4 Doors and Windows ............................................................................................................................65

4.1.5 Decorative Details ...............................................................................................................................66

4.2 CRAFTSMAN.......................................................................................................................................................67

4.2.1 Form and Massing................................................................................................................................67

4.2.2 Roof .........................................................................................................................................................67

4.2.3 Materials and Colors ...........................................................................................................................67

4.2.4 Doors and Windows ............................................................................................................................68

4.2.5 Decorative Details ...............................................................................................................................68

4.3 AMERICAN MERCANTILE.....................................................................................................................................69

4.3.1 Form and Massing................................................................................................................................69

4.3.2 Roof .........................................................................................................................................................69

4.3.2 Materials and Colors ...........................................................................................................................70

4.3.4 Doors and Windows ............................................................................................................................70

4.3.5 Decorative Details ...............................................................................................................................70

4.4 TUSCAN..............................................................................................................................................................71

4.4.1 Form and Massing................................................................................................................................71

4.4.2 Roof .........................................................................................................................................................71

4.4.3 Materials and Colors ...........................................................................................................................71

4.4.4 Doors and windows .............................................................................................................................72

4.4.5 Decorative details ...............................................................................................................................72

4.5 MODERN ...........................................................................................................................................................73

4.5.1 Form and Massing................................................................................................................................73

4.5.2 Roof ......................................................................................................................................................73

4.5.3 Materials and Colors ...........................................................................................................................73

4.5.4 Doors and Windows ............................................................................................................................74

4.5.5 Decorative Details ...............................................................................................................................74

4.6 FARMHOUSE.......................................................................................................................................................75

4.6.1 Form and Massing................................................................................................................................75

4.6.2 Roof .........................................................................................................................................................76

4.6.3 Materials and Colors ...........................................................................................................................76

4.6.4 Doors and Windows ............................................................................................................................76

4.6.5 Decorative Details ...............................................................................................................................76 CHAPTER 5. ADMINISTRATION........................................................................................................................77

5.1 ADMINISTRATION OF STANDARDS .......................................................................................................................77

5.1.1 Interpretation and Severability ........................................................................................................77

5.1.2 Reference Documents .......................................................................................................................77

5.2 GLOSSARY OF TERMS..........................................................................................................................................77 379
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5.3 CHECKLIST..........................................................................................................................................................80 380
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Chapter 1. Introduction
Development and design standards regulate the intensity, style, size, and orientation of development. Objective design standards are quantifiable, verifiable, and measurable, offering a predictable and fair process for housing approvals. This document aims to streamline and endorse housing design that aligns with community consistency.

1.1 Purpose
The Objective Development and Design Standards (ODDS) introduced in this document align with The Ontario Plan (TOP) Policy Plan (general plan) and the Ontario Development Code to provide objective standards for streamlined ministerial approval of residential multiple -family and mixed- use development projects consistent with state law and implementation of TOP goals and policies.

The purpose of the Residential ODDS meets 2 primary objectives to:

1. Comply with state law. The ODDS provide standards for design, construction, review, and approval of multiple-family residential and mixed-use development, consistent with state law.

2. Implement TOP 's Policy Plan . The ODDS implement the multiple -family residential and mixed-use land use designations in the Land Use Element and the policies in the Community Design Element, including the vision and intended outcomes of Place Types identified in Figures CD-01 through CD-07.

1.2 Who is this document for?
This document is intended for developers and property owners in the development of real property in the City of Ontario. It serves as a guide for clear communication between property owners, designers, developers, and City staff outlining the key elements of quality design. For property owners, it offers a concise understanding of design elements that are consistent with the Policy Plan and required by the Development Code.

1.3 Applicability
In addition to any objective standards imposed through the underlying base zone , the ODDS document provides standards for housing developments limited to the following areas ( refer to the Policy Plan Land Use Plan Exhibits LU-01, LU-04, and CD-01 and the official Zoning Map):
 Multiple-Family Development. Applies to all multiple-family residential categories as shown on Policy Plan Land Use Plan Exhibit LU-01 (LMDR, MDR, and HDR, and Mixed-Use land use designations).
 Mixed-Use Development. Applies to mixed-use categories as shown on Policy Plan Land Use Plan Exhibit LU-01and associated Place Types as shown on Exhibit CD-01. 381
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1.4 User guide

1. Identify TOP Policy Plan land use designation and zoning district. a. Refer to Exhibit LU-01 Land Use Plan and identify land use designation. b. Refer to the Official Zoning Map to verify zoning and whether the project falls within the Specific Plan or Planned Unit Development (PUD) and adhere to the standards outlined in each document.
c. Development applications shall utilize ODDS wherever PUD or Specific Plan standards are silent.

2. Apply multiple-family (Chapter 2) or mixed-use (Chapter 3) development standards.

3. Select architecture (Chapter 4).

For each project type select 1 of the following 6 styles: Mission -Spanish Colonial Revival, Craftsman, American Mercantile, Tuscan, Modern, or Farmhouse.

4. ODDS checklist.

Fill out ODDS checklist.
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Chapter 2: Multiple Family Standards

2.1 Site design standards

2.1.1 Site design
Lot lines. The lines bounding a lot. The classifications of "Lot Line" are as follows:
a. Front. This line separates the narrowest street frontage of a lot from a public or private street right-of-way.
b. Interior "side". Any lot line that is not a front or rear lot line and does not border a public or private street right-of-way.
c. Rear. The lot line opposite and farthest from the front lot line. In the case of an irregularly shaped lot, a straight line shall be drawn to determine the rear lot line. d. Street side. Any lot line that is not a front or rear lot line, and which abuts a public or private street right-of-way.

2.1.2 Site access

1. Alleys. Vehicular access to the on-site parking areas shall be from the alley.

2. Roadway inclusion. Pedestrian access from the public right -of-way must include sidewalk on both sides of the driveway.

2.1.3 Parking
A. Placement on site
Parking shall be designed in compliance with the applicable standards contained in Division 6.03 (Off-Street Parking and Loading) of the Ontario Development Code, except as modified by the following:

1. Surface parking
a. Setbacks. Surface parking lots adjacent to public or private streets shall include a landscaped and irrigated setback a minimum of 5 feet in width measured from property line, or aligned with the building façade, whichever is greater. b. Orientation. Surface parking lots shall be located at the rear, side, or internal lot lines and away from the front lot line.

2. Above-ground parking structures . Ground-floor parking shall be sited behind residential, office, or commercial spaces.

3. Semi-subterranean parking. A s emi-subterranean garage shall not extend beyond the building frontage line and shall not extend higher than 4 feet above sidewalk grade.

4. Subterranean parking. A subterranean parking structure may extend to all property lines.

5. Private residential garages. Each private garage must have vehicular access from an alley, side street, or motor court.
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Figure 2.1-1 Semi-subterranean parking
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B. Surface parking lot design
Surface parking lots shall be designed in compliance with the applicable standards contained in Division 6.03 (Off -Street Parking and Loading) of the Ontario Development Code, except as modified by the following:

1. Screening
a. Street-adjacent parking lots.
i. A street-adjacent surface parking lot shall be screened from view by a low wall or hedge no higher than 3 feet in height.
ii. Walls and hedges must be a minimum 18 inches from the back of the sidewalk.
iii. Landscaped berms are prohibited.
b. Neighboring parcels. Views from neighboring properties shall be screened with trees and shrubs.

2. Landscape. Landscaping materials shall be applied in compliance with the applicable objective parking lot landscape standards contained in Ontario Development Code Section 6.05.030 (Required Landscape Areas).

3. Shade structures. Shade structures, if used, shall match the architectural style of the project buildings.

Figure 2.1-3 Surface Parking Exhibit
Figure 2.1-2 Parking Court
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c. On both sides of the parking court, sidewalks must be established, each with a minimum width of 15 feet. These sidewalks must connect with the adjacent public sidewalk network.

D. Parking structure design

1. Context-sensitive façade design. Parking structure façades shall incorporate a minimum 2 design elements using the architectural styles identified in Chapter 4: Architectural styles and adhere to Main Street or Urban and facade design standards applied in Section 2.2.2 Building Types.

2. Parking structure standards
a. Any driveway providing access to a parking structure shall have a minimum width of 28 feet.
b. Single access lane driveways into the structure shall not exceed 14 feet in width. c. Parked vehicles shall be screened from view from adjoining streets. d. Signs as shall be consistent with Division 8 : Sign Regulations of Ontario Development Code.

2.1.4 Open space standards
A. Common open space and public frontage

1. Common open space type requirements. Common open space shall cover a minimum of 15 percent of the total lot area with the following exceptions:
a. Close to parks. Common on-site open space shall not be required for lots within a 1/4-mile of an existing park or plaza a minimum 0.25 acres in size. b. Common open space types. 1 or more of the common on-site open space types listed under "Common Open Space Types" shall be provided on each lot that has a residential use.

2. Access and visibility. At-grade open space shall be accessible and visible from the adjacent ground floor.

Figure 2.1-3 Parking structure and façade design
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B. Common open space types
Forecourt
Design standards
a. A forecourt may occur on any floor and may be used as an allowed method of creating façade massing
increments.
b. Minimum dimensions. Forecourts shall be a minimum of 15 feet by 15 feet.

Side garden
Design standards
a. Minimum side garden dimensions: 15 feet by 15 feet.
b. Dooryards, porches, stoops, and architectural
elements may encroach into the side garden as
follows:
i. Up to a total of 30 percent of the side garden's width or length.
ii. A ground -floor encroaching element shall be
allowed to project a maximum of8 feet into the side
garden.

Court
Design Standards
a. Minimum dimensions. All courts shall be a minimum of 20 feet by 30 feet.
b. Enclosure.
i. A court shall have building walls on a minimum 2
sides, while the third and fourth side can be defined
by architectural or landscape elements (i.e., low
walls, trellises, hedges, or rows of trees).
ii. A driveway located adjacent to a court shall be
screened by architectural elements (e.g., low walls
or trellises, hedges, or rows of trees).
c. Access
i. Courts shall be accessed from the street or walkway. ii. Units shall be allowed to take direct access through a court. d. Encroachments.
i. Dooryards, porches, stoops, and architectural elements may encroach into the Side Yard.

Figure 2.1-6 Court Configuration
Figure 2.1-4 Forecourt
Configuration
Figure 2.1-5 Side Garden
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ii. A ground floor encroaching element shall not encroach beyond 8 feet of the building's façade into the court.
e. Common area. A court shall serve as communal spaces and pedestrian access. f. Amenities. A court shall include a minimum 1 of the following amenities: a seating area, a fountain, a BBQ island, or an outdoor fireplace.

Passage
Design standards
a. Location. Passages shall be provided between
buildings or side gardens.
b. Size. Passages shall be a minimum width of 8 feet
with minimum of 2 feet of landscape strip on each
side.

C. Private open space
General standards
a. A minimum 60 square feet of private open space shall be provided for each residential unit and a minimum 1 of the private on -site open space types shall be provided.
b. Exception: Private on-site open space shall not be required for a project site that is located within 1/4-mile distance of a n existing park or plaza that is a minimum 0.25 acres in size.

D. Private open space types
Private roof deck

1. Description. A private open space located on the roof of a building dedicated to a single unit.

2. Design standards. Minimum dimensions of 7 feet by 7 feet.

Backyard

1. Description. A private, landscaped open space located behind each individual unit that is intended to provide passive or active outdoor space for the users of the unit.

2. Design standards
a. Size. Minimum dimensions of 20 feet by 15 feet.
b. Encroachments. Encroachment into the backyard is allowed up to 30% o f the rear yard area.

Architectural façade elements as private open space
Description. The following elements defined in Section 2.3 Architectural Façade Elements may be used to meet on-site private open space requirements. a. Balcony
b. Terrace Balcony
Figure 2.1-7 Passage configuration
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Entry elements as private open space
Description. The following elements defined in Section 2.4 Entry Elements may be used to meet on-site private open space requirements.
a. Dooryard
b. Porch

2.1.5 Landscaping
General to all. Landscaping materials shall be applied in compliance with the applicable landscape standards contained in Ontario Development Code Section 6.05.030 (Required Landscape Areas).

2.1.6 Fences and walls
Fence and wall heights. Walls and fences shall be designed in compliance with the applicable standards contained in Division 6.02 (Walls, Fences, and Obstructions) of the Ontario Development Code.

2.2 Multiple-Family development standards
The following tables and associated standards for multiple -family development standards covering new residential construction, additions, remodels, or repurposed uses that necessitate an entitlement or building permit from the city. all standards listed under table 2.01 Multiple-Family Development Standards are applicable to all multiple -family projects including projects within mixed-use zones.

Table 2.01: Multiple-Family Development Standards
Requirements Development Type Additional
Regulations
Multiple-Family Residential
Mixed-Use Building Type
A. BUILDING DEVELOPMENT STANDARDS

1. Minimum Setback from Public
Street Property Lines
Urban
(25 du/ ac or
greater)
Neighborhood
(Less than 25 du/ac)
Housing
(Less than 25 du/ac
and 5 units or less)
Note 9
a. Arterial 0 feet 10 feet 14 feet
b. Collector 5 feet 10 feet 14 feet
c. Local 5 feet 15 feet 20 feet

2. Minimum Setback from
Interior Project Boundary
Property Lines
5 feet

3. Minimum Setback from Public
Alley Property Lines
5 feet

4. Minimum Setback from
Private Drives/Alleyways
(from edge of drive aisle)
a. Living Area 10 feet
b. Garages and Other
Nonhabitable Structures
10 feet

5. Minimum Setback from
Dwellings to Parking Spaces
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Notes:

1. An existing lot of record that is substandard as to minimum "project" area and/or dimension(s), shall be permitted all the development rights of the zone in which it is located.

2. The density range shall be consistent with the underlying Mix-Used Category identified in Figure LU-04, Mixed Use Areas and defined in Table LU-02, Land Use Designations Summary Table, of the Policy Plan (General Plan). A density bonus and other incentives pursuant to GC Sections 65915 through 65918, m ay be granted by the Approving Authority. Refer to Development Code Subsection 6.01.010.H (Density Bonus and Other Incentives).

3. A health risk assessment shall be required for multiple -family development projects located within 1,000 feet of a freeway, a s determined by the Zoning Administrator.

4. Lockable private storage space for each residential unit shall be provided within a garage or storage building, or a space dir ectly accessible from the dwelling. Exterior closets accessed from patios or balconie s may be used if screened from public view. a. Living Area 10 feet
b. Garages and Other
Nonhabitable Structures
5 feet

6. Minimum Setback from
Parking Space or Drive Aisle
to Wall or Fence
5 feet

7. Minimum Separation
Between Detached Buildings
a. Dwelling Front to Front < 2-Stories: 25 FT; > 3 Stories: 30 FT unless otherwise specified by massing requirements ( "Space between buildings ") in Section

2.2.2 Building Types.

Note 5
b. Dwelling Front to Rear < 2-Stories: 25 FT; > 3 Stories: 30 FT unless otherwise specified by massing requirements ( "Space between buildings ") in Section

2.2.2 Building Types.

Note 5
c. Dwelling Front to Side < 2-Stories: 25 FT; > 3 Stories: 30 FT unless otherwise s pecified by massing requirements ( "Space between buildings ") in Section

2.2.2 Building Types.

Note 5
d. Dwelling Side to Side < 2-Stories: 10 FT; > 3 Stories: 15 FT unless otherwise specified by massing requirements ( "Space between buildings ") in Section

2.2.2 Building Types.

Note 5
e. Dwelling Side to Rear 15 FT; unless otherwise specified by massing requirements ("Space between buildings ") in Section 2.2.2 Massing and Façade Design
Note 5
f. Dwelling Rear to Rear 20 FT unless otherwise specified by massing requirements ("Space between buildings") in Section 2.2.2 Building Types.

Note 5

8. Garage to Garage (or other
nonhabitable structures)
30 FT – Entry to Entry
30 FT – Entry to Side
10 FT – Side to Side
10 FT – Side to Rear
Note 5

9. Minimum Storage Space 240 CF Note 4

10. Maximum Street Façade
Height
a. Downtown District 35 feet Note 8
b. Other Districts & Corridors: n/a
c. Neighborhood Centers: 35 feet

11. Maximum Building Height
a. Downtown District n/a Note 8
b. Other Districts & Corridors: n/a Note 5
c. Neighborhood Centers: 60 FT Note 5

12. Minimum Setback from Major
Pipelines
50 FT (to habitable structures) Note 7
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5. Required building separation, and allowable heights may be differ based on massing type and adjacent uses. See Section 2.2.2 Building Types for additional information regarding building separation. See section 2.2.1 for standards adjusting allowable height.

The following items are exceptions to height standards identified in this table and those noted in section 2.2.1:
a. Equipment. Chimneys, elevators, stairs, mechanical houses, screened vents, HVAC equipment, and solar panels may exceed California Building Code height limits.
b. Architectural Elements. Architectural elements such as spires, steeples, or roof lanterns may exceed height limits if consistent with the architectural style outlined in Chapter 4 of the ODDS.

6. A lot designated as Mixed -Use (MU) in the Policy Plan (General Plan) shall be developed at no less than the minimum number of dwelling units allowed within the specified density range for the applicable Mixed -Use Category, except that If, because of the configuration/design of a lot, the minimum residential density cannot be achieved, the lot may be developed with non -residential uses.

7. Includes major high-pressure pipelines for fuel oil, gasoline, and diesel and aviation fuels within the City. Existing pipelines include:
a. Two parallel pipelines (a 16 -inch and a 20 -inch) that enter the City at Benson Avenue, traveling parallel to the northerly side of the Southern Pacific right-of-way to Ontario International Airport, then parallel to the southerly side of the Southern Pacific right - of-way, then parallel to the northerly side of the right -of-way beyond Ontario International Airport, then exiting the City at Etiwanda Avenue; and
b. Two parallel pipelines that traverse the easterly portion of the City, entering the City at the southerly portion of Milliken Avenue, then traveling north under Milliken Avenue to Inland Empire Boulevard, then east to Rochester Avenue, the n north to the City Limits.

8. In the Downtown District, the 35-story façade height shall extend a maximum of 70 percent of the frontage, and it must be broken up with upper-level setbacks (12 feet minimum) at3stories for a minimum of 30 percent of the frontage. Useable outdoor spaces, such as roof decks, may occupy the roof area of the upper-level setback; see Urban Form standards under section 2.2.2A Urban Building Type.

9. Projects less than 1 acre in size but exceeding 25 du/ac can use Neighborhood or Housing Form in lieu of the Urban massing form .

2.2.1 Height standards

1. Height transition zones . Requires all new buildings within 100 feet of less intense development patterns (existing or planned) to reduce heights to ensure neighborhood compatibility.

2. Multiple family development types. The following height limits shall apply to all proposed multiple family development types.
a. Buildings within 100 feet of single-family residential dwellings must not exceed 35 feet or the height of adjacent residential buildings, whichever is greater. b. Buildings within 100 feet of undeveloped single-family zone parcels shall not exceed 35 feet in height.

2.2.2 Building Type s
Identify the suitable building type for the project based on its density, including:

A. "Urban" (applies to multiple-family development projects with 25 dwelling units per acre or more). Projects less than 1 acre in size but exceeding 25 du/ac can use neighborhood or housing Form in lieu of the urban massing form.

B. "Neighborhood" (applies to multiple -family development projects with fewer than 25 dwelling units per acre that include buildings with more than 5 units).

C. "Housing" (applies to multiple-family development projects with fewer than 25 dwelling units per acre that include buildings with 5 or fewer units).

Table 2.2-1 Building Types
Land Use Density Building Types
Greater than 25 du/ac Urban
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Table 2.2-1 Building Types
Less than 25 du/ac and greater than 5 units Neighborhood Less than 25 du/ac and 5 units or less Housing form
A. Urban massing and façade design
Urban massing and façade design standards are required for all multiple-family developments projects with 25 du/ac or more.

Massing increments
Massing increments are visually discrete design compositions that are distinguishable from each other and have a coherent look and character from the ground to the top of the facade. Massing increments appear as either distinct buildings or distinct parts of a single building.

Massing standards.
a. Size of massing increments. Building facades along front and side lot lines that face public streets and are longer than 100 feet shall be divided into massing increments as follows:
i. The maximum length of a single massing increment shall not exceed 150 feet. ii. A minimum 2 distinct massing increments shall be provided. b. Articulation of massing increments . Individual massing increments shall be differentiated from 1 another using aminimum 1 of the following massing strategies:
i. Vary parapet height by a minimum of 3 feet.
ii. Increase number of stories.
iii. Set back upper floor. Set the upper floor or multiple upper floors back a minimum of 15 feet from the facade.
iv. Set the entire facade back a minimum of 10 feet for 20 feet. v. Incorporate tower element.
c. Massing increments with distinct facades. Massing increments that have distinct facades and shall appear as distinct buildings.
d. Repeating massing increment design. A massing increment design may be repeated on the same project el evation. Repeated massing increments shall be separated by a distinct massing increment.
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Element Standards Standards
A. Building façade along font lot line 400 feet max
B. Massing increment 150 feet max
C. Space between buildings 0 feet minimum
D. Façade setback (if elected) 10 feet x 10 feet minimum E. Building base height 15 feet minimum
F. Building façade alongside lot line 200 feet max
G. Height difference between massing increments 3 feet minimum H. Upper-level setback from facade 15 feet minimum
Figure 2.2-1 Urban: Massing Diagram
Figure 2.2-2 Urban: Massing strategies
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Façade Composition
Façade Composition Standards.

Multi-story building façades. The building facade shall be divided into a base and body as follows:
a. Base. Separate the building base (entire ground floor facade or first 2 floors of building's 5 stories or taller) from the rest of the facade for a minimum of 15 feet (fewer than 5 stories) or 25 feet (5 stories or more) from grade, using a minimum 2 of the following strategies:
i. Provide a string course at the top of the first story. ii. Specify base materials different from rest of façade. iii. Specify base colors different from rest of façade. iv. Provide a ground floor Arcade or Gallery per Section 2.3 Architectural Façade Elements.
b. Body. The body of the building consists of the facade of all floors located above the base and shall be designed as follows:
i. Windows shall be organized in bays, bands, curtain wall, and grid of windows consistent with the Facade Fenestration Standards for the Urban massing type. ii. Each massing increment must contain its entire facade composition without elements overlapping the division between increments.

Fenestration design
Fenestration design addresses the percentage of window and door openings for ground floors and upper floors and glazing transparency.

Façade fenestration standards.

Minimum fenestration. Facade designs must meet a minimum fenestration percentage, calculated as the total window and door area divided by the total area of that part of the facade.
i. Ground floor.
a. Front lot line: 70% minimum.
b. All other frontages: 50% minimum.
c. Ground floor windowsills on facades along the front lot line shall be no higher than 3 feet above the adjacent grade.
d. Ground floor bathroom windows are prohibited on facades that face front lot line.
ii. Upper floors. 15% minimum.
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B. Neighborhood massing and façade design
Neighborhood massing and façade design standards are required for all multiple -family development types applicable to multiple-family development projects with fewer than twenty- five (25) du/ac that include buildings with more than 5 units .

Massing increments
Element Standards Standards
A. Building façade along front lot line 135 feet max
B. Building façade length alongside interior lot line 135 feet max C. Space between buildings 15 feet minimum
D. Massing increment 75 feet max
E. Height difference between massing increments 2 feet minimum F. Façade setback (if elected) 10 feet x 20 feet
Figure 2.2-4 Neighborhood: Massing Diagram
E F
C
AB
D
D
D
Figure 2.2-3 Urban: Fenestration Diagram
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Massing Standards.
a. Size of massing increments.Building facades along front and side lot lines that face public streets and are longer than 135 feet shall be divided into massing increments as follows:
i. The maximum length of a single massing increment shall not exceed 75 feet. ii. A minimum of 2 distinct massing/architectural increments shall be provided using 1 strategy from the massing strategies list and 1 strategy from architectural strategy list.
b. Massing strategy list.
i. Vary height by a minimum of 3 feet.
ii. Increase number of stories.
iii. Set back upper floors by a minimum 15 feet.
iv. Set the entire facade back a minimum of 10 feet for twenty feet. v. Increase story height.
vi. Incorporate tower element.

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c. Architectural strategy list:
i. Use different facade materials and/or colors.
ii. Window treatment and design. Use different window types, configurations, and/or frame colors.
iii. Diversify facade elements (balconies, trellises, chimneys, awnings) as per Section

2.3 Architectural Façade Elements.
iv. Vary the building entry element type or design of stoops, porches, dooryards, and other elements identified in Section 2.4 Entry Elements. v. Massing increments that have distinct facades, shall appear as distinct buildings. vi. A massing increment design can be repeated twice on the same project elevation, with a distinct separation between repeated increments.

Façade composition
Façade composition standards.

Multi-story building façades. The building facade shall be divided into a base and body as follows.
i. Base. Separate the building base (entire ground floor facade or first 2 floors of building's 5 stories or taller) from the rest of the facade for a minimum of 15 feet (fewer than 5 stories) or 25 feet (5 stories or more) from grade, using a minimum 2 of the following strategies.
(a) Provide a string course at the top of the first story. (b) Specify base materials different from rest of façade. (c) Specify base colors different from rest of façade.
(d) Provide a ground floor Arcade or Gallery per Section 2.3 Architectural Façade Elements.
ii. Body. The body of the building consists of the facade of all floors located above the base and shall be designed as follows:
(a) Windows shall be organized in bays, bands, curtain wall, and/or grid of windows consistent with the Facade Fenestration Standards for the Neighborhood massing type.
(b) Each massing increment 's entire facade composition must be contained within its bo undaries, with no overlap of facade elements, like window openings and balconies, across the division between increments.

Fenestration Design
Façade fenestration standards.
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Minimum Fenestration. Facade designs must meet a minimum fenestration percentage, calculated as the total window and door area divided by the total area of that part of the facade:
i. Ground Floor: 30% minimum.
(a) Ground floor windowsills on facades along the front lot line that face public streets shall be no higher than 3 feet above the adja cent grade.
(b) Ground floor bathroom windows are prohibited on facades that face the front lot line.
ii. Upper floors: 15% minimum.

C. House-form massing and façade design
House-form massing and façade Design standards for projects with densities below 25 du/ac that include buildings with 5 or fewer units.

Element Standards Standards
A. Building Façade length along font lot line 60 feet max B. Massing Increment 60 feet max
C. Building Façade length alongside lot line 60 feet max D. Space between buildings 15 Feet
Massing and façade composition standards.
a. Massing increments. A massing increment shall include the whole length of a single building façade, up to 60 feet in length. Only 1 massing increment per building façade shall be included.
b. Length of buildings. Buildings along front and side lot lines that face public streets shall be no longer than 60 feet.
c. Space between buildings. Buildings along front and side lot lines shall be separated by a minimum15 feet.
d. Articulation of building façade. Frontages along front and side lot lines must differ from neighboring buildings on-site using a minimum of 2 of the specified massing and architectural strategies:

Figure 2.2-6 House Form: Massing Diagram
C
D
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i. Façade setback. Setting a portion of the facade back a minimum of 2 feet for a length of 20 feet.
ii. Material or color. Use different facade materials and/or colorsconsistent with the architectural style.
iii. Window treatment and design. Use different window types, configurations, and/or frame colors.
iv. Architectural façade elements. Vary façade elements (balconies, trellises, chimneys, awnings) according to Section 2.3 Architectural Façade Elements. v. Entry elements. Vary the building entry element type or design of stoops, porches, dooryards, and other elements identified in Section 2.4 Entry Elements. vi. Vary roof form. Vary the roof form of different increments such as gabled, hipped, and others consistent with the architectural style of the building (selected from Chapter 4).

Figure 2.2-7 House Form Massing Strategies
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Fenestration Design
Façade fenestration standards.

Minimum fenestration. Facade designs must meet a minimum fenestration percentage, calculated as the total window and door area divided by the total area of that part of the facade:
i. Ground floor: 30% minimum.
(a) Ground floor windowsills on facades along the front lot line that face public streets shall be no higher than 3 feet above the adjacent grade.
(b) Exception: Windows on garage panel door.
(c) Ground floor bathroom windows are prohibited on facades that face front lot line.
ii. Upper floors: 15% minimum.
iii. The horizontal distance between wall openings shall not exceed 15 feet within a facade or massing increment.

2.2.3 Materials and Detailing
Building Materials

2. Combining materials. When combining 2 or more wall materials on 1 facade:
a. Place lighter weight materials above more substantial ones (e.g., glass above wood, wood above stucco, stucco above masonry).
b. Vertical joints between different materials shall only occur at inside corners.

Windows and Doors
Material and Types
a. Window recess. Windows shall be recessed specific to each building's architectural style listed in Chapter 4: Architectural styles but shall be no less than 2 inches for any style.
b. Window Material
i. Vinyl or vinyl clad windows shall resemble wood windows ( i.e., faux wood or engineered wood) in detailing and profile thickness and employ muted patterns and colors consistent with the building's architectural style. c. Trim
i. Window and door trim materials: Wood or cement fiber board is permitted. 400
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ii. Building trim materials : Wood, stone, cast stone, pre -cast concrete, glass fiber , reinforced concrete, and cement fiber board.
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2.3 Architectural façade elements

2.3.1 Awning
Figure 2.3-1 Awning Diagram
Element Standards Minimum Maximum
A. Depth Not Applicable 3 feet
B. Clearance above ground 8 feet Not Applicable
C. Length See Below
Design Standards
a. Encroachment. Residential Awnings may encroach into the setback or public right- of- way as defined in Division 6.01.010(D)(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Material. Residential Awnings shall be of a simple shed form and made of code - compliant fire-resistant material.
c. Upper floors. Each individual awning shall cover no more than 1 window opening. 402
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2.3.2 Projecting room
Figure 2.3-2 Projecting Room Diagram
Element Standards Minimum Maximum
A. Depth Not Applicable 2 feet
B. Width Not Applicable 20 feet
C. Height Not Applicable 2-story building: 1 story max. 3-story building: 1 story max.
4-story+ building: 2 stories
maximum.

Design standards.
a. Encroachment. Projecting rooms may encroach into the setback or public right-of- way as defined in Division 6.01.010(D )(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Support.
i. Building projecting rooms shall have visible supports (I.e., beams, braces, or brackets).
ii. Building projecting rooms shall be setback 10 feet from an adjacent property line.
c. Space between Projecting Rooms. Space between Projecting Rooms shall be 20 feet within the same building plane.
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2.3.3 Bay Window
Figure 2.3-3 Bay Window Diagram
Element Standards Minimum Maximum
A. Height Not Applicable 10 feet
B. Width Not Applicable 10 feet
Design Standards.
a. Encroachment. Bay windows may encroach into the setback or public right -of- way as defined in Division 6.01.010(D )(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Dimensions. Bay windows shall be a maximum of 10 feet wide and shall have a height that is equal to or greater than their width.
c. Depth: The depth of Bay Windows shall be a minimum of 3 feet. d. Façade placement. Bay windows shall be placed a minimum of 2 feet from any building corner and a minimum of 3 from any other bay window. e. Fenestration. Bay windows shall consist of a minimum 75% transparent fenestration. 404
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2.3.4 Balcony
Figure 2.3-4 Balcony Diagram
Element Standards Minimum Maximum
A. Height See Below
B. Width Not Applicable
C. Depth See Below
Design Standards
a. Encroachment. Balconies may encroach into the setback or public right -of- way as defined in Division 6.01.010(D )(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Façade projection or recession . Balconies may project from the facade, be recessed into the facade, or a combination of the two.
c. Required private open space. Balconies meeting private open space standards shall have a minimum dimension of 7 feet by 7 feet.
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2.3.5 Terrace balcony
Figure 2.3-5 Terrace Balcony Diagram
Design standards
a. Encroachment. Terrace balconies may encroach into the setback or public right - of- way as defined in Division 6.01.010(D)(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Support.
i. Terrace balconies shall be supported by continuous walls that extend all the way to the ground.
ii. Terrace balconies shall not be designed as posts, columns, or pillars. c. Required private open space. Terrace balconies meeting private open space requirement shall meet or exceed the 7 feet by 7 fee t standards specified in

2.1.5 Open Space Standards.
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2.4 Entry elements

2.4.1 Stoop
Figure 2.4-1 Stoop Diagram
Element Standards Minimum Maximum
A. Stoop Width 4 feet 8 feet
B. Stoop Depth (not
including stairs)
4 feet 8 feet
C. Stoop Floor Depth 1.5 feet 3 feet
D. Planter/ Fence Height Not Applicable 3 feet

1. Design Standards.
a. Relationship to entry. Stoops must align directly with the unit entry(s) they serve. b. Number of units served. Stoops shall provide access to a maximum of 2-unit entries. c. Lobby entries. Stoops may provide access to a lobby entry. d. Stoop stairway orientation. The exterior stoop stairway may be oriented perpendicular or parallel to the adjacent sidewalk.

2. Landscaping. Landscaping shall be planted on the sides of the stoop, either at grade or in raised planters. Raised planters shall have a minimum depth of 12 inches. 407
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2.4.2 Dooryard
Figure 2.4-2 Dooryard Diagram
Element Standards Minimum Maximum
A. Depth, Clear 8 feet Not Applicable
B. Finish level above
sidewalk
Not Applicable 3 feet

1. Length of Terrace Not Applicable 150 feet
C. Distance between
stairways
Not Applicable 50 feet
Design Standards
a. Relationship to Entry . Dooryards shall align directly with the unit entry(ies) they serve.
b. Number of Units Served . Dooryards shall provide access to a maximum of 2-unit entries.
c. Enclosure. Dooryards shall be enclosed by a maximum 3-foot high, decorative walls, fences, or low hedges.
d. Architectural Style . Walls and/or fences shall match the building 's architectural style.
e. Doorway Stairway Orientation . If the doorway is raised above grade, the exterior stairway for raised Dooryards shall be oriented perpendicular or parallel to the adjacent sidewalk.
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2.4.3 Porch
Figure 2.4-3 Porch Diagram
Element Standards Minimum Maximum
A. Porch depth (excluding
stairs)
8 feet Not Applicable
B. Porch width 8 feet Not Applicable
C. Porch height 8 feet 12 feet
D. Floor height 1.5 feet 3 feet
E. Between porch and front
Property Line
5 feet Not Applicable
Design Standards
a. Number of units served. Porches shall provide access to multiple ground -floor unit doors.
b. Wrap-around porches. Porches shall wrap around building corners. 409
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Chapter 3: Mixed Use Design Standards

3.1 Site Design Standards
General Design and Development Standards that meet or exceed all standards are applicable to all Projects.

3.1.1 Site Design

1. Lot lines. The lines bounding a lot. The classifications of "Lot Line" are as follows:
a. Front. This line separates the narrowest street frontage of a lot from a public or private street right-of-way.
b. Interior "side". Any lot line that is not a front or rear lot line and does not border a public or private street right-of-way.
c. Rear. The lot line opp osite and farthest from the front lot line. In the case of an irregularly shaped lot, a straight line shall be drawn to determine the rear lot line. d. Street side. Any lot line that is not a front or rear lot line, and which abuts a public or private street right-of-way.

3.1.2 Site Access

1. Alleys. Vehicular access to the on-site parking areas shall be from the alley.

2. Roadway inclusion. Pedestrian access from the public right -of-way must include sidewalk on both sides of the driveway.

3.1.3 Parking
Parking shall be designed in compliance with the applicable standards contained in Division 6.03 (Off-Street Parking and Loading) of the Ontario Development Code, except as modified by the following:

A. Placement on site
Parking shall be designed in compliance with the applicable standards contained in Division 6.03 (Off-Street Parking and Loading) of the Ontario Development Code, except as modified by the following:

1. Surface parking
a. Setbacks. Surface parking lots adjacent to public or private streets shall include a landscaped and irrigated setback a minimum of 5 feet in width measured from property line, or aligned with the building façade, whichever is greater. b. Orientation. Surface parking lots shall be locat ed at the rear, side, or internal lot lines and away from the front lot line.

2. Above-ground parking structures . Ground-floor parking shall be sited behind residential, office, or commercial spaces.

3. Semi-subterranean parking. A s emi-subterranean garage shall not extend beyond the building frontage line and shall not extend higher than 4 feet above sidewalk grade.

4. Subterranean parking. A subterranean parking structure may extend to all property lines. 410
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5. Private residential garages. Each private garage must have vehicular access from an alley, side street, or motor court.

Figure 3.1-1 Semi-subterranean parking
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B. Surface Parking Lot Design

3. Shade structures. Shade structures, if used, shall match the architectural style of the project buildings.

C. Parking court design
Design standards
a. The width of the parking court, when measured from 1 building face to the other, shall not exceed 100 feet.
b. The parking court shall consist of only 1parking bay, and this bay shall not exceed a maximum width of 62 feet.
c. On both sides of the parking court, sidewalks must be established, each with a minimum width of 15 feet. These sidewalks must connect with the adjacent public sidewalk network.

Figure 2.1-3 Surface Parking Exhibit
Figure 3.1-2 Parking Court
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D. Parking Structure Design

2. Parking Structure Standards
a. Any driveway providing access to a parking structure shall have a minimum width of 28 feet. Single openings shall be no wider than 14 feet. b. Parked vehicles shall be shielded from view from adjoining streets. c. The exterior elevations of parking structures facing a public street shall incorporate architectural elements from the project building.
d. Vehicular entries shall be located a minimum 50 feet from the corner of a block. e. Signs shall be consistent with Division 8: Sign Regulations of Ontario Development Code.

3.1.4 Open Space Standards
This Section provides standards that direct the design of common and private on -site open spaces.

A. Common Open Space and Public Frontage

1. Common open space type requirements. Common open space shall cover a minimum of 15 percent of the total lot area with the following exceptions:
a. Close to parks. Common on-site open space shall not be required for lots within a 1/4-mile of an existing park or plaza a minimum 0.25 acres in size. b. Common open space types. 1 or more of the common on -site open space types listed under "Common Open Space Types" shall be provided on each lot that has a residential use.

2. Access and visib ility. At-grade open space shall be accessible and visible from the adjacent ground floor.

Figure 3.1-4 Example of parking structure and Façade Design 413
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B. Common Open Space Types
Forecourt
Design Standards
a. A forecourt may occur on any floor and may be used
as an allowed method of creating façade massing
increments.
b. Minimum dimensions. Forecourts shall be a minimum
of 15 feet by 15 feet.

Side Garden
Design Standards
a. Minimum side garden dimensions: 15 feet by 15
feet.
b. Dooryards, porches, stoops, and architectural
elements may encroach into the side garden as
follows:
i. Up to a total of 30 percent of the side garden 's
width and/or length.
ii. A ground floor encroaching element shall be
allowed to project a maximum of 8 feet into the
side garden.

Court
Design Standard
a. Minimum dimensions. All courts shall be a minimum of 20 feet by 30 feet.
b. Enclosure.
i. A court shall have building walls on at minimum 2
sides, while the third and fourth side can be defined
by architectural or landscape elements ( i.e., low
walls, trellises, hedges, or rows of trees).
ii. A driveway located adjacent to a court shall be
screened by architectural elements (e.g., low walls
or trellises, hedges, or rows of trees).
c. Access
i. Courts shall be accessed from the street or walkway. ii. Units shall be allowed to take direct access through a court. d. Encroachments.
i. Dooryards, porches, stoops, and architectural elements may encroach into the Side Yard.
ii. A ground floor encroaching element shall not encroach beyond 8 feet of the building's façade into the court.

Figure 3.1-5 Forecourt
Configuration
Figure 3.1-6 Side Garden
Figure 3.1- 7 Court Configuration
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e. Common area. A court shall serve as communal spaces and pedestrian access. f. Amenities. A court shall include at minimum 1 of the following amenities: a seating area, a fountain, a BBQ island, or an outdoor fireplace.

Passage
Design Standards
a. Location. Passages shall be provided between
buildings or side gardens.
b. Size. Passages shall be a minimumwidth of 8 feet
with minimum of 2 feet of landscape strip on
each side.

C. Private Open Space
General Standards
a. A minimum of 60 square feet of private open space shall be provided for each residential unit and a minimum 1 or more of the private on -site open space types shall be provided, with the following.
b. Exception: Private on -site open space shall not be required for a project site located within 1/4-mile distance of an existing park or plaza that is a minimum 0.25 acres in size.

D. Private Open Space Types
Private Roof Deck

1. Description. A private open space located on the roof of a building dedicated to a single unit.

2. Design Standards
a. Minimum dimensions of 7 feet by 7 feet.
b. Materials, finishes, fixtures, and colors visible from the street shall be designed consistent with the architectural style of the building.

Backyard

1. Description. A private, landscaped open space located behind each individual unit that is intended to provide passive or active outdoor space for the users of the unit.

2. Design Standards
a. Backyards are located behind the unit.
b. Minimum dimensions of 20 feet by 15 feet.
c. Encroachment into the backyard is allowed up to 30% of the space's width and/or length.
d. Maximum projection for any ground floor element is 8 feet, with a 10 -foot upper floor setback from property line if there's usable space above the first floor.

Architectural Façade Elements as Private Open Space
Figure 3.1-8 Passage Configuration
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Description. The following elements defined in Section 2.3 Architectural Façade Elements may be used to meet on-site private open space requirements. a. Balcony.
b. Terrace Balcony.

Entry Elements as Private Open Space
Description. The following elements defined in Section 2.4 Entry Elements may be used to meet on-site private open space requirements.
a. Dooryard.
b. Porch.

3.1.5 Landscaping
This section provides standards for landscaping, materials, and Irrigation.

1. General to All. Landscaping materials shall be applied in compliance with the applicable landscape standards contained in Ontario Development Code Section 6.05.030 (Required Landscape Areas).

2. Paths. Where front yards are landscaped, individual paths to the sidewalk shall be provided for each entrance.

3. Materials. Decorative accents. Paving materials shall incorporate decorative elements consistent with the architectural style of the building.

3.1.6 Fences and Walls
Fence and Wall Heights. Walls and Fences shall be designed in compliance with the applicable standards contained in Division 6. 02 (Walls, Fences, and Obstructions ) of the Ontario Development Code.

3.2 Mixed Use Development Standards
The following tables and associated standards for Mixed-Use standards covering new residential construction, additions, remodels, or repurposed uses that necessitate an entitlement or building permit from the City. All standards listed under Table 3.01 Mixed-Use Development are applicable to all mixed-use projects.

Table 3.01 Mixed Use Development Standards
Requirements Mixed-Use Development Standards Additional Regulations
Mixed-Use Building Type
A. BUILDING DEVELOPMENT STANDARDS
Massing and Façade
Design
Main Street Urban

1. Minimum Setback
from Public Street
Property Lines
Notes 2 & 8
a. Arterial 0 feet 0 feet
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Table 3.01 Mixed Use Development Standards
Requirements Mixed-Use Development Standards Additional Regulations
Mixed-Use Building Type
b. Collector 0 Feet 5 feet
c. Local 5 feet 5 feet

2. Maximum Setback
from Public Street
Property Lines
a. Arterial 5 feet 5 feet
b. Collector 10 feet 10 feet
c. Local 10 feet 10 feet

3. Minimum Setback
from Interior Project
Boundary Property
Lines
0 feet (attached to adjacent property)
10 feet (freestanding)

4. Minimum Setback
from Public Alley
Property Lines
5 feet

5. Minimum Setback
from Private
Drives/Alleyways
(from edge of drive
aisle)
a. Living Area 10 feet
b. Garages and Other
Nonhabitable
Structures
5 feet

6. Minimum Setback
from Dwellings to
Parking Spaces
a. Living Area 10 feet
b. Garages and Other
Nonhabitable
Structures
5 feet

7. Minimum Setback
from Parking Space or
Drive Aisle to Wall or
Fence
5 feet

8. Minimum Separation
Between Detached
Buildings
a. Dwelling Front to Front < 2-Stories: 25 feet; > 3 Stories: 30 feet unless otherwise specified by massing requirements ( "Space between buildings ") in Section 3.2.3 Building Types.
b. Dwelling Front to Rear < 2-Stories: 25 feet; > 3 Stories: 30 feet unless otherwise specified by massing requirements ( "Space between buildings") in Section 3.2.3 Building Types.
c. Dwelling Front to Side < 2-Stories: 25 feet; > 3 Stories: 30 feet unless otherwise specified by massing requirements ( "Space between buildings ") in Section 3.2.3 Building Types.
d. Dwelling Side to Side < 2 -Stories: 5 feet; > 3 Stories: 5 feet unless otherwise specified by massing requirements ( "Space between buildings ") in Section 3.2.3 Building Types.
e. Dwelling Side to Rear 15 feet unless otherwise specified by massing requirements ( "Space between buildings") in Section 3.2.3 Building Types.
f. Dwelling Rear to Rear 20 feet unless otherwise specified by massing requirements ( "Space between buildings") in Section 3.2.3 Building Types.
30 feet – Entry to Entry
30 feet – Entry to Side
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Table 3.01 Mixed Use Development Standards
Requirements Mixed-Use Development Standards Additional Regulations
Mixed-Use Building Type
g. Garage to Garage (or
other nonhabitable
structures)
10 feet – Side to Side
10 feet – Side to Rear

9. Minimum Storage
Space
240 CF Note 4

10. Maximum Street
Façade Height
a. Arterial 45 feet N/a Note 8
b. Collector N/a N/a
c. Local N/a N/a

11. Maximum Building
Height (from grade to
top of plate)
a. Arterial 120 feet
b. Collector 70 feet
c. Local 50 feet

12. Minimum Floor-to-
Floor Height
a. Ground Floor
(Non-residential /
Residential)
15 feet / 10 feet
b. Upper and Sub
Levels
9 feet

13. Minimum Setback
from Major Pipelines
50 feet (to habitable structures) Note 6
Notes:

1. An existing lot of record that is substandard as to minimum "project" area and/or dimension(s), shall be permitted all the development rights of the zone in which it is located. New lots designated as Mixed -Use (MU) in the Policy Plan (General Plan) shall comply with the identified minimum.

2. The density range shall be consistent with the underlying Mixed-Used Category identified in Figure LU-04, Mixed Use Areas and defined in Table LU-02, Land Use Designations Summary Table, of the Policy Plan (General Plan). A density bonus and other incentives pursuant to GC Sections 65915 through 65918, may be granted by the Approving Authority. Refer to Development Code Subsection 6.01.010. H (Density Bonus and Other Incentives).

3. Measurement of the continuous frontage may include existing frontages, provided there is no more than 10 feet between the frontage of active ground floor uses in the existing building and those of the proposed development project.

4. Adequate lockable private storage space for each residentia l unit shall be provided within a garage or storage building, or a space directly accessible from the dwelling. Exterior closets accessed from patios or balconies may be used if screened from public view.

5. A lot designated as Mixed -Use (MU) in the Policy Plan (General Plan) shall be developed at no less than the minimum number of dwelling units allowed within the specified density range for the applicable Mixed -Use Category, except that If, because of the configuration/design of a lot, the minimum residen tial density cannot be achieved, the lot may be developed with non -residential uses.

6. Includes major high-pressure pipelines for fuel oil, gasoline, and diesel and aviation fuels within the City. Existing pipelines include:
a. Two parallel pipelines (a 16-inch and a 20 -inch) that enter the City at Benson Avenue, traveling parallel to the northerly side of the Southern Pacific right -of-way to Ontario International Airport, then parallel to the southerly side of the Southern Pacific right - of-way, then para llel to the northerly side of the right -of-way beyond Ontario International Airport, then exiting the City at Etiwanda Avenue; and
b. Two parallel pipelines that traverse the easterly portion of the City, entering the City at the southerly portion of Milli ken Avenue, then traveling north under Milliken Avenue to Inland Empire Boulevard, then east to Rochester Avenue, then north to the City Limits.

7. The minimum setback from private streets shall be measured from a line running parallel to the street, which is located 12 feet behind face-of-curb (a.k.a., "parkway").
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8. In the Downtown District, the 35 FT height shall extend a maximum of 70 percent of the frontage, and it must be broken up with upper- level setbacks (12 feet minimum) at3stories for a minimum of 30 percent of the frontage. Useable outdoor spaces, such as roof decks, may occupy the roof area of the upper -level setback; see Urban Core standards under section 3.2.4.

3.2.1 Height Standards
Height Transition Zones. Requires all new buildings within 100 feet of less intense development patterns (existing or planned) to reduce heights to ensure neighborhood compatibility:

Vertical mixed use development types. The following height limits shall apply to all proposed vertical mixed use development types .
a. Buildings within 100 feet of single-family dwellings shall not exceed 35 feet or the height of adjacent residential buildings.
b. Buildings within 100 feetof undeveloped parcels with planned less intense uses shall not exceed 35 feet.

3.2.2 Ground Floor Building Frontage
Mixed-Use Development Types. The ground floor frontage for vertical mixed -use developments must be designed to accommodate commercial uses.

3.2.3 Building Types
Identify the suitable building type based on the location including (see Table 3.2-2):

1. "Main Street " (applicable to mixed-use areas within the District Place type as shown on Policy Plan Exhibits LU-04 and CD-01).

2. "Urban" (applicable to mixed-use areas outside the District Place type).

Table 3.2-2 Mixed- Use Building Types
TOP Land Use Place type Max Permitted Height Building Types Downtown 35 feet Main Street
Airport Metro/Entertainment 120 feet Main Street
Guasti 70 feet Main Street
South Euclid 70 feet Main Street
South Employment 70 feet Main Street
East Holt Blvd 70 feet Urban
Inland Empire Blvd 70 feet Urban
Infill 50 feet Urban
South of Riverside Drive 50 feet Urban
A. Main Street Massing and Façade Design
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Main Street Massing and Façade design standards are required in all mixed-use areas within the District Place type, as shown in the City's Policy Plan (Exhibits LU-04 and LU-05).

Massing Increments
Massing Increments shall appear as either distinct buildings or distinct parts of a single building.

Massing Standards.

Requirements
A. Building Façade along font lot line (300 feet max).

B. Building Façade alongside lot line (150 feet max).

C. Space between buildings (0 feet min).

D. Massing Increment (75 feet max).

E. Height Difference between Massing Increments (3 feet min).

F. Façade Break (10 feet x 10 feet min).

G. Upper-Level Setback (15 feet min).
a. Size of massing increments. Building facades that face public streets and are longer than 75 feet in length shall be divided into massing increments as follows:
i. The maximum length of a single massing increment shall not exceed 75 feet. ii. Single building projects less than 150 linear feet of street frontage shall have no massing increments applied.
iii. Single building projects between 150 and 250 linear feet of street frontage shall have at minimum 2 massing increments separated by a façade break.

B
C
Figure 3.2-1 Main Street: Massing Diagram
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iv. Single project buildings that have more than 250 linear feet of street frontage shall have 3 massing increments each separated by a façade break. b. Required difference in facade height . Adjacent massing increments must vary in façade height measured from the sidewalk to the eave, cornice, or parapet, using a minimum 1 massing strategy (see Figure 3.2-1 and Figure 3.2.2):
i. Vary number of stories.
ii. Vary the parapet height by a minimum of 3 feet.
iii. Incorporate tower element.
iv. Set back upper floor(s) a minimum 15 feet.
c. Articulation of massing increments. Individual massing increments shall be differentiated from one another using 3 of the following architectural strategies (see Figure 3.2-2 ):
i. Set façade increment back. Set the entire facade increment back a minimum of 3 feet.
ii. Base height. Vary the height of the building base of adjacent increments.

Figure 3.2-2 Main Street: Examples of Massing Strategies Diagram 421
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iii. Façade colors. Use different facade materials and/or colors. iv. Window type/configuration. Use different window types, configurations, and/or frame colors.
v. Presence/arrangement of façade elements. Vary the presence or arrangement of façade elements such as projecting balconies, recessed balconies, trellises, chimneys, and awnings.
d. Self-contained massing increments. Facade elements, such as window openings and balconies, shall not overlap the division between massing increments . e. Repeating massing increment design. A massing increment design may be repeated a maximum of 3 times on the same project elevation. Repeated massing increments may not be located immediately adjacent to each other .

Façade Composition
Facade Composition Standards.

Figure 3.2-3 Main Street: Massing Strategies
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a. Facade Grid. The window, door, and/or shopfront openings of each individual facade shall be organized into a grid as follows:
i. Horizontal alignment of elements. Rooflines, openings, and materials within each facade shall be aligned horizontally.
ii. Vertical Bays. The entirety of a building 's façade shall be clearly divided into vertical bays.
b. Multi-story building façades. Multi-story building
facades shall be designed to include a base,
middle, and top.
i. Base. Building base of entire ground floor for
buildings less than 5 stories or 25 feet for
buildings 5 stories or more, shall use a
minimum of 2 of the following strategies:
(a) Provide a string course at the
top of the first story;
(b) Specify base materials different
from rest of facade;
(c) Specify b ase colors different
from rest of facade;
(d) Provide a ground floor Arcade
or Gallery per ( Section 3.2
Architectural Façade
Elements).
ii. Middle. The middle of the building — the
facade of all floors located above the
base— shall be designed as follows:

Figure 3.2-5 Main Street: Multi-Story
Building Façade Diagram
Figure 3.2-4 Main Street: Façade Composition
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(a) Window and door openings shall be organized in bays per the façade fenestration standards of this section.
(b) If provided, attached façade elements such as balconies, bay windows, and projecting rooms, shall be designed per the façade fenestration standards of this section.
iii. Top. The façade elements that define the upper limits of the building — shall be designed as follows:
(a) The top of the building facade shall incorporate capping elements, such as a cornice, enhanced ornamentation, or a decorative parapet.

Fenestration Design
Fenestration Design addresses the p ercentage of window and door openings for ground floors a nd upper floors and glazing transparency.

Façade Fenestration Standards.
a. Minimum Fenestration. Facade designs shall include a minimum percentage of fenestration calculated as the total percentage of window and door area divided by the total area of that portion of the façade (see Figure 3.2-4):
i. Ground Floor: 70% minimum.
ii. Upper Floors: 15% minimum.

1. General to all floors. All window jambs/frames shall be set back a minimum of 2 inches back from the facade plane.

2. Specific to ground floors. Structural elements shall be visible on the exterior of ground floor facades to visually convey that the upper floors are supported. a. Ground floor windowsills on facades along the front lot line that face public streets shall be no higher than 3 feet above the adjacent grade. b. Ground floor bathroom windows are prohibited on facades that face front streets .

Figure 3.2-4 Main Street: Fenestration
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B. Urban massing and façade design
Urban massing and façade design standards are required for all multiple-family developments projects with 25 du/ac or more.

Massing Increments
Massing increments are visually discrete design compositions that are distinguishable from each other and have a coherent look and character from the ground to the top of the facade. Massing Increments appear as either distinct buildings or distinct parts of a single building.

Massing Standards
Element Standards Standards
A. Building façade along font lot line 400 feet max
B. Massing increment 150 feet max
C. Space between buildings 0 feet minimum
D. Façade setback (if elected) 10 feet x 10 feet minimum E. Building base height 15 feet minimum
F. Building façade alongside lot line 200 feet max
G. Height difference between massing Increments 3 feet minimum H. Upper-level setback from facade 15 feet minimum
a. Size of massing increments. Building facades along front and side lot lines that face public streets and are longer than 100 feet shall be divided into massing increments as follows:
i. The maximum length of a single massing increment shall not exceed 150 feet. ii. A minimum 2 distinct massing increments shall be provided.

Figure 3.2-9 Urban Massing
G
C
F
H
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b. Articulation of massing increments . Individual massing increments shall be differentiated from one another using a t minimum 1 of the following massing strategies:
i. Vary parapet height by a minimum of 3 feet.
ii. Increase number of stories.
iii. Set the upper floor or multiple upper floors back a minimum of 15 feet from the facade.
iv. Set the entire facade back a minimum of 10 feet for 20 feet. v. Incorporate tower element.
c. Massing increments with distinct facades. Massing increments that have distinct facades and shall appear as distinct buildings.
d. Repeating massing increment design. A massing increment design may be repeated on the same project elevation. Repeated massin g increments shall be separated by a distinct massing increment.

Figure 3.2-10 Urban: Examples of Massing Strategies Diagram 426
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Façade Composition
Façade composition standards address the design and arrangement of various building elevation elements that are applied to each massing increment, including window and door openings, attached and recessed façade elements such as bay windows, balconies, and arcades, and wall materials and colors.

Façade Composition Standards.

Multi-story building façades. The building facade shall be divided into a base and body as follows.
a. Base. Separate the building base (entire ground floor facade or first 2 floors of buildings 5 stories or taller) from the rest of the facade for a minimum of 15 feet (fewer than 5 stories) or 25 feet (5 stories or more) from grade, using a minimum 2 of the following strategies.
i. Provide a string course at the top of the first story. ii. Specify base materials different from rest of façade. iii. Specify base colors different from rest of façade. iv. Provide a ground floor Arcade or Gallery per Section 3.3 Architectural Façade Elements.
b. Body. The body of the building consists of the facade of all floors located above the base and shall be designed as follows:
i. Windows shall be organized in bays, bands, curtain wall, and/or grid of windows consistent with the Facade Fenestration Standards for the Urban massing type.
ii. Each massing increment must contain its entire facade composition without elements overlapping the division between increments. c. Strategies. The listed strategies show acceptable ways to differentiate massing increments:
i. Vary the height of the building body.
ii. Use different facade materials and/or colors.
iii. Use different window types/configurations.
iv. Diversify facade elements, including projecting balconies, recessed balconies, canopies, and awnings.

Fenestration Design
Fenestration Design addresses the percentage of window and door openings for ground floors and upper floors and glazing transparency.

Façade Fenestration Standards.
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Minimum Fenestration. Facade designs must meet a minimum fenestration percentage, calculated as the total window and door area divided by the total area of that part of the facade.
i. Ground floor.
a. Front lot line: 70% minimum.
b. All other frontages: 50% minimum.
c. Ground floor windowsills on facades along the front lot line shall be no higher than 3 feet above the adjacent grade.
d. Ground floor bathroom windows are prohibited on facades that face front lot line.
ii. Upper floors. 15% minimum.

3.2.4 Materials and Detailing
A. Building Materials

1. Prohibited materials.
a. Fiberglass or plastic (false) architectural or facade elements or ornamentations are prohibited.
b. Rough-cast and sand-finishes are prohibited on all building surfaces that are visible from a street.
c. Reflective materials, such as mirrored glass, shiny metal, and chrome, are allowed with the following exception:
i. Application to small areas (up to 50 sq ft or 2% of façade area, whichever is less) for signage highlighting, ensuring no glare nuisance to traffic, pedestrians, or neighboring buildings.

2. Combining materials. When combining 2 or more wall materials on 1 facade:
a. Place lighter weight materials above more substantial ones (e.g., glass above wood, wood above stucco, stucco above masonr y).
b. Vertical joints between different materials shall only occur at inside corners.

Figure 3.2-11 Urban: Fenestration Diagram
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B. Windows and Doors
Material and Types
a. Window recess. Windows shall be recessed in a manner that is specific to each building's architectural style but shall be no less than 2 inches for any style. b. Architectural style of detailing. Windows, doors, frames, colors, and styles shall be appropriate to the building 's architectural style in terms of window type, proportion, and color.
c. Materials. Windows and doors shall be made of wood, fiberglass, fiberglass -clad wood, aluminum clad wood, or metal.
d. Glazing. Glazing shall be clear glass with no more than ten percent daylight reduction (tinting). Reflective (mirrored) glazing is prohibited. e. Residential buildings. The following are applicable to multiple-family development types.
i. Vinyl or vinyl clad windows shall resemble wood windows (i.e., faux wood or engineered wood) in detailing and profile thickness and employ muted patterns and colors consistent with the building's architectural style. ii. Nail-on windows that are deeply set within their frame are permitted. iii. Muntins shall be of a substantial dimension (e.g., not flat) and shall be placed on the exterior of windows.
iv. Trim:
a) Window and door trim materials . Wood or cement fib er board.

Foam trim around windows is allowed. Foam trim around doors is prohibited.
b) Building trim materials. Wood, stone, cast stone, pre-cast concrete, glass fiber reinforced concrete, and cement fiber board. 429
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3.3 Architectural Façade Elements
The following architectural façade elements shall be incorporated into a development project to fulfill the requirements for façade articulation and/or articulation of massing increment defined in

3.2.3. Massing and Façade Design.

3.3.1 Arcade
Figure 3.3-1 Arcade
Element Standards Minimum Maximum
A. Depth 12 feet 16 feet
B. Distance from Property
Line
0 feet
C. Opening height, clear See Below
D. Overall height See Below
Design Standards.
a. Projection depth. The arcade projection depth from the ground floor facade shall be no greater than the height of the arcade opening (see Figure 3.3-1). b. Sidewalk depth beneath arcade. The covered sidewalk under the arcade shall be a minimum of 10 feet wide from the inside of the vertical support to the ground floor building face.
c. Entry element requirement. Arcades shall be combined with Shopfronts (defined in Section 3.4 Entry Elements).
d. Minimum openings and massing increments. Arcades shall be a minimum of 3 openings wide. The location where an arcade stops or changes in design or dimensions shall correspond to a change in massing increment ( Section 3.2.3.

Massing and Façade Design) for massing increment requirements). e. Vertical supports. Vertical supports may be piers, columns, or arches. The width of a vertical support shall not exceed 3 feet.
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f. Width of openings. The openings between vertical supports, as seen from the street, shall be taller than they are wide.
g. Shape and cadence of openings. Openings, whether rectangular or arched, must align with facade bays if present (vertical bays are mandatory for Main Street standards and optional for ot her massing types in Section 3. 2.3. Massing and Façade Design).
h. Vertical clearance. The minimum vertical clearance at each opening shall be a minimum of 12 feet, excluding decorative brackets, spandrels, and/or lower portions of arches.
i. Arcade height relative to interior building floor height. The height of the soffit inside the arcade s hall be no less than the height of the ceiling of the floor to which it corresponds.
j. Architectural style. Arcade detailing, including lighting, shall utilize the architectural style of the building.
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3.3.2 Gallery
Figure 3.2-2 Gallery
Element Standards Minimum Maximum
A. Depth, clear 10 feet 16 feet
B. Distance to property
line, clear
0 feet 5 feet
C. Opening height, clear 12 feet 2 floors
D. Overall height See Below
Design Standards.
a. Projection depth. The gallery projection depth from the ground floor facade shall be no greater than the height of the gallery opening (see Figure 3.2-2 "A"). b. Sidewalk depth beneath gallery. The covered sidewalk width under the gallery must be a minimum of 10 feet from the inside of the vertical support to the ground floor building face (see Figure 3.2-2 "A").
c. Minimum openings and massing increments. Galleries shall be a minimum of 3 openings wide. The location where a gallery stops or changes in design or dimensions shall correspond to a change in massing increment ( see Section 3.2.3.

Massing and Façade Design).
d. Vertical supports. Vertical supports may be piers or columns. The width of a vertical support shall not exceed 1 foot.
e. Width of openings. The openings between vertical supports, as seen from the street, shall be taller than they are wide.
f. Shape and cadence of openings. Openings may be rectangular but shall not be arched.
g. Vertical clearance. The minimum vertical clearance at each opening shall be a minimum of 12 feet, excluding decorative brackets and spandrels. 432
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h. Gallery height relative to interior building floor height. The height of the soffit inside the gallery shall be no less than the hei ght of the ceiling of the floor to which it corresponds.
i. Vertical alignment. Galleries may be single or double-story and shall correlate with building floors (see "D" in above figure).
j. Architectural style. Gallery detailing, including lighting shall utilize the architectural style of the building.
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3.3.3 Commercial Awning
Figure 3.2-3 Commercial Awning Diagram
Element Standards Minimum Maximum
A. Depth 4 feet Not Applicable
B. Clearance above
sidewalk
8 feet Not Applicable
C. Length See Below
Design Standards.
a. Encroachment. Commercial awnings may encroach into the setback or public right-of- way as defined in Division 6.01.010(D )(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Material. Commercial awnings shall be of a simple shed form, made of code - compliant fire-resistant canvas.
c. Width. Awning widths shall equal in size to shopfront opening widths. d. Prohibited lighting. Internally illuminated and back-lit awnings and any associated light diffusers are prohibited.
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3.3.4 Commercial canopy
Figure 3.2-4 Commercial canopy
Element Standards Minimum Maximum
A. Depth Not Applicable 3 feet
B. Minimum clearance
above ground
Not Applicable 12 feet
C. Length of terrace Not Applicable 150 feet
Design Standards.
a. Encroachment. Commercial canopies may encroach into the setback or public right-of- way as defined in Division 6.01.010(D)(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Form and material.Canopies shall beof a simple form, made of metal and/or glass. c. Support. Canopies shall be supported either from below by metal brackets, or from above by rods and wires that affix to the wall.
d. Width. Canopies may extend across multiple storefronts. 435
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3.3.5 Awning
Figure 3.2-5 Awning
Element Standards Minimum Maximum
A. Depth Not Applicable 3 feet
B. Clearance above ground 8 feet Not Applicable
C. Length See Below
Design Standards
a. Encroachment. Residential awnings may encroach into the setback or public right- of- way as defined in Division 6.01.010(D)(2): Encroachments into Required Setback Areas of the Ontario Development Code.
b. Material. Residential awnings shall be of a simple shed form, made of code - compliant fire-resistant.
c. Upper floors. Each individual awning shall cover no more than 1 window opening. 436
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3.3.6 Canopy
Figure 3.2-6 Canopy
Element Standards Minimum Maximum
A. Depth Not Applicable 3 feet
B. Minimum clearance from
landing
7 feet 8 feet
C. Length of terrace Not Applicable 8 feet

1. Design Standards
a. Material. Canopies shall be of a simple form, made of metal and/or glass. b. Support. Canopies shall be supported either from below by metal brackets, or from above by rods or wires that affix to the wall.
c. Upper floors. Each individual canopy shall cover no more than 1 window opening. 437
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3.4 Entry Elements
This section regulates the design of Building entry elements such as porches, dooryards, stoops, shopfronts, and lobby entries to the fulfill façade articulatio n requirements identified in Section

3.1.3. Massing and Façade Design.

3.4.1 Shopfront
Figure 3.4-1 Shopfront
Element Standards Minimum Maximum
A. Height to top of transom 12 feet 16 feet
B. Height to bottom of
canopy/awning
8 feet 10 feet
C. Width of each shopfront
bay
10 feet 25 feet
D. Height of shopfront base 1 foot 3 feet
E. Awning/Canopy Depth 4 feet Not Applicable
Design standards.
a. Vertical bays. Shopfront openings must align into bays, following the vertical bay specifications in Section 3. 2.3. Massing and Façade Design of main street standards.
b. Architectural façade elements.
i. Shopfronts in vertical mixed-use buildings may integrate with Galleries or Arcades.
ii. Visibility. Windowsills in non-entry bays shall not exceed 2 feet above grade. c. Setback use and design. Recessed shopfronts without dooryard, terrace, or porch designs shall extend to the property line.
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3.4.2 Lobby Entry
Figure 3.3-2 Lobby Entry
Element Standards Minimum Maximum
A. Height to top of transom 10 feet 20 feet
B. Height to bottom of
canopy/awning
8 feet Not Applicable
C. Distance to property line Not Applicable 20 feet
D. Awning/Canopy Depth 4 feet Not Applicable
Design Standards.
a. Lobby entries shall be visible and distinguishable from adjacent ground floor units and include a minimum of 1 of the following design strategies:
i. Center placement for symmetry.
ii. Prominent corner location.
iii. Incorporate 2 architectural elements (columns, overhanging roofs, canopies, awnings, or ornamental light fixtures).
iv. Recessed entry.
v. Entry framing.
b. Main Street massing types.
i. Lobby entries shall not exceed 20% of the frontage length. ii. Allocate the remaining length to shopfronts.
c. Visibility. Lobbies entries shall be visible from the public right of way as follows:
i. Windowsills shall be no higher than 2 feet above adjacent grade. ii. Internal shade devices such as blinds, shades, or curtains are pr ohibited. d. A f orecourt may be introduced to provide a transition between the entry and sidewalk (forecourt standards are discussed in Section 3.1.5 Open Space Standards).

C
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Chapter 4. Architectural styles
Below is a list of Architectural styles which shall be applied . A maximum of 1 architectural style shall be applied to each project.

4.1 Mission-Spanish Colonial Revival

4.2 Craftsman

4.3 American Mercantile

4.4 Tuscan

4.5 Modern

4.6 Farmhouse

4.1 Mission - Spanish Colonial Revival
Influenced by Spanish/Mediterranean and early Californian styles in the late 19th and early 20th centuries, the Spanish Colonial Revival style is asymmetrically arranged and includes low-pitched roofs covered with S -type clay red roofing tiles, wooden frames with stucco siding, and arches above doors, porch entries, and main windows.

Figure 4.1-1 Mission - Spanish Colonial Revival

4.1.1 Form and Massing
Façade Design (Apply all)
a. Asymmetrical façade/elevations.
b. Three or more roof planes.
c. A minimum of 50 percent of the units shall have balconies or window treatments (such as shutters or awnings).
d. Entrances are recessed a minimum 12 inches.
e. Additional details for projects ov er 4 stories, vertical mixed use, or with more than 15 buildings (requires 2 details):
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i. Include 2 add-on projections such as verandas, arcades, balconies, and exterior stairs.
ii. The ends of building massing's shall be stepped down. iii. One focal point, such as courtyard, tower, or fountain. iv. Apply wingwalls or columns on the ground level.

4.1.2 Roof
Roof Design (Apply all)
a. Low-pitched (4:12 maximum) cross - or side -gabled roofs. The pitch shall remain constant except for a veranda or arcade.
b. Red, fired, clay tile roofs. Tile types include both Spanish (S -shaped) and Mission (half-cylinder).
c. Hipped roofs shall only be used in combination with gables or on a tower element. d. Shed roofs are only used in conjunction with verandas. e. When a flat roof is used, it shall be screened by a parapet that is an extension of the wall plane or by a modified Mansard roof.

4.1.3 Materials and Colors
Materials and Colors (Apply all)
a. Roof tiles shall use terracotta, brown earth tones, or rustic red color palettes. b. White, cream, or tan s tucco wall with smooth (20/30) textured finish (i.e., hand troweled)
c. Wood shall be used as secondary wall material for the following and similar elements:
i. Posts and exposed beams.
ii. Railing, spindles, and grille work.
iii. Shutters, window frames, and doors.
d. If windows have shutters, the shutters' color shall match the accent color that is use for doors or decorative trim.
e. A minimum of 1 wrought-iron element (such as railings, hardware, and gates) shall be used.

4.1.4 Doors and Windows
Door and Windows (Apply all)
a. Accent windows shall be a minimum of 20 percent of the total windows. b. The primary facade shall include a minimum of 1 arched element. c. A minimum of 50 percent of the windows shall be casement windows. d. All entrance-door surrounds shall be banded with ce ramic tile, molded plaster, or painted accents.
e. All casement windows and double-hung windows shall have wood frames. f. Eighty percent of the windows shall have window muntins. 441
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4.1.5 Decorative Details
Decorative Details
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projects, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Entry/front porch or patio.
ii. Decorative tiles.
iii. Clay tile vents.
iv. Wrought-iron balcony railings or support brackets.
v. Dark-metal light fixture and hardwires.
vi. Paired wood (or wood simulated) garage doors with iron hardware . vii. Verandas, pergolas, or arcades.
viii. Exterior stairs.
ix. Awnings with metal spear supports.
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4.2 Craftsman
The Craftsman or California Bungalow style, originating from the early 20th-century Arts and Crafts movement. Notable features include the artful use of wood and natural materials, low -pitched roofs, horizontal orientation, earth -toned colors, expo sed rafters, decorative brackets, porches, and columns.

Figure 4.2-1 Craftsman

4.2.1 Form and Massing
Façade Design (Apply all)
a. Asymmetrical facades/elevations.
b. Three or more roof planes on the primary facade.
c. Front-facing gable roofs.
d. Street-facing units shall have balconies or porches. e. The front lot line façade shall have 2 to 3 materials/colors.

4.2.2 Roof
Roof Design (Apply all)
a. Low- to moderate-pitched gable or hipped roofs from 6:12 to 8:12. b. Overhanging eaves (minimum 24 inches along primary ele vation) with exposed rafter tails or beams.
c. Brackets or knee braces at gabled ends.
d. Use of imitation wood or asphalt shingles.

4.2.3 Materials and Colors
Materials and Colors (Apply all)
a. Brick or stone shall be used in the base.
b. Primary wall materials shall include dark -color wood shingles, clapboard siding, or fiber cement siding and natural materials such as stone or brick. c. Use of earth-toned color palette, such as browns and greens. 443
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d. The front lot line façade shall have a minimum 3 paint colors: 1 for the cladding ,1 for trim, and 1 for accents such as windows and decorative details.

4.2.4 Doors and Windows
Door and Windows (Apply all)
a. A minimum of 50 percent of the windows shall be casement windows. b. A minimum of 80 percent of the primary windows shall be multi -paned. c. A minimum of 2 types/shapes of windows shall be used. d. Utilize flat wood trims (typically 4½ inches or 5½ inches wide) around the primary windows and entry doors.
e. Window and door trim color shall be different with the color of the walls. f. Entry doors and garage doors shall have 1 row of vertical or horizontal glass panels.

4.2.5 Decorative Details
Decorative Details
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projects, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Stone pier and battered wood support.
ii. Exposed rafter tails and knee-brace brackets.
iii. Dormers on the front façade.
iv. Second-story balcony.
v. Decorative attic/gable vent.
vi. Light fixtures shall be box-shaped, with metal frame and geometric pattern . vii. Chimneys are visible at the exterior and arranged on a side elevation . viii. Stained-glass or transom windows.
ix. Covered front porches shall tapered pillars.
x. Ground-level windows shall have muntins.
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4.3 American mercantile
This building type began in the late 19th century when, in the process of identifying towns and cities, housing and offices were built over retail stores. This mixed-use strategy is still relevant today as the reurbanization of existing city centers becomes an established pattern.

Figure 4.3-1 American Mercantile

4.3.1 Form and Massing
Façade Design (Apply all)
a. Asymmetrical facades/elevations.
b. Simple, rectangular form.
c. Symmetrical placement of piers, columns, ground-floor storefronts, and openings on upper levels.
d. Transparent windows and doorways shall be no less than 80 percent of the street frontage at the ground level.
e. Multistory facades are divided into base, body, and top, with the ground floor taller than the upper floors.
f. Columns or lintels over openings.
g. Bases are articulated by changes in material or changes in wall plane. h. Minimal projections or recessions on wall plane.

4.3.2 Roof
Roof Design (Apply all)
a. Flat roof.
b. A projecting cornice or a receding, stepped parapet. c. Cornice and details mimic and reference historical detailing. d. Street-facing gable roof with roof pitches at minimum 5:12 unless concealed behind a parapet.
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4.3.2 Materials and Color s
Materials and Colors (Apply all)
a. Walls shall be composed of brick.
b. Decorative moldings, cornices, or an applied ornament of stone or cast concrete shall be used.
c. No more than 3 colors shall be used on any given facade. d. Stucco and clapboard is prohibited.

4.3.4 Doors and Windows
Door and Windows (Apply all)
a. Ground-floor windows and doors shall be large and expansive with a transom. b. Upper-floor windows shall be double -hung vertically and grouped with a rhythm consistent with the major storefront openings below.
c. Entrance shall have higher bays, recessed entries by a minimum of 3 feet, or different color/materials.
d. Upper-floor windows shall have window lintel and sill. e. Transom windows above the doors and windows on the ground level. f. Fifty percent of windows shall have muntins.
g. Upper floor windows shall have a minimum 2-inch recess.

4.3.5 Decorative Details
Decorative Details
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projec ts, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Awnings, canopies, and second-floor balconies.
ii. Pedimented windows.
iii. Wide window trim with a keystone.
iv. Double-bracketed cornice.
v. Gable roof.
vi. Roof finial.
vii. Transom above door and windows on the ground level. viii. Metal balcony railing.
ix. Canopy or awning.
x. Recessed entries.
xi. Cast-iron columns.
xii. Shopfront millwork.
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4.4 Tuscan
A blend of Spanish Revival and rural Italian elements, this interpretation of traditional Mediterranean architecture features stone and stucco, light earth tones, and red -tiled roofs.

Classical elements like columns, arches, and decorative ironwork enhance visual complexity.

Italianate references are evident in squared towers and projections. Features includ e porches, porticoes, and vertically oriented, recessed windows .

Figure 4.4-1 Tuscan

4.4.1 Form and Massing
Façade Design (Apply all)
a. Asymmetrical arrangement of windows and design elements along front lot line. b. Porches, porticoes and/or Juliet balconies.
c. Recessed entries (a minimum of 3 feet).

4.4.2 Roof
Roof Design (Apply all)
a. Flat or low-pitched hip or gable roof (maximum 6:12 slope). b. Red-toned clay tiles.
c. Multiple roof levels (at minimum 3).
d. Large overhanging eaves (minimum 12 inches) along primary elevation.

4.4.3 Materials and Colors
Materials and Colors (Apply all)
a. Incorporate rough-hewn stone as accent feature.
b. Flat stucco walls in light earth tones.
c. Use of earth-toned color palette.
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d. Brown or beige window frames.

4.4.4 Doors and windows
Doors and windows (Apply all)
a. Single- or double-hung windows shall be more horizontal in proportion, with six-over- six muntin patterns and 5½-inch-wide trim.
b. Casement windows shall be paired with four-pane patterns for smaller windows and eight-pane patterns for larger windows.
c. Vertically oriented rectangular or arched windows arranged in asymmetrical patterns.
d. Casement or double-hung sash with flat or arched lintels. e. Windows shall be recessed 3 to 12 inches.

4.4.5 Decorative details
Decorative details
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projects, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Juliet balconies.
ii. Rafter extensions and brackets.
iii. Stone or stucco window/door trim.
iv. Rectangular or arched wooden door.
v. Arcade or porch at entry.
vi. Decorative ironwork (window grilles, railings, light fixtures, decorative planters) . vii. Arched windows.
viii. Paired decorative wood shutters. Shutters shall be equal to half the width of the window. Shutter styles shall be paneled or louvered.
ix. Use of brick, stone, or wood columns.
x. Stucco or stone chimneys.
xi. Different-color wood trellis.
xii. Arched openings and doorways at the ground level . 448
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4.5 Modern
Modern architecture prioritizes clean lines, geometric shapes, and the use of unconventional or industrial materials such as glass, metal, concrete, steel, and reclaimed materials characterized by extensive large windows, contemporary buildings maxi mize natural light, and passive solar heating.

Figure 4.5-1 Modern

4.5.1 Form and Massing
Façade Design (Apply all)
a. An irregular, asymmetrical façade.
b. Rectangular structure.
c. Horizontal massing.
d. Straight and continuous lines.
e. Repeating lines and elements.

4.5.2 Roof
Roof Design. Flat or low-pitched roofs (4:12 slope max).

4.5.3 Materials and Colors
Materials and Colors (Apply all)
a. Use of raw and natural materials including wood, concrete, metal, and glass. b. Traditional materials (such as smooth stucco (20/30), wood, brick, and stone) shall be used as an accent material.
c. Minimum 2 materials on the building facade.
d. Use of color blocking for geometric forms and break up massing elements. e. Building facade shall incorporate a minimum of 2 of the following as an accent:
i. Awnings.
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ii. Popouts, trellis.
iii. Arbor structures.
iv. Balconies.

4.5.4 Doors and Windows
Door and Windows (Apply all)
a. Large glass doors and/or window openings.
b. Window wrapping around a corner of the building.
c. Narrow aluminum window frames.

4.5.5 Decorative Details
Decorative Details (Apply all)
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projects, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Metal balcony railings.
ii. Clerestory windows.
iii. Floor-to-ceiling glass door.
iv. Floor-to-ceiling glass windows on the ground level. v. Roof decks.
vi. Trellis shade structures.
vii. Metal awning.
viii. Roof overhang with exposed wood or steel frame.
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4.6 Farmhouse
Farmhouse style utilizes vertical or horizontal wood siding, monochrome colors with contrasting accents, minimal ornamentation, and medium to high -pitched roofs. Minimal detailing includes awnings, porches, and wall-mounted gooseneck lights.

Figure 4.6-1 Farmhouse

4.6.1 Form and Massing
Façade Design (Apply all)
a. Straight exterior lines, geometric form.
b. Asymmetrical massing with a gable at the front of the house. c. Repeating shapes and lines.
d. Gable roof creating a triangular wall on the ends.
e. Incorporate farm and ranch forms (i.e. barns, silos, sheds, tank houses, and granary towers).
f. Multiple gable and shed roof planes.
g. Geometric forms, industrial materials, and repetition. h. Covered porches and awnings to break up volumes between lower and upper floors.
i. Variation in projecting wall planes with a minimum 12 -inch depth. 451
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4.6.2 Roof
Roof Design (Apply all)
a. High-pitched gabled roof or shed roof (minimum 6:12 slope) . b. Intersecting gable roofs.
c. Dark asphalt shingle, metal roofs, or synthetic slate shingles. d. Triangular rooflines.
e. Large overhangs (minimum 2 feet in length) above the patio and garage.

4.6.3 Materials and Colors
Materials and Colors (Apply all)
a. Use metal, wood, or masonry.
b. Utilize board-and-batten siding, corrugated panels.
c. Monochrome accents of doors, windows, or architectural features. d. Stucco is permitted as an accent material.

4.6.4 Doors and Windows
Doors and Windows (Apply all)
a. Windows shall be double-hung with a proportion of 2 or 2½ times taller than wide. b. Groupings of 2 or 3 double-hung window units.
c. Multi-paned windows.
d. Accent trim around window and door openings.
e. Double-hung or casement windows.

4.6.5 Decorative Details
Decorative Details
a. All residential projects shall provide a minimum of 4 of the following; and b. Residential projects 4 stories and taller, mixed -use projects, or projects with more than 15 buildings shall provide a minimum of 6 of the following:
i. Wide front porch with simple columns.
ii. Covered patio.
iii. Shed or gabled dormers.
iv. Carriage-style garage doors.
v. Dark shutters and window sashes.
vi. Gable brackets, vents, and trim.
vii. Iron-inspired barn-style lighting.
viii. Metal awnings without sides.
ix. Gooseneck light fixtures at the entrance.
x. Large doors and windows to maximize natural light .
xi. Multi-paned windows on the ground-level windows and doors. 452
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Chapter 5. Administration

5.1 Administration of Standards
This chapter provides methodology for the implementation of the Objective Design Standards, including administration, project approval, and appeals. The responsibilities of the City of Ontario Planning Staff shall include administering, interpreting, and enforcing all requirements and standards of this document.

Any terms not defined herein and any issues affecting the design and development of the subject project area not specifically addressed in the ODDS shall be governed by the provisions of the Ontario Development Code.

5.1.1 Interpretation and Severability
Unless otherwise provided herein, any ambiguity concerning the content or application of the Objective Design Standards shall be resolved by the City of Ontario Executive Director Community Development (Director) or his / her designee in a manner consistent with the goals, policies, purpose, and intent established in this document. If any portion of these standards i s declared to be invalid or ineffective in whole or in part, such decision shall not affect the validity of the remaining parts of the remaining portions thereof.

5.1.2 Reference Documents
 The Ontario Plan
 City of Ontario Development Code

5.2 Glossary of terms
Alley. A narrow, low-capacity thoroughfare with 1 shared lane and no parking lanes which provides secondary access to all Lots within a Block. Driveways, Parking Aisles, and Fire Lanes are not Alleys.

Arbor (entrance arbor). A wooden structure that is intended to define an entrance into an on-site outdoor space, such as a front yard or parking lot.

Arcade. A facade with a ground floor colonnade supporting the upper stories of the building, intended to provide shade, glare control, and weather protectio n.

Bay. A facade division comprised of groupings of vertically aligned facade elements, such as shopfronts, windows, awnings, and wall materials that are stacked 1 above the other. Bays can be differentiated from 1 another by changes in material, color, an d/or use of architectural elements such as pilasters.
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Bay Window. A window or series of windows projecting from the exterior wall of a building and forming an extension, or bay, of the room. Subject to the requirements of the regulating zone, bay windows may encroach into the setback or public right -of-way.

Block. An aggregation of Lots, Passages, Carless Streets, and driveways which are bound on all sides by Streets. Block dimensions are measured along private Street Rights -of-way.

Building Base. The lowermost portion of a building facade that is distinctly differentiat ed from upper floors or upper wall surfaces. The base of mixed-use buildings consists of the ground floor or, for taller buildings, an ensemble of the first 2 floors. The base of multi-family or office buildings can consist of the entire ground floor, or a low band (three to 4 feet high) comprised of different materials or colors than upper wall surfaces.

Building Length. The length of the building as measured parallel to the front property line Court. A semi -public, shared open space within a lot, for use by more than 1 resident or commercial tenant. Courts generally provide visitor access from the street to dwellings, retail, or office spaces, and/or buildings within the lot that lack direct access from the street. The degree of enclosure or openness of th e court may vary, as per the requirements of each zone and the design intent of the project designer.

Director. The Director of Community Development, or designee.

Drive Aisle. A vehicular lane within a parking lot that provides access to the individual parking spaces.

Driveway. A vehicular lane within a lot that leads to onsite parking.

Encroachment: Structure extending into a required setback area.

Facade: Exterior wall of a building adjacent to a street or public open space.

Facade Increment: Visually distinguished complete facade composition.

Fenestration: Transparent glass openings in a building face.

Fire Lane: On-site right of way for emergency vehicle access.

Forecourt: Open space extension into a lot, defined by building faces.

Frontage, Private: Building facade and area between it and property line along a street.

Frontage, Public: Area between street-adjacent property line and the first travel lane.

Gallery: Ground-floor colonnade providing shade, glare control, and weather protection.

Green: Publicly accessible open space at the intersection of streets, landscaped for recreation.

Ground Floor: Building floor nearest to the existing grade around the building.

Height, Building: Height measured from finished grade at any property line along the street. 454
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Loggia: Colonnaded or arcaded space within a building, open to the air on 1 side.

Lot: Portion of land for allowed development, synonymous with "property" or "design site." Lot Line: Front, side, or rear boundary of a lot, synonymous with property line.

Massing (or Facade) Increment : Segment of a building facade divided into visually discrete compositions.

Passage: A pathway designed for pedestrians on a property, like a Paseo, but may not extend through an entire block.

Parking Court: A public space between buildings designed for surface parking.

Pergola: A wooden structure intended to provide shade or define an entrance into an on -site outdoor space.

Pier, Shopfront: The vertical elements on either side of a shopfront bay.

Place Types: A classification of urban environments based on streetscape and building character, including attributes such as building placement, height, frontage, land use, density, and streetscape design.

Plaza: An open space at the intersection of important streets for civic and commercial activities.

Sizes range from one -half (1/2) acre to 2 acres, defined by surrounding buildings and typically paved with arranged shade trees. Amenities may include fountains an d food kiosks.

Primary Access: The principal means of approaching and entering a building or property.

Primary entrances: Typically referring to front doors, including direct access into a ground floor residential unit, nonresidential space, common lobby, or zaguan leading to a court.

Privacy Windows: Windows that are either opaque and unopenable or start a t minimum 6 feet from the floor.

Public Open Space : Off-street outdoor space owned by the city for public use or on a private parcel adjacent to a right of way, functioning as a public space.

Publicly Accessible : Open spaces or streets open/available to the public, whether publicly or privately owned.

Shopfront: A ground -floor frontage assembly with large transparent windows, a conspicuous entrance leading directly into the unit, spatially defined by vertical elements called piers.

Side, Lot Line: Any property line shared with a neighboring property when there is no public open space between them.

Side yard: The portion of a parcel extending from the front property line to the rear property line and between the side property line and the closest side of the principal building. It may also be designed as open space.
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Story height: The vertical distance from floor to ceiling, measured from the top of the floor finish to the bottom of the ceiling joists for the topmost story.

Street: A right of way defined as a street, excluding paseos, driveways, parking aisles, fire lanes, and alleys.

Street, Front: The side of the lot adjacent to a street, a property may have multiple fronts.

Street, Side: (Applicable only to corner lots) The side of the lot adjacent to a street or public open space that is not considered the front.

Trellis: A wood or metal frame supporting thin overhead wooden or metal strips or latticework, providing shade and supporting climbing plants. It may be freestanding.

5.3 Checklist
Reserved for future use
456
Department: Economic Development
Prepared By: Charity Hernandez
Staff Member Presenting: Jennifer McLain
Hiramoto, Economic Development Director
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 13
SUBJECT:

A PUBLIC HEARING TO CONSIDER ADOPTING A RESOLUTION OF NECESSITY FOR

THE ACQUISITION BY EMINENT DOMAIN OF A FEE SIMPLE INTEREST IN CERTAIN REAL PROPERTY LOCATED AT 301 NORTH EUCLID AVENUE FOR THE GRANADA

THEATER REVITALIZATION PROJECT

CITY OF ONTARIO
Agenda Report
May 21, 2024
SECTION:

PUBLIC HEARINGS

RECOMMENDATION:

That the City Council conduct a public hearing and adopt a Resolution of Necessity declaring that the acquisition of a fee simple interest in certain real property located at 301 North Euclid Avenue, more particularly described as Assessor Parcel No. 1048-566-07 ("Property"), is necessary for the rehabilitation of the Historic Granada Theater.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Encourage, Provide or Support Enhanced Recreational, Educational, Cultural and Healthy City Programs, Policies and Activities
Focus Resources in Ontario's Commercial and Residential Neighborhoods Invest in the Growth and Evolution of the City's Economy FISCAL IMPACT:

If approved, appropriations will be included in the next Annual Budget to City Council for approval as needed for acquisition costs. The deposit necessary to ﬁle the Resolution of Necessity for prejudgment possession of the Property is approximately $3,295,000.

BACKGROUND & ANALYSIS:

The City of Ontario is in the process in revitalizing its historic downtown into an 18-hour day, which means there will be a variety of eateries, retailers, and activities from morning to night. As part of this, the City is also attracting day-time employees and more residents through new mixed-use and apartment development to support the new businesses anticipated to open in Ontario.

The Property, at 301 North Euclid Avenue, consists of one parcel located on the northwest corner of Euclid Avenue and “C” Street in Ontario, California, as shown in Exhibit 1.

The City obtained an appraisal of the Property from Bradford D. Thompson, MAI, AI-GRS, SR/WA, and Scott J. Thompson, MAI, AI-SRS, SR/WA of Thomson & Thompson Real Estate Valuation and Consulting Inc., and made an oﬀer of just compensation to the property owners for the acquisition pursuant to California Government Code section 7267.2.

A litigation guarantee was ordered to determine and conﬁrm the identity of the record owner. Following 457
a standard public records request and due diligence search for ownership information, a notice of this public hearing was mailed to the affected property owner.

The power of eminent domain is used by the City only as a last resort to obtain interests necessary for projects after 1) negotiations have stalled, or 2) the owner has requested that the City proceed directly to eminent domain for tax or other advantages, or 3) the eminent domain process is necessary to clear title to the property. In this case, an oﬀer of just compensation was made to the owner for the full Fair Market Value, as determined by an independent appraisal. California’s deﬁnition of Fair Market Value is one of the most inclusive deﬁnitions in the United States and requires the appraiser to consider the highest and best use of the property and to consider the highest price a willing buyer and seller would agree to. The City’s appraisal must use this definition of Fair Market Value.

Here, the property is currently the subject of a quiet title lawsuit, which resulted in the property being placed in receivership. The City’s oﬀer was communicated to both the receiver and the owner. The receiver is in the process of being discharged, and City Staﬀ and legal counsel will continue with eﬀorts to negotiate a voluntary acquisition with the owner.

DESCRIPTION OF PROPERTY TO BE ACQUIRED:

The Property affected by the proposed acquisition is located within the City of Ontario, 301 North Euclid Avenue, Ontario, California 91764, and more particularly described as Assessor Parcel Number 1048-556-07.

HEARINGS AND REQUIRED FINDINGS:

The recommended actions of the City Council pertain to the acquisition of a fee simple interest in the Property owned by Overland Direct, Inc., a Nevada corporation.

A true and correct of the legal definition, legal description, and map of the Property sought to be acquired is attached to the Resolution of Necessity as Exhibit A.

California eminent domain law provides that a public entity may not commence an eminent domain proceeding until its governing body has adopted a Resolution of Necessity, which resolution may only be adopted after the governing body has given each party with an interest in the aﬀected property or their representatives a reasonable opportunity to appear and be heard on the following matters:
1 .

The public interest and necessity require the proposed project. 2 .

The project is planned or located in the manner that will be most compatible with the greatest public good and the least private injury.
3 .

The real property to be acquired is necessary for the project. 4 .

The offer of just compensation has been made to the property owner.

Since an agreement has not been reached with the property owner, it is necessary to acquire the property by eminent domain to meet critical project deadlines. Pursuant to Section 1245.235 of the California Code of Civil Procedures, a notice of this hearing was sent by ﬁrst class mail on May 3, 2024, to the record owner, and stated the City’s intent to consider the adoption of a resolution, the right of the property owner to appear and be heard and notice that failure to ﬁle a written request to appear may result in a waiver of the right to appear and be heard.

The above four required findings are addressed as follows:

The Public Interest and Necessity Require the Proposed Project The Property is improved with a commercial/oﬃce/theater building known as the Historic Granada Theater, Local Landmark No. 23, designated on January 20, 1998. The building was built between 1926 458
and 1927 and contains 22,000 gross square feet, has three ﬂoors and a small basement area. In its current state, the Property is underutilized and dilapidated. The Theatre is an important element to the future of Downtown Ontario. Given its rich history dating back to the 1920s, and the potential to oﬀer community programming that will support the economic development goals of downtown, the City seeks to acquire a full fee interest in the Property to allow for the rehabilitation and activation of the Historic Granada Theater. Essential public programming in the theater will include activities such as practices and performances by the local symphony, use by our Recreation & Community Services Theater troupe, hosting authors and scholars for lecture series, and hosting library summer reading performers.

The Project is Planned or Located in a Manner That Will be Most Compatible With the Greatest Public Good and the Least Private Injury
The proposed Project will support the City Council’s goals and objectives and implement land use and development goals as stated in the Policy Plan component of the General Plan. The proposed Project is intended to minimize impacts on performing private assets in Historic Downtown Ontario particularly along Euclid Avenue while allowing for joint development opportunities with investment partners. The Property to be acquired is best suited for the Project and will cause the least private injury. To move this Project elsewhere would require signiﬁcant land use policy changes, cause a greater impact on local property owners, and would effectively be cost prohibitive.

The Real Property to be Acquired is Necessary for the Proposed Project The Property aﬀected by the proposed acquisition is located within the City of Ontario, at 301 North Euclid Avenue, Ontario, CA 91764, Assessors Parcel No. 10480-566-07 (owned by Overland Direct Inc.).

The acquisition is necessary to allow for the Historic Granada Theater Rehabilitation Project,

in Ontario,
California.

The Offer of Just Compensation Has Been Made
An appraisal was prepared by Bradford D. Thompson, MAI, AI-GRS, SR/WA, and Scott J. Thompson, MAI, AI-SRS, SR/WA of Thomson & Thompson Real Estate Valuation and Consulting Inc., to establish the Fair Market Value of the fee interest of each Property the City is seeking to acquire. An oﬀer of just compensation was made to the record owners to purchase the fee interest in the Property to be acquired, as established by the approved appraisal and as required by Section 7267.2 of the California Government Code. Although negotiated settlements may still be possible for the fee interests cited above, it would be appropriate to commence the procedures to acquire the necessary interest through eminent domain.

ENVIRONMENTAL ANALYSIS:

Pursuant to the State of California Environmental Quality Act Guidelines Section 15183 there has been compliance by the City with the requirements of the California Environmental Quality Act.
459
RESOLUTION NO. ________

A RESOLUTION OF NECESSITY OF THE CITY COUNCIL OF THE CITY

OF ONTARIO, CALIFORNIA, FOR THE ACQUISITION BY EMINENT

DOMAIN OF A FEE SIMPLE INTEREST IN CERTAIN REAL PROPERTY LOCATED AT 301 NORTH EUCLID AVENUE, IN ONTARIO, SAN

BERNARDINO COUNTY, CALIFORNIA, MORE PARTICULARLY
DESCRIBED AS APN: 1048-566-07, FOR PUBLIC PURPOSE.

WHEREAS, the City of Ontario (the "City") proposes to acquire, by eminent domain, a fee simple interest in certain real property located at 301 North Euclid Avenue, in the City of Ontario more particularly described as Assessor Parcel Number 1048-566- 07, for the Granada Theater Revitalization Project in the City of Ontario, San Bernardino County, California, pursuant to the authority granted to it by Section 37350.5 of the California Government Code; and
WHEREAS, pursuant to Section 1245.235 of the California Code of Civil Procedure, the City scheduled a public hearing for Tuesday, May 21, 2024, at 6:30 p.m. at the Ontario City Hall, Council Chambers, 303 East “B” Street, Ontario, California, and gave to each person whose property is to be acquired and whose name and address appeared on the last equalized county assessment roll, notice and a reasonable opportunity to appear at said hearing and be heard on the matters referred to in Section 1240.030 of the California Code of Civil Procedure; and WHEREAS, said hearing has been held by the City and each person whose property is to be acquired by eminent domain was afforded an opportunity to be heard on said matters; and
WHEREAS, the City may now adopt a Resolution of Necessity pursuant to Section 1240.040 of the California Code of Civil Procedure.

NOW, THEREFORE, THE CITY DOES HEREBY RESOLVE AND DECLARE AS FOLLOWS:

SECTION 1. Compliance with California Code of Civil Procedure and California Environmental Quality Act. There has been compliance by the City with the requirements of Section 1245.235 of the California Code of Civil Procedure and is found to be categorically exempt pursuant to State Guidelines Section 15331 of the California Environmental Quality Act.

SECTION 2. Public Use. The public use for which the real property interest is being acquired is for the Granada Theater Revitalization Project in the City of Ontario, San Bernardino County, California. Section 37350.5 of the California Government Code authorizes the City to acquire by eminent domain real property necessary for such purposes.

SECTION 3. Description of Property. Attached and marked as Exhibit A is 460
the legal definition, legal description and map of the interest to be acquired by the City, which describes the general location and extent of the property to be acquired with sufficient detail for reasonable identification.

SECTION 4. Findings. The City hereby finds and determines each of the following:
(a) The public interest and necessity require the proposed project; (b) The proposed project is planned or located in the manner that will be most compatible with the greatest public good and least private injury; (c) The property defined, described and depicted in Exhibit A is necessary for the proposed project;
(d) The offer required by Section 7267.2 of the California Government Code was made.

SECTION 5. Use Not Unreasonably Interfering with Existing Public Use:

Some or all of the real property to be acquired may be subject to easements and rights- of-way appropriated to existing public uses. The legal descriptions of these easements and rights-of-way are on file with the City and describe the general location and extent of the easements and rights-of-way with sufficient detail for reasonable identification. In the event the herein described use or uses will not unreasonably interfere with or impair the continuance of the public use as it now exists or may reasonably be expected to exist in the future, counsel for the City is authorized to acquire the fee interest subject to such existing public use(s) pursuant to Section 1240.510 of the California Code of Civil Procedure.

SECTION 6. More Necessary Public Use. Some or all of the real property to be acquired may be subject to easements and rights-of-way appropriated to existing public uses. To the extent that the herein described use or uses will unreasonably interfere with or impair the continuance of the public use as it now exists or may reasonably be expected to exist in the future, the City finds and determines that the herein described use or uses are more necessary than said existing public use. Counsel for the City is authorized to acquire the real property appropriated to such existing public use(s) pursuant to Section 1240.610 of the California Code of Civil Procedure. Staff is further authorized to make such improvements to the real property being acquired that it determines is reasonably necessary to mitigate any adverse impact upon the existing public use.

SECTION 7. Further Activities. Counsel for the City is hereby authorized to file legal proceedings necessary to acquire the hereinabove described real property in the name of and on behalf of the City by eminent domain, and counsel is authorized to institute and prosecute such legal proceedings as may be required in connection therewith. Legal counsel is further authorized to take such steps as may be authorized and required by law, and to make such security deposits as may be required by order of court, to permit the City to take possession of and use said real property at the earliest 461
possible time. Counsel is further authorized to correct any errors or to make or agree to non-material changes in the legal description of the real property that are deemed necessary for the conduct of the condemnation action or other proceedings or transaction required to acquire the subject real property.

SECTION 8. Effective Date. This Resolution shall take effect upon adoption.

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

PASSED, APPROVED, AND ADOPTED this 21st day of May, 2024. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
____________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
____________________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
462

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. 2024- was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held May 21, 2024 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. 2024- duly passed and adopted by the Ontario City Council at their regular meeting held May 21, 2024. _____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
463

EXHIBIT A

464
Schedule A
Liability: S15,000.00 Premium: $420.00

1. Name of assured:

City of Ontario

2. Date of Guarantee: 9/15/2021

3. This Litigation guarantee is furnished solely for the purposes of facilitating the Filing of an action to:

Receivership purposes

4. The Estate or interest in the land which is covered by this Guarantee is:

A Fee

5. Title to the Estate or interest in the land is vested in:

Overland Direct, Inc.

6. The Land referred to in this Guarantee is described as follows:

Lots 10, 11, and 12, Block 28, Town of Ontario, in the City of Ontario, County of San Bernardino, State of California, as per Map recorded in Book 9, Page 43, of Maps, in the office of the County Recorder of said County.

Parcel No.: 1048-566-07
Also Known as: 301 North Euclid Avenue
Ontario CA 91762
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Description: San Bernardino,CA Assessor Map - Book.Page 1048.56 Page 1 of 1 Only Order: 150-2284384-05 Comment:

THIS MAP SHOULD BE USED FOR REFERENCE PURPOSES ONLY. NO LIABILITY IS ASSUMED FOR THE ACCURACY OF THE DATA SHOWN. PARCELS MAY NOT COMPLY WITH LOCALARIVISION OR BUILDING ORDINANCES.

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466

EXHIBIT “1”
301 NORTH MOUNTAIN AVENUE

467

Ontario City CouncilMay 21, 2024

Ontario City Council
May 21, 2024