Agenda packet — Ontario City Council, April 15, 2025 (part 4 of 5)

Light spill to the neighboring areas should be
minimized where feasible.
• Shielded fixtures that minimize sky
Figure 32: Reeds and Grasses Palette
glow, glare, and light trespass should be
used. While up-lighting may be allowed to
accentuate certain architectural features and
landscaping, care should be taken to make
sure that such features minimize sky glow.
• Lighting fixtures should complement
the façade and be of a style that suits the
architectural style of the building.
• The use of energy-efficient light-emitting
diode (LED) lighting fixtures should be
considered to reduce energy consumption
and maintenance costs.
• Motion sensors should be installed where
appropriate to activate lighting only when
needed, promoting energy conservation.
• Lighting provision during project
construction should be in accordance with
Ontario Municipal Code, Title 4, Chapter
11, Section 4-11.11, Construction site security
provisions.
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52 EMPIRE GROVES SPECIFIC PLAN

5.2.6 Sign Program
Informational signs may be installed throughout
the Specific Plan Area to provide information
about the businesses, such as development
name, logo, conference center, and retail uses
as well as for general advertising or marketing
purposes. Other directional and wayfinding
signage may be provided in addition to
informational signs. Below are the signage
guidelines to assist with the review and approval
of proposed project signage. An exhibit detailing
the locations and types of signs will be required
as part of the review and approval process
for the project’s sign program which shall
comply with Chapter 8 of the City of Ontario’s
Development Code, as further outlined in
Chapter 5.2.6.2 Sign Program Approval Process,
herein.

Digital Advertising Signs are allowed integrated
into the design of the building. The Digital
Advertising Signs may display products, brands,
and businesses associated with the commercial
uses in the development as well as offsite
advertisements, City sponsored events, and
public service announcements. An approved
Development Agreement or Master Sign
Program and user agreement shall be required
in accordance with the Ontario Development
Code to establish development standards for
design, approved content, sign area, location
and use.

5.2.6.1 Signage Guidelines
• Signage may display messages or images
utilizing a series or grid of lights that may
be changed by electronic means, including
cathode ray, LED display, plasma screen,
liquid crystal display (LCD), LED embedded,
architectural glass fiber optic, or other
electronic media or technology.
• Signs may be illuminated by external and/
or internal light sources.
• Use of exposed neon lighting and fiber
optics shall be prohibited.
• Signage colors, materials, and finishes shall
complement those used on the architecture
on-site.
• No sign shall be installed, relocated, or
maintained so as to prevent entry or exit out
of any door.
• No sign installation shall create a safety
hazard by obstructing views of pedestrian
and vehicular traffic.
• Any sign installation in a pedestrian
pathway shall leave a clear 5-foot space for
pedestrian movement.
• No signs shall be located within a required
easement unless an encroachment permit
has been authorized by the affected utility.
• No sign shall obstruct access to fire
hydrants, fire department connection, or fire
department access roads.
• Signs that audibly advertise, identify, or
provide direction to a use or activity are
prohibited.
• Signs exhibiting or displaying content of
an obscene, indecent, or immoral nature or
unlawful activity are prohibited.
• Entry monument signage may be used to
identify each development in the Specific
Plan Area. Entry monuments shall be
designed in accordance with City of Ontario
Traffic and Transportation Guidelines for
monument placement.
• Signage shall be employed to identify
a center and tenants within a center,
direct vehicular traffic, and provide on-site
wayfinding for pedestrians.
• Each business is permitted one wall sign
on each side that is visible from the street,
size and placement of these signs will
be reviewed as part of the sign program
approval process.

5.2.6.2 Sign Program Approval Process
The developer will submit a sign program
for projects in the Specific Plan Area in
accordance with City requirements. The
discretionary approval of a sign program will
be in accordance with the of the City of Ontario
Development Code.
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53 05 | DESIGN GUIDELINES
Deviations from the sign program may be
allowed to accommodate the design guidelines
in Section 5.2.5 Signage Guidelines of this
document.

The developer will provide the following to the
City:

1. Completed sign program application and
filing fee.

2. Three copies of the sign program. The sign
program shall be prepared in 8½” X 11” or 11” X
17” format, and shall include the following:
a. A master plan, drawn to scale,
delineating the site proposed to be
included in the sign program and the
general location of all signs.
b. Drawings indicating the exterior surface
details of all buildings within the site
upon which wall signs, directory signs,
or projecting signs are proposed to be
located.
c. Proposed color schemes of the signs.

5.2.7 Privacy and Security Screening
Privacy screening or fencing is designed to shield a
property from external view, preventing onlookers from
seeing into private spaces of the development. They
are intended to safeguard a property by preventing
unauthorized entry, trespassing, or intrusion.
• Peripheral walls and fences shall comply with Section

6.02.025 of the Ontario Development Code.
• Landscape screening, walls, or fencing shall be a
minimum of 6 feet and a maximum of 8 feet high.
• Walls should use brick, slump stone, tile, textured
concrete, stucco on masonry, or steel framing that is
complementary to the building materials used in the
façade of the building. Plain concrete block walls (i.e., precision block) or chain-link fencing with inserts are not permitted.
• Landscape hedges should be at least 2 feet wide.
• Wall, wrought iron, tubular steel fencing, or other
transparent type of fencing or walls should use
decorative columns, pilasters, or other architectural
elements to provide relief and break the monotony.
• All non-transparent perimeter walls and/or fences
should be treated with anti-graffiti paint or vines on
the roadside and should incorporate landscaping
whenever possible.
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54 06 Implementation
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55 06 | IMPLEMENTATION

6.1 Applicability
The provisions and regulations contained in
this Specific Plan provide the standards for
land uses and development located within
the Specific Plan Area. The Specific Plan
supersedes otherwise applicable City of Ontario
development standards and regulations unless
stated otherwise in this document. Whenever
the provisions and development standards
contained in the Specific Plan conflict with
those contained in the City of Ontario Zoning
Code, the provisions of the Specific Plan shall
take precedence. Where the Specific Plan does
not address such provisions, the City of Ontario
Zoning Code shall apply.

6.2 Severability
In the event that any provision of this
Specific Plan or its application to any person
or circumstance is held to be invalid or
unconstitutional by any court of competent
jurisdiction, such portions shall be deemed
separate, distinct, and independent, and shall
not affect the validity of the remaining provisions
of this Specific Plan or applications thereof,
which can be implemented without the invalid
provision or application.

6.3 Interpretation
The Planning Director or his/her designee is
authorized by the City of Ontario to interpret,
administer, and enforce the provisions of the
Empire Groves Specific Plan. The provisions
of this Specific Plan shall be interpreted in a
manner consistent with the goals, policies,
purpose, and intent established in the Empire
Groves Specific Plan.

6.4 Development Review
The procedures and regulatory provisions
necessary to administer the development
review procedures for applicable properties,
structures, and uses located within the Empire
Groves Specific Plan Area shall be subject to
the requirements as set forth herein and in
accordance with Chapter 6.0: Development and
Subdivision Regulations of the City of Ontario
Development Code.

The Specific Plan is reviewed by the Planning
Director or his/her designee and Development
Advisory Board. Any suggested revisions will be
discussed and made as appropriate. It will then
be reviewed by the City of Ontario Planning
Commission and approved and adopted by the
City Council. Once adopted, the Empire Groves
Specific Plan forms the legal framework for the
evaluation of development applications.

6.5 Financing
All on-site improvements will be undertaken and
financed by the developer. The costs for related
off-site improvements shall be the responsibility
of either the developer or the City as defined
further in the conditions of approval and
Development Agreement.

6.6 Maintenance
Responsibilities
Maintenance of all improvements within the
Specific Plan Area, including private/quasi-
public open space and recreation facilities;
private driveways; circulation; landscape;
and WQMP, BMPs, and private drainage
infrastructure (underground infiltration
chambers and CDS Units) will be the
responsibility of the applicant. Maintenance of
the public ROW including sidewalk areas in the
immediate vicinity of the Specific Plan Area will
also be the responsibility of the City.

6.7 Specific Plan
Amendments
Amendments to the Empire Groves Specific
Plan may be requested by the applicant or
by the City at any time pursuant to Section
685
56 EMPIRE GROVES SPECIFIC PLAN
65453(a) of the California Government Code.

Amendments shall be processed pursuant to
the provisions of the Government Code for
specific plan amendments. In the event the
proposed amendment requires supplemental
environmental analysis pursuant to CEQA, the
applicant will be responsible for preparation of
the necessary CEQA documentation. Below are
the processes of minor and major amendments
to this Specific Plan.

6.7.1 Minor Amendments
Minor amendments to the development
standards and design guidelines of a
Specific Plan are permitted under City of
Ontario Municipal Code Sec. 4.02.080. These
amendments require a discretionary review
process, which can be initiated by either the
developer or the City of Ontario. Approval
may be granted by the Planning Director or
their designee, as specified in the Ontario
Development Code, Division 2.02, Table 2.02.1,
(Section B, item 12). Any modifications must
align with the intent of the originally approved
Specific Plan, be in substantial conformance
with it, and not be detrimental to public health,
safety, and welfare. No further approval will be
necessary.

Some examples of minor amendments are listed
below.
• Changes to Specific Plan boundary,
provided the total acreage of the affected
area does not increase or decrease the total
acreage by more than 15 percent.
• Additions, deletions, or modifications to
Table 3, Allowable Uses, which lists the
permitted and conditionally permitted uses in
the Specific Plan Area, provided the Planning
Director determines the changes to be
consistent with the objectives and intent of
the Specific Plan and therefore minor.
• Minor adjustments to design guidelines
including conceptual architecture, landscape,
signage, and lighting.
• Minor adjustments to landscape materials,
wall materials, wall alignment, entry design
and streetscape design that are consistent
with the conceptual design set forth in the
specific plan’s development standards and
design guidelines.
• Revisions to infrastructure facility sizing
and precise location for dry utilities, water,
sewer, and storm drainage improvements
subject to approval of the City Engineer.
• Revisions to roadway alignments when the
change results in a centerline shift of less
than 250 feet.
• Other adjustments or revisions of similar
nature to those listed above that do not
substantially change the intent or character
of the Specific Plan and are deemed minor
by the Planning Director.

6.7.2 Major Amendments
Specific amendments that are more substantial
in nature than minor adjustments and include
changing any regulation, general provision,
procedure, or other provision will be considered
a major adjustment to the Specific Plan and
shall be subject to a formal Specific Plan
Amendment application process pursuant to
Section 4.01.035 of the Ontario Development
Code and California Government Code Section
65450, et seq.

If the proposed amendment requires
supplemental environmental analysis pursuant
to CEQA, the applicant shall adhere to the City’s
adopted procedures and CEQA Guidelines.
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57 06 | IMPLEMENTATION

6.8 CEQA Review
City of Ontario is defined as the lead agency under CEQA based on its authority to approve the Empire Groves
Specific Plan. Prior to an approval of a project within the Specific Plan Area, the City Council will be required to certify the associated environmental document.

California Public Resources Code Section 21081.6 also
requires public agencies to adopt a Mitigation Monitoring and Reporting Program to ensure that mitigation measures are implemented. Prior to a Certification of Occupancy
for any building located within the Specific Plan Area, the Planning Director or his/her designee, as appropriate, shall confirm that applicable mitigation measures have been
implemented in accordance with the approved plans.
687
58 A
Consistency
with General
Plan Update

APPENDIX
688
59689

Appendix A: General Plan Consistency Analysis
Land Use Element
GOAL
LU‐1
A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.

Policies

LU‐1.1
Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City. (Link to Mobility Element Policies M2‐M‐2.1, M3‐M‐3.3; Community Design Element Image and Identity Section; Community Design Policies CD‐3.1, CD‐

3.3, CD‐3.6)
Consistent: The Specific Plan is in a planned growth area (Guasti District) per the General Plan.

LU‐1.2
Sustainable Community Strategy. We integrate state, regional, and local Sustainable Community/Smart Growth principles into the development and entitlement process.

Consistent: The Specific Plan integrates many sustainable and smart growth strategies. It supports multimodal transportation in the area.

LU‐1.3 Adequate Capacity. We require adequate infrastructure and services for all development. Consistent: Adequate existing infrastructure is available for the Specific Plan.

LU‐1.4
Multimodal Mobility. We require development and urban design, where appropriate, that reduces reliance on the automobile and capitalizes on active transportation, transit, electric vehicles, and multimodal transportation opportunities (Link to Mobility Element Policies M‐2.1, M‐3.3; Community Design Element Policy CD‐2.6, CD‐3.1, CD‐3.3, CD3.6).

Consistent: The Specific Plan is a mixed‐use plan. It supports multimodal transportation planning projects in the area. It includes provisions for bicycle parking, electric vehicle charging stations, and other amenities.

LU‐1.5
Jobs‐Housing Balance. We coordinate land use, infrastructure, and transportation planning and analysis with regional, county, and other local agencies to further regional and subregional goals for jobs‐housing balance. (Link to Community Economics Element Policy CE‐1.1; Mobility Element Policy M‐1.6)
Consistent: The Specific Plan is a mixed‐use plan with Hotel and Local Serving Retail uses and will contribute to a substantial number of jobs in the area which leads to jobs‐housing balance.

LU‐1.6
Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario. (Link to Community Economics Element Complete Community Section; Community Design Element Urban, Mixed Use, and Transit‐oriented Place Types Section)
Consistent: The Specific Plan is primarily commercial and does not include housing. However, it is designed to create job opportunities for residents within the City. This approach contributes to the development of complete communities by fostering local employment and supporting the overall economic growth of the area.
690

LU‐1.7
Revenues and Costs. We require future amendments to our Land Use Plan to be accompanied by analyses of fiscal impacts. (Link to Community Economics Policy CE‐3.2)
Consistent: The Specific Plan will be financed by the developer.

GOAL
LU‐2 Compatibility between a wide range of uses and resultant urban patterns and forms.

Policies

LU‐2.1
Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests.

Consistent: The Specific Plan will not have any adverse impacts on the adjacent properties. It will contribute positively as the adjacent properties include a conference center, airport, and other hotel properties that are complementary to this development.

LU‐2.2
Buffers. We require new uses to provide mitigation or buffers between existing uses where potential adverse impacts could occur. Additional mitigation is required when new uses could negatively impact environmental justice areas. (Link to Community Design Element)
Consistent: Although this area is classified as an environmental justice area according to Cal Enviroscreen 4.0, it is not residential. The high pollution burden, largely due to the nearby airport, contributes to its high score. The Specific Plan incorporates sustainable strategies and is a mixed-use plan. It supports multimodal transportation projects in the area and includes provisions for bicycle parking, electric vehicle charging stations, and other amenities.

LU‐2.3
Hazardous Uses. We regulate the development of industrial and similar uses that use, store, produce, or transport toxic substances, air emissions, other pollutants, or hazardous materials. (Link to Safety Element Hazardous Materials & Waste Section, including Policies S‐6.4 and S‐6.5) Consistent: There are no hazardous materials stored, produced, or transported to the site. Standard cleaning and laundry services for the hotel are provided.

LU‐2.4 Regulation of Nuisances. We regulate the location, concentration, and operation of potential nuisances. N/A
LU‐2.5 Regulation of Uses. We regulate the location, concentration, and operation of uses that have impacts on surrounding land uses. N/A

LU‐2.6
Infrastructure Compatibility. We require infrastructure to be aesthetically pleasing and in context with the community character.

Consistent: The Specific Plan will add new sidewalks and landscaping along Holt Boulevard and Guasti Road, a corner plaza at the intersection and the entrance court with heavy landscaping, all of which will contribute to the aesthetically pleasing surroundings.

LU‐2.7
Inter‐jurisdictional Coordination. We maintain an ongoing liaison with ONT, Caltrans, Public Utilities Commission, the railroads, and other agencies to help minimize impacts and improve the operations and aesthetics of their facilities.

N/A
LU‐2.8 Transitional Areas. We require development in transitional areas to protect the quality of life of current residents. N/A

LU‐2.9
Methane Gas Sites. We require sensitive land uses and new uses on former dairy farms or other methane‐producing sites be designed to minimize health risks.

N/A
691

LU‐2.10
Sensitive Uses. We monitor and share information with the community about stationary and non‐stationary emission sources. We encourage siting and design of facilities to minimize health and safety risks on existing and proposed sensitive uses, especially in environmental justice areas.

N/A

LU‐2.11
Context‐Aware Transitions and Connections. We require new development projects and land‐planning efforts to provide context‐aware and appropriate transitions and connections between existing and planned neighborhoods, blocks, sites, and buildings. (Link to Community Design Element Policies CD‐

1.1, CD‐1.3, CD‐3.4)
Consistent: The Specific Plan complements the adjacent properties, including a conference center, airport, and other hotel properties. Therefore, the proposed development is context‐aware with appropriate transitions and connections.

GOAL
LU‐3

Staff, regulations and processes that support and allow flexible response to conditions and circumstances in order to achieve the Vision.

Policies

LU‐3.1
Development Standards. We maintain clear development standards which allow flexibility to achieve our Vision and provide objective standards that ensure predictability and deliver the intended physical outcomes. (Link to Community Design Element Design Quality and Urban, Mixed Use, and Transit‐oriented Place Types Sections)
Consistent: The development standards chapter provides mandatory provisions that are intended to achieve the vision of the Specific Plan and provide for objective standards that are measurable. The design guidelines however are not mandatory and provide flexibility.

LU‐3.2 Design Incentives. We offer design incentives to help projects achieve the Vision. (Link to Community Design Element) N/A

LU‐3.3
Land Use Flexibility. We consider uses not typically permitted within a land use category if doing so improves livability, reduces vehicular trips, creates community gathering places and activity nodes, and helps create identity.

Consistent: The Specific Plan development standards include bicycle facilities and includes bike rentals as a permitted use that may aid in the reduction of vehicular trips. The Specific Plan is a mixed‐use development and provides for local serving retail and restaurants that will also help reduce trips. The Local Serving Retail area has a public plaza and outdoor seating which contributes to community gathering places. The hotel features gathering areas and landscaping both within and around the property, enhancing the overall appeal of the area.

GOAL
LU‐4 Development that provides short‐term value only when the opportunity to achieve our Vision can be preserved.

Policies

LU‐4.1 Commitment to Vision. We are committed to achieving our Vision but realize that it may take time and several interim steps to get there.

Consistent: The plan is consistent with Guasti District's vision within the Ontario Plan.
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LU‐4.2

Interim Development. We allow development in urban, mixed use, and transit‐ oriented Place Types that is not immediately reflective of our ultimate Vision for the Place Type, provided it can be modified or replaced when circumstances are right to support development aligned with the Place Type Vision. We will not allow development that impedes, precludes, or compromises our ability to achieve our Vision. (Link to Community Economics Element Policy CE‐2.3; Community Design Element Policy CD‐1.2; Community Design Element Urban, Mixed Use, and Transit‐oriented Place Types section).

Consistent: The Specific Plan is a mixed‐use plan with Hotel and Local Serving Retail uses and transit‐ supportive use.

LU‐4.3 Infrastructure Timing. We require that the necessary infrastructure and services be in place prior to or concurrently with development. Consistent: The necessary infrastructure and services either exist or will be in place to support development within the Specific Plan.

LU‐4.4
Shared Infrastructure. We encourage and facilitate the use of shared infrastructure (including shared or managed parking) in urban, mixed use, and transit‐oriented Place Types. (Link to Community Design Element Policy CD‐

3.6)
Consistent: The Specific Plan is a mixed‐use plan with Hotel and Local Serving Retail uses and transit‐ supportive use. The parking areas are shared. The ULI shared parking analysis has provided on‐site parking for the entire development. The plaza area at the intersection of Holt Boulevard and Guasti Road is a public plaza.

GOAL
LU‐5 Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.

Policies

LU‐5.1
Coordination with Airport Authorities. We collaborate with FAA, Caltrans Division of Aeronautics, airport owners, neighboring jurisdictions, and other shareholders in the preparation, update, and maintenance of airport‐related plans.

Consistent The Specific Plan is consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan. The Specific Plan includes uses compatible with surrounding land uses and adjacent properties.

LU‐5.2
Airport Planning Consistency. We coordinate with airport authorities to ensure The Ontario Plan is consistent with state law, federal regulations, and/or adopted master plans, and airport land use compatibility plans for ONT and Chino Airport.

Consistent: The Specific Plan is consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan. The Specific Plan includes uses compatible with surrounding land uses and adjacent properties.

LU‐5.3 Airport Impacts. We work with agencies to maximize resources to mitigate the impacts and hazards related to airport operations – their homes.

LU‐5.4
ONT Growth Forecast. We support and promote an ONT that accommodates 30 million annual passengers and 1.6 million tons of cargo per year, as long as the impacts associated with that level of operations are planned for and mitigated.

N/A
LU‐5.5 Airport Compatibility Planning for ONT. We create and maintain the Airport Land Use Compatibility Plan for ONT. Consistent: The Specific Plan is consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan.
693

LU‐5.6
Alternative Process. We fulfill our responsibilities and comply with state law with regard to the Alternative Process for proper airport land use compatibility planning.

Consistent: The Specific Plan is consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan.

LU‐5.7
ALUCP Consistency with Land Use Regulations. We comply with state law that requires general plans, specific plans, and all new development to be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public‐use airport.

Consistent: The Specific Plan is consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan. The allowable height is within the range (100' to 150') as prescribed by Airport Land Use Compatibility Plan.

LU‐5.8 Chino Airport. We will support the creation and implementation of the Airport Land Use Compatibility Plan for Chino Airport. N/A
Housing Element
GOAL
H‐1
Stable neighborhoods of quality housing, ample community services and public facilities, well‐maintained infrastructure, and public safety that foster a positive sense of identity.

Policies

H‐1.1
Housing Rehabilitation. We support the rehabilitation, maintenance, and improvement of single‐family, multiple‐family, and mobile homes through code compliance, removal of blight where necessary, and provision of rehabilitation assistance where feasible.

N/A: The Specific Plan is a mixed‐use plan with Hotel and Local Serving Retail uses. It does not include housing.

H‐1.2
Neighborhood Conditions. We direct efforts to improve the long‐term sustainability of neighborhoods through comprehensive planning, provision of neighborhood amenities, rehabilitation and maintenance of housing, and community building efforts.

Consistent: The Specific Plan has a Local Serving Retail component with a public plaza that will contribute to neighborhood amenities. Development within the Specific Plan will contribute to a substantial number of jobs in the area and lead to jobs‐housing balance and community building efforts.

H‐1.3
Community Amenities. We shall provide adequate public services, infrastructure, open space, parking and traffic management, pedestrian, bicycle, and equestrian routes and public safety for neighborhoods consistent with City master plans and neighborhood plans.

Consistent: The Specific Plan has a Local Serving Retail component with a public plaza that will contribute to neighborhood amenities. The Specific Plan will create a pedestrian realm with wide, buffered, and landscaped sidewalks that will contribute to pedestrian safety.

H‐1.4
Historical Preservation. We support the preservation and enhancement of residential structures, properties, street designs, lot configurations, and other reminders of Ontario’s past that are considered to be local historical or cultural resources.

N/A: There are no local historical or cultural resources within the Specific Plan.

H‐1.5
Neighborhood Identity. We strengthen neighborhood identity through creating parks and recreational outlets, sponsoring neighborhood events, and encouraging resident participation in the planning and improvement of their neighborhoods.

Consistent: The hotel is envisioned to be a world‐class hotel with high aesthetic value creating identity for the neighborhood. Additionally, it will provide paid event space in the form of banquet halls as well as restaurants.

Additionally, it includes a public plaza in the Local Serving Retail portion of the Specific Plan.
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GOAL
H‐2
Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario.

Policies

H‐2.1
Corridor Housing. We revitalize transportation corridors by encouraging the production of higher density residential and mixed‐uses that are architecturally, functionally, and aesthetically suited to corridors.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses. It does not include a residential component. However, development within the Specific Plan will contribute to a substantial number of jobs in the area and lead to jobs‐housing balance.

H‐2.2
Historic Downtown. We foster a vibrant historic downtown through facilitating a wide range of housing types and affordability levels for households of all ages, housing preferences, and income levels.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses. It does not include a residential component.

H‐2.3
Ontario Airport Metro Center. We foster a vibrant, urban, intense, and highly amenitized community in the Ontario Airport Metro Center Area through a mix of residential, entertainment, retail, and office‐oriented uses.

The Specific Plan is within the Ontario Airport Metro Center and provides for a commercial mixed‐use development with Hotel and Local Serving Retail.

H‐2.4
Ontario Ranch. We support a premier lifestyle community in the Ontario Ranch, distinguished by diverse housing, highest design quality, and cohesive and highly amenitized neighborhoods.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses. It does not include a residential component.

H‐2.5
Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices, and other best practices.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses It does not include a residential component.

H‐2.6
Infill Development. We support the revitalization of neighborhoods through the construction of higher‐density residential developments on underutilized residential and commercial sites.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses It does not include a residential component.

GOAL
H‐3
A City regulatory environment that balances the need for creativity and excellence in residential design, flexibility and predictability in the project approval process, and the provision of an adequate supply and prices of housing.

Policies

H‐3.1
Incentives. We maintain incentive programs that can be offered to projects that provide benefits to the community such as exceptional design quality, economic advantages, environmental sustainability, or other benefits that would otherwise be unrealized.

N/A

H‐3.2
Flexible Standards. We allow flexibility in the application of residential and mixed‐use development standards in order to gain benefits such as exceptional design quality, economic advantages, sustainability, or other benefits that would otherwise be unrealized.

Consistent: The development standards for mixed‐use development are flexible and provide for high quality development.

H‐3.3
Development Review. We maintain a residential development review process that provides certainty and transparency for project stakeholders and the public, yet allows for the appropriate review to facilitate quality housing development.

N/A
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H‐3.4
Financial Incentives. We consider financial incentives to facilitate and encourage the production, rehabilitation or improvement of housing, or provision of services where such activity furthers housing and community‐ wide goals.

N/A
GOAL
H‐4
Increased opportunities for low‐ and moderate‐income households and families to afford and maintain quality ownership and rental housing opportunities, including move‐up opportunities. Inclusive communities, racial equity, fair housing choice, and access to opportunity.

Policies

H‐4.1
Preservation of Affordable Apartments. We strive to facilitate the preservation of the affordability of publicly assisted apartments for lower‐ income households through financial assistance, technical assistance, rehabilitation, and collaborative partnerships.

N/A

H‐4.2
Homeownership Opportunities. We increase and expand homeownership rates for lower‐ and moderate‐income households by offering financial assistance, low‐interest loans, and educational resources, and by working in collaboration with partnerships.

N/A

H‐4.3
Rental Assistance. We support the provision of rental assistance for individuals and families earning extremely low, very low, and low income with funding from the state and federal government.

N/A

H‐4.4
Mixed‐income Housing. We encourage the integration of affordable housing in the Ontario Ranch, Ontario Airport Metro Center Area, and existing neighborhoods.

N/A

H‐4.5
Collaborative Partnerships. We support collaborative partnerships of nonprofit organizations, affordable housing developers, major employers, and for‐profit developers to produce affordable housing.

N/A

H‐4.6
Fair Housing. We further fair housing by prohibiting discrimination in the housing market, lifting barriers that restrict access to housing, and providing education, support, and enforcement services to address discriminatory practices.

N/A
GOAL
H‐5
A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age, or other status.

Policies

H‐5.1
Senior Housing. We support the development of accessible and affordable senior housing and provide financial assistance for seniors to maintain and improve their homes.

N/A

H‐5.2
Family Housing. We support the development of larger rental apartments that are appropriate for families with children, including, as feasible, the provision of services, recreation, and other amenities.

N/A
696

H‐5.3
Disabled People. We increase the supply of permanent, affordable, and accessible housing for people with disabilities, and provide assistance to allow them to maintain and improve their homes.

N/A

H‐5.4
Homeless People. We partner with nonprofit partners to provide emergency shelters, transitional housing, permanent supportive housing, and supportive services for people who are homeless.

N/A

H‐5.5
Supportive Services. We financially support organizations, as feasible, that provide support services that meet the needs of those with special needs and further the greatest level of independence.

N/A

H‐5.6
Partnerships. We collaborate with nonprofit organizations, private developers, employers, government agencies, and other interested parties to develop affordable housing and provide support services.

N/A
Parks and Recreation Element
GOAL
PR‐1 A system of safe and accessible parks that meets the needs of the community.

Policies

PR‐1.1
Access to Parks. In all new residential development areas, we strive to provide a park and/or recreational facility within walking distance (¼ mile) of every residence and prioritize the establishment of parks in environmental justice areas that do not have adequate access to parks.

N/A: The Specific Plan is a commercial mixed‐use plan with Hotel and Local Serving Retail uses. Although this area is classified as an environmental justice area according to Cal Enviroscreen 4.0, it is not residential and does not include a residential component. However, the plan encourages the improvement of and connection to Cucamonga Creek Trail and improvements of Holt Boulevard and Guasti Road which will contribute to the safe and comfortable mobility between the Specific Plan and surrounding uses.

PR‐1.2 Adjacency to Schools. We examine locating parks adjacent to school sites to promote joint‐use opportunities.

N/A: The Specific Plan does not include a residential component so there is no impact on the location of schools.

PR‐1.3
Funding. We shall seek outside, one‐time sources of funding for capital improvements and reserve ongoing City funds primarily for operations and maintenance.

N/A

PR‐1.4 Joint‐use Opportunities. In areas where there is a need but no City recreational facility, we explore joint‐use opportunities. (e.g., school sites).

N/A

PR‐1.5
Acreage Standard. We strive to provide 5 acres of parkland (public and private) per 1,000 residents. Consistent. The Specific Plan contributes to both public and private open space. Please see below for the Public/Private landscape area breakdown:
‐ Level 1: Public landscape (not including driveways):28,621 sq ft; Private ‐ landscape:205,335 sq ft
‐ Level 3: Private landscape: 57,365 sq ft
‐ Level 9: Private landscape: 32,119 sq ft
697

PR‐1.6
Private Parks. We expect development to provide a minimum of 2 acres of developed private park space per 1,000 residents. Consistent. The Specific Plan contributes to both public and private open space. Please see below for the Public/Private landscape area breakdown:
‐ Level 1: Public landscape (not including driveways):28,621 sq ft; Private ‐ landscape:205,335 sq ft
‐ Level 3: Private landscape: 57,365 sq ft
‐ Level 9: Private landscape: 32,119 sq ft
PR‐1.7 Special Needs/Universal Design. We attempt to provide recreational opportunities at parks for people of all ages and abilities.

Consistent. The Specific Plan aims to design all public realm and open space facilities with Universal Design standards.

PR‐1.8 Renovation. We examine renovating existing facilities prior to building replacement facilities. N/A: This is a new development Specific Plan.

PR‐1.9 Phased Development. We require parks be built in new communities before a significant proportion of residents move in. N/A: The Specific Plan does not have a residential component PR‐1.10 Master Plans for Individual Park Facilities. We require an individual park master plan for parks in excess of 10 acres. N/A
PR‐1.11 Environmental Function of Parks. We require new parks to meet environmental management objectives. N/A: The development is not a parks project.

PR‐1.12 Trails. We promote connections between parks and local trails including those managed by other public agencies.

N/A: The development is not a parks project, but the Specific Plan is supportive of connections to the Cucamonga Creek Trail.

PR‐1.13 Equestrian Trails. We require the design, construction, and maintenance of equestrian trails in Rural Residential designated areas.

N/A

PR‐1.14
Multi‐family Residential Developments. We require that new multi‐family residential developments of five or more units provide recreational facilities or open space, in addition to paying adopted impact fees.

N/A: The development is not a residential project.

PR‐1.15
Trail Connectivity. We strengthen and improve equestrian, bike, and multipurpose trail connections within the City and work to improve trail connections into adjacent jurisdictions.

Consistent: The development is supportive of connections to the Cucamonga Creek Trail.

PR‐1.16
Equestrian Master Plan. We use Homer Briggs Park as the primary focal point for the development of a Master Plan of Equestrian Trails in the Rural Residential area.

N/A
GOAL
PR‐5
A range of recreational programs provided by public, private, and nonprofit organizations that meet the needs of the community’s varied interests, age groups, and abilities.

Policies

PR‐2.1 Participation. We program park facilities to maximize utilization and participation, while considering park size, location, and population served.

N/A: The development is not a parks project.
698

PR‐2.2 Needs Assessment. We track the needs and priorities for recreational programming and look for ways to meet demand. N/A: The development is not a parks project.

PR‐2.3 Community Involvement. We involve the local community in planning programs for neighborhood and community park facilities. N/A: The development is not a parks project.

PR‐2.4
Access to Programs. We provide a range of recreational and physical exercise programs that are accessible to residents of all income levels throughout the community and prioritize establishing and maintaining equitable access for residents in environmental justice areas.

N/A: Although this area is classified as an environmental justice area according to Cal Enviroscreen 4.0, it does not include residential and is not a parks project.

However, the Specific Plan incorporates sustainable strategies and public open space. The plan also encourages the improvement of and connection to Cucamonga Creek Trail. Additionally, public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road contribute to walkability and connectivity to surrounding areas.

PR‐2.5
Partnerships. We partner with local and regional agencies, nonprofit organizations, and the private sector to provide a comprehensive range of recreational programs.

N/A
PR‐2.6 Crime Deterrents. We promote and participate in recreational programming as part of our crime prevention effort. N/A
Environmental Resources Element
GOAL
ER‐1 A reliable and cost‐effective system that permits the City to manage its diverse water resources and needs.

Policies

ER‐1.1
Local Water Supply. We increase local water supplies to reduce our dependence on imported water. New and redevelopment projects are aligned with our available water supply and/or to enhance our available water supply.

Consistent: Development within the Specific Plan is consistent with General Plan and will not impose water demand beyond that analyzed in the General Plan.

ER‐1.2 Matching Supply to Use. We match water supply and quality to the appropriate use. N/A

ER‐1.3
Conservation and Sustainable Water Supply. We work with regional water providers and users to conserve water and ensure sustainable local water supplies as more frequent droughts reduce long term local and regional water availability

N/A

ER‐1.4 Supply‐Demand Balance. We require that available water supply and demands be balanced.

Consistent: Development within the Specific Plan is consistent with General Plan and will not impose water demand beyond that analyzed in the General Plan.

ER‐1.5
Water Resource Management. Environmental justice areas are prioritized as we coordinate with local agencies to protect water quality, prevent pollution, address existing contamination, and remediate contaminated surface water and groundwater.

N/A
699

ER‐1.6
Urban Run‐off Quantity. We encourage the use of low impact development strategies, including green infrastructure, to intercept run‐off, slow the discharge rate, increase infiltration, and ultimately reduce discharge volumes to traditional storm drain systems.

Consistent: Development within the Specific Plan will use native or drought‐tolerant landscaping techniques and will incorporate LID where feasible.

ER‐1.7 Urban Run‐off Quality. We require the control and management of urban run‐ off, consistent with Regional Water Quality Control Board regulations.

Consistent: Development within the Specific Plan will use native or drought‐tolerant landscaping techniques and will incorporate LID where feasible.

ER‐1.8
Wastewater Management. We require the management of wastewater discharge and collection consistent with waste discharge requirements adopted by the Regional Water Quality Control Board.

Consistent: Development within the Specific Plan will be consistent waste discharge requirements adopted by the Regional Water Quality Control Board.

GOAL
ER‐2 A cost effective, integrated waste management system that meets or exceeds state and federal recycling and waste diversion mandates.

Policies
ER‐2.1 Waste Diversion. We shall meet or exceed AB 939 requirements. Consistent: Development within the Specific Plan will comply with state requirements.

ER‐2.2 Hazardous and Electronic Wastes. We prohibit the disposal of hazardous and electronic waste into the municipal waste stream pursuant to state law.

Consistent: Development within the Specific Plan will comply with state requirements.

ER‐2.3 Purchase Products Made from Recycled Materials. We purchase recycled‐ content products where it is cost effective.

Consistent: Development within the Specific Plan will purchase products made from recycled materials where feasible ensuring competitiveness in the market or adherence to industry standards.

GOAL
ER‐3
Cost‐effective and reliable energy system sustained through a combination of low impact buildings, site and neighborhood energy conservation, and diverse sources of energy generation that collectively helps to minimize the region’s carbon footprint.

Policies

ER‐3.1 Conservation Strategy. We require conservation as the first strategy to be employed to meet applicable energy‐saving standards.

Consistent: Development within the Specific Plan will aim to conserve energy to the extent feasible based on market competitiveness and industry standards.

ER‐3.2
Green Development– Communities. We encourage the use of the LEED Neighborhood Development rating system, or similar mechanism, to guide the planning and development of all new communities.

Consistent: Development within the Specific Plan will use many sustainable practices such as shared parking, drought‐tolerant landscaping, transit‐supportive design, mixed‐use development, pedestrian support, electric charging stations, bike parking facilities, provision of open spaces, heat island reduction, light pollution reduction, enhanced indoor air quality strategies, low‐emitting materials, daylighting, and other techniques that are consistent with the LEED Neighborhood Development rating system.
700

ER‐3.3
Building and Site Design. We require new construction to incorporate energy efficient building and site design strategies, which could include appropriate solar orientation, maximum use of natural daylight, passive solar, and natural ventilation.

Consistent: The building maximizes the site's potential for appropriate solar orientation, maximum use of natural daylight, passive solar, and natural ventilation. The main façade of the building is on the south which receives maximum sunlight. Being a hotel with a double‐loaded corridor, the rooms are also oriented toward the north. Vertical architectural fin walls are used for solar control as well as architectural element.

ER‐3.4
Green Development– Public Buildings. We require all new and substantially renovated City buildings in excess of 10,000 square feet achieve a LEED Silver Certification standard, as determined by the U.S. Green Building Council.

N/A: The Specific Plan is not a City building.

ER‐3.5
Fuel‐Efficient and Alternative Energy Vehicles and Equipment. We require purchase and use vehicles and equipment that are fuel efficient and meet or surpass state emissions requirements and/or use renewable sources of energy.

Consistent: Any new vehicles owned for the use of the hotel will meet or surpass state emissions requirements and/or use renewable sources of energy.

ER‐3.6 Generation‐ Renewable Sources. We promote the use of renewable energy sources (e.g., solar, wind, biomass) in public and private sector development.

Consistent: Development within the Specific Plan will consider using renewable energy sources.

GOAL
ER‐4 Improved indoor and outdoor air quality and reduced locally generated pollutant emissions.

Policies

ER‐4.1
Land Use. We reduce GHG and other local pollutant emissions through compact, mixed use, and transit‐oriented development and development that improves the regional jobs‐housing balance.

Consistent: The Specific Plan is a mixed‐use development with a hotel and retail area and will contribute to a substantial number of jobs in the area and lead to a jobs-housing balance.

ER‐4.2
Sensitive Land Uses. We prohibit the future siting of sensitive land uses within the distances defined by the California Air Resources Board for specific source categories, without sufficient mitigation.

N/A

ER‐4.3
Greenhouse Gases (GHG) Emissions Reductions. We will reduce GHG emissions in accordance with regional, state, and federal regulations. Consistent: The Specific Plan is a mixed‐use development with a hotel and retail area. It is transit supportive as it is located in the vicinity of Metrolink and Amtrak Stations and BRT route. It encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail. The land uses allow for bike rental and repair facilities in the Local Serving Retail area. It also has an electric charging station in the parking areas. All of the above contribute to the lowering of GHG.
701

ER‐4.4
Indoor Air Quality. We will comply with State Green Building Codes relative to indoor air quality. We seek funding to improve indoor air quality for households with poor indoor air quality, with priority for lower income households in environmental justice areas.

Consistent: The indoor building materials will comply with State Green Building Codes.

ER‐4.5
Transportation. We promote mass transit and non‐motorized mobility options (walking, biking) to reduce air pollutant emissions. Consistent: The Specific Plan is a mixed‐use plan with hotel and retail uses. It is transit‐supportive as it is located in the vicinity of Metrolink and Amtrak Stations and BRT route. It encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail. The land uses allow for bike rental in the Local Serving Retail area. It also has an electric charging station in the parking areas. All of the above contribute to reducing air pollutant emissions.

ER‐4.6 Particulate Matter. We support efforts to reduce particulate matter to meet State and Federal Clean Air Standards.

Consistent: The development will comply with State and Federal Clean Air Standards.

ER‐4.7
Other Agency Collaboration. We collaborate with other agencies within the South Coast Air Basin to improve regional air quality at the emission source, with a particular focus on sources that affect environmental justice areas in Ontario.

N/A

ER‐4.8
Tree Planting. We protect healthy trees within the City and plant new trees to increase carbon sequestration and help the regional/local air quality. We expand the tree canopy in environmental justice areas to enhance air quality and reduce the “heat island” effect.

Consistent: The Specific Plan includes a number of new trees (See landscaping concepts) that will contribute to enhancing air quality and reducing the “heat island” effect.
702

ER‐4.9
New Localized Air Pollution Sources Near Existing Sensitive Receptors. We require new developments to conduct a Health Risk Assessment for land uses that generate more than 100 trucks per day or 40 trucks per day by trucks operating transportation refrigeration units (TRU's) within 1,000 feet from sensitive land uses (California Health and Safety Code § 42705.5(a)(5)). If the health risk assessment determines the new development poses health hazards that increase the incremental cancer risk above the threshold established by the South Coast Air Quality Management District (AQMD), we will only approve permits upon the condition that adequate mitigation measures are proposed and implemented for potential impacts on the sensitive uses around the site and along the route within Ontario taken by the trucks to and from freeways. We require new developments that must perform a health risk assessment to conduct additional public outreach by sending notifications in multiple languages to all residents living within 500 feet and encourage hosting a public meeting.

N/A
GOAL
ER‐5 Protected high value habitat and farming and mineral resource extraction activities that are compatible with adjacent development.

Policies

ER‐5.1
Habitat Conservation Areas. We support the protection of biological resources through the establishment, restoration, and conservation of high‐quality habitat areas.

N/A: There are no biological resources within the Specific Plan.

ER‐5.2
Entitlement and Permitting Process. We comply with state and federal regulations regarding protected species. N/A: There are no protected species within the Specific Plan.

ER‐5.3
Right to Farm. We support the right of existing farms to continue their operations within the Ontario Ranch. N/A

ER‐5.4
Transition of Farms. We protect both existing farms and sensitive uses around them as agricultural areas transition to urban uses. N/A

ER‐5.5
Mining Operations. We prohibit future mining operations where the resource extraction activities are incompatible with existing or proposed adjacent land uses.

N/A
703

Community Economics Element
GOAL
CE‐1 A complete community that provides for all incomes and stages of life.

Policies

CE‐1.1
Jobs‐Housing Balance. We pursue improvement to the Inland Empire’s balance between jobs and housing by promoting job growth that reduces the regional economy’s reliance on out‐commuting.

Consistent: The Specific Plan includes hotel and retail uses that will contribute to a substantial number of jobs in the area and lead to jobs‐housing balance.

CE‐1.2
Jobs and Workforce Skills. We use our economic development resources to:

1. attract jobs suited for the skills and education of current and future City residents;

2. work with regional partners to provide opportunities for the labor force to improve its skills and education; and

3. attract businesses that increase Ontario’s stake and participation in growing sectors of the regional and global economy.
(Link to Social Resources Policy SR‐2.2)
Consistent: The Specific Plan includes hotel, and retail uses that will contribute to a substantial number of jobs in the area for residents and attract businesses in the Local Serving Retail as well as within the hotel.

CE‐1.3
Regional Approach to Workforce Development. We work with our partners to provide workforce training and development services throughout the region, recognizing that Ontario employers rely on workers living outside of the City.

N/A

CE‐1.4
Business Retention and Expansion. We continuously improve two‐way communication with the Ontario business community and emphasize customer service to existing businesses as part of our competitive advantage.

Consistent: The development owners and operators will be open to two‐way communication with the City.

CE‐1.5
Business Attraction. We proactively attract new and expanding businesses to Ontario in order to increase the City’s share of growing sectors of the regional and global economy.

Consistent: The Specific Plan is a hotel and retail plan that will attract businesses in the Local Serving Retail as well as within the hotel.

CE‐1.6
Diversity of Housing. We collaborate with residents, housing providers, and the development community to provide housing opportunities for every stage of life; we plan for a variety of housing types and price points to encourage the development of housing supportive of our efforts to attract business in growing sectors of the community while being respectful of existing viable uses.

N/A: The Specific Plan does not include a residential component.

CE‐1.7 Retail Goods and Services. We seek to ensure a mix of retail businesses that provide the full continuum of goods and services for the community.

Consistent: The Specific Plan is a mixed‐use development with a hotel and retail component.
704

CE‐1.8 Regional Attraction. We encourage the development and programming of regional, cultural, and entertainment destinations in Ontario.

N/A

CE‐1.9
Regional Leadership. We provide leadership for public, quasi‐public, and private‐sector partners that help Ontario and its residents and businesses realize our goals and achieve our Vision.

N/A

CE‐1.10
Life‐Long Education. We work with our partners who provide life‐long learning to ensure that our residents and workforce have access to education at all stages of life.

N/A
CE‐1.11 Socioeconomic Trends. We continuously monitor, plan for, and respond to changing socioeconomic trends. N/A

CE‐1.12
Circulation. We continuously plan and improve public transit and non‐ vehicular circulation for the mobility of all, including those with limited or no access to private automobiles. (Link to Mobility Element Public Transit Section)
Consistent: The Specific Plan is transit‐supportive and located in the vicinity of Metrolink and Amtrack stations as well as along the future BRT route.

CE‐1.13
Safety and Security. We invest in public safety and communicate our successes because the perception and reality of safety and security are necessary prerequisites for private investment and economic growth.

Consistent: The Specific Plan will incorporate industry‐standard safety and security measures.

GOAL
CE‐2 A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be.

Policies

CE‐2.1
Development Projects. We require new development and redevelopment to create unique, high‐quality places that add value to the community. (Link to Community Design Element)
Consistent: The design guidelines for mixed‐use development aim to provide for high‐quality development that is aesthetically pleasing and creates a unique identity.

CE‐2.2
Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional, and sustainable places that will compete well with their competition within the region.

Consistent: The design guidelines for mixed‐use development aim to provide for high‐quality development that is aesthetically pleasing and creates a unique identity. The standards and concept plans also provide sustainable strategies and functional spaces.

CE‐2.3
Interim Development. We require interim development that does not reflect the long‐term Vision, be limited in scale of development so that the investment can be sufficiently amortized to make Vision‐compatible redevelopment financially feasible.

N/A

CE‐2.4
Protection of Investment. We require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.

Consistent: The design guidelines for mixed‐use development aim to provide for high‐quality development that is aesthetically pleasing and creates a unique identity.
705

CE‐2.5
Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values. (Link to Community Design Element Policy CD‐5.1)
Consistent: Development of private property within the Specific Plan will be privately maintained.

CE‐2.6
Public Maintenance. We require the establishment and operation of maintenance districts or other vehicles to fund the long‐term operation and maintenance of the public realm whether on private land, in rights‐of‐way, or on publicly‐owned property. (Link to Community Design Element Policy CD‐

5.1)
N/A
GOAL
CE‐3
Decision‐making deliberations that incorporate the full short‐term and long‐term economic and fiscal implications of proposed City Council actions.

Policies
CE‐3.1 Fiscal Impact Disclosure. We require requests for City Council action to disclose the full fiscal impacts, including direct and indirect costs. N/A

CE‐3.2
General Plan Amendments. We require those proposing General Plan amendments to disclose reasonably foreseeable impacts through a fiscal analysis.

Consistent: There are no foreseen fiscal impacts on the City. All on‐site improvements will be undertaken and financed by the developer. The costs for related off‐site improvements shall be the responsibility of either the Developer or the City as defined further in the conditions of the approval and Development Agreement.

CE‐3.3
Long‐Term Funding Disclosure. We require those requesting City support or funding for projects or programs to disclose if and how they can be continued without further City support.

CE‐3.4
Improving Fiscal Decision‐Making. We periodically assess the accuracy of projections for staff time and City resources and use the assessment results to improve our fiscal decision‐making process.

N/A

CE‐3.5
Sustainable Development. We recognize impacts to municipal finances as an element of sustainability, and we require claims of sustainability to assess fiscal impacts.

N/A

CE‐3.6
Fully Funded Liability. We require long‐term liabilities, such as retiree medical benefits, employee accrued leave balances, and self‐insured liability claims to be fully funded to ensure sound, long‐term fiscal health.

Consistent. All long‐term liabilities will be in accordance with industry standard.

CE‐3.7
Programmatically Balanced Budget. We require that the annual budget include appropriations allocated in a manner to meet the goal of the programmatically balanced budget.

N/A
706

CE‐3.8
Budget Margins. We require that the adopted budget for revenue and expenditures reflect sufficient budget margins to minimize negative impacts to City services due to economic uncertainties.

N/A

CE‐3.9

Complete Comparative Context. We require that our annual budget process provide the complete comparative context for proposed new and increased funding so decision makers can fully understand the trade‐offs among budget choices.

N/A
Safety Element
GOAL
S‐1
Minimized risk of injury, loss of life, property damage, and economic and social disruption caused by earthquake‐induced and other geologic hazards.

Policies

S‐1.1
Implementation of Regulations and Standards. We require that all new habitable structures be designed in accordance with the most recent California Building Code adopted by the City, including provisions regarding lateral forces and grading.

Consistent: Development within the Specific Plan will comply with California Building Code adopted by the City, including provisions regarding lateral forces and grading.

S‐1.2
Entitlement and Permitting Process. We follow state guidelines and the California Building Code to determine when development proposals must conduct geotechnical and geological investigations.

Consistent: Development within the Specific Plan will comply with California Building Code adopted by the City, including provisions regarding lateral forces and grading.

S‐1.3 Continual Update of Technical Information. We maintain up‐to‐date California Geological Survey seismic hazard maps. N/A

S‐1.4
Seismically Vulnerable Structures. We conform to state law regarding unreinforced masonry structures and coordinate with not‐for‐profits to facilitate seismic retrofits in environmental justice areas and for low‐income households.

N/A
GOAL
S‐2 Minimized risk of injury, loss of life, property damage and economic and social disruption caused by flooding and inundation hazards.

Policies

S‐2.1
Entitlement and Permitting Process. We require hydrological studies prepared by a state‐certified engineer when new development is located in a 100‐year or 500‐year floodplain to assess the impact that the new development will have on the flooding potential of existing development down‐gradient.

TBD

S‐2.2
Floodplain Mapping. We require any new development partially or entirely in 100‐year flood zones to provide detailed floodplain mapping for 100‐ and 200‐ year storm events as part of the development approval process.

N/A: The Specific Plan is not in the 100‐year flood zones. 707

S‐2.3
Facilities that Use Hazardous Materials. We comply with state and federal law and do not permit facilities using, storing, or otherwise involved with substantial quantities of onsite hazardous materials to be located in the 100‐ year flood zone or 500‐year flood zone unless all standards of elevation, floodproofing, and storage have been implemented to the satisfaction of the Building Department.

N/A: There are no hazardous materials stored, produced, or transported to the site.

S‐2.4
Prohibited Land Uses. We prohibit the development of new essential and critical facilities in the 100‐year floodplain and discourage the development of new essential and critical facilities in the 500‐year floodplain unless all standards of elevation and flood proofing demonstrate that a facility can be safe and operational during a flood event, implemented to the satisfaction of the Building Department.

N/A

S‐2.5
Stormwater Management. We maintain the storm drain system to convey a 100‐year storm, when feasible, and encourage environmental site design practices to minimize flooding and increase groundwater recharge, including natural drainage, green infrastructure, and permeable ground surfaces. (Link to Environmental Resources Element)
N/A: The Specific Plan is not in the 100‐year flood zones.

S‐2.6 Use of Flood Control Facilities. We encourage joint use of flood control facilities as open space or other types of recreational facilities.

Consistent: The Specific plan is located immediately west of the Cucamonga Creek Channel. This fully improved facility provides regional flood control and storm conveyance to the surrounding area. A portion of the flood control channel could be re-imagined as a multimodal greenway that promotes outdoor activity.

S‐2.7
Collaboration Between Agencies. Collaborate with the San Bernardino County Flood Control District and other state and federal agencies to maintain flood‐ control infrastructure to minimize flood damage.

N/A
GOAL
S‐3
Reduced risk of death, injury, property damage and economic loss due to fires, accidents and normal everyday occurrences through prompt and capable emergency response.

Policies

S‐3.1
Prevention Services. We proactively mitigate or reduce the negative effects of fire, hazardous materials release, and structural collapse by implementing the regularly adopted California Fire Code and California Building Code.

Consistent: Development within the Specific Plan will comply with California Fire Code and California Building Code adopted by the City.

S‐3.2 Community Outreach. We provide education to local schools and community groups to promote personal and public safety. N/A
708

S‐3.3
Fire and Emergency Medical Services. We maintain sufficient fire stations, equipment and staffing to respond effectively to emergencies and meet the needs of the community and state requirements.

N/A
709

S‐3.4 Special Team Services. We maintain effective special rescue services. N/A

S‐3.5
Emergency Notifications. We maintain a public alert notification system that efficiently conveys information about imminent, developing, ongoing, and concluding emergency events to residents and visitors, working with network providers that translate information into other languages.

N/A

S‐3.6
Interagency Cooperation. In order to back up and supplement our capabilities to respond to emergencies, we participate in the California Fire Rescue and Mutual Aid Plan.

N/A
S‐3.7 Water Supply and System Redundancy. We monitor our water system to manage and ensure adequate firefighting water supplies. N/A

S‐3.8
Fire Prevention through Environmental Design. We require new development to incorporate fire prevention consideration in the design of streetscapes, sites, open spaces, and buildings. (Link to Community Design Element) Consistent: Development within the Specific Plan will incorporate fire prevention considerations in the design of streetscapes, sites, open spaces, and buildings. See landscape plan concepts.

S‐3.9 Resource Allocation. We analyze fire data to evaluate the effectiveness of our fire prevention and reduction strategies and allocate resources accordingly.

N/A
GOAL
S‐4 An environment where noise does not adversely affect the public’s health, safety, and welfare.

Policies

S‐4.1 Noise Mitigation. We utilize the City’s Noise Ordinance, building codes, and subdivision and development codes to mitigate noise impacts.

Consistent: Development within the Specific Plan is allowed equivalent noise levels within 70 dbA per the City’s Zoning Code for exterior noise standards for lodging facilities.

S‐4.2
Coordination with Transportation Authorities. We collaborate with airport owners, FAA, Caltrans, SBCTA, SCAG, neighboring jurisdictions, and other transportation providers in the preparation and maintenance of, and updates to transportation‐related plans to minimize noise impacts and provide appropriate mitigation measures.

N/A

S‐4.3 Airport Noise Mitigation. We aggressively pursue funding and utilize programs to reduce effects of aircraft noise in impacted areas of our community.

N/A
S‐4.4 Truck Traffic. We manage truck traffic to minimize noise impacts on sensitive land uses. N/A
S‐4.5 Roadway Design. We design streets and highways to minimize noise impacts. N/A 710

S‐4.6
Airport Noise Compatibility. We utilize information from Airport Land Use Compatibility Plans to prevent the construction of new noise‐sensitive land uses within airport noise impact zones.

N/A

S‐4.7
Rail Noise Mitigation. We require residential and mixed use development of vibration‐sensitive uses in areas within 200 feet of rail to evaluate for indoor vibration levels and mitigate any exceedances of the Federal Transit Administration vibration‐annoyance criteria.

N/A
GOAL
S‐5 Minimize the risk of injury, property damage, and economic loss resulting from windstorms and wind‐related hazards.

Policies

S‐5.1 Dust Control Measures. We require the implementation of Best Management Practices for dust control at all excavation and grading projects.

Consistent: Development within the Specific Plan requires little to no grading.

However, Best Management Practices will be implemented for dust control.

S‐5.2 Grading in High Winds. We prohibit excavation and grading during strong wind conditions, as defined by the Building Code.

Consistent: Development within the Specific Plan requires little to no grading.

Grading during strong wind conditions will be prohibited, as defined by the Building Code.

S‐5.3
Public Safety Power Shutoffs. We coordinate with utility companies to minimize service interruptions, such as Public Safety Power Shutoffs, before, during, and after windstorms and wind‐related hazards.

N/A
GOAL
S‐6 Reduced potential for hazardous materials exposure and contamination.

Policies

S‐6.1
Disclosure and Notification. We enforce disclosure laws that require all users, producers, and transporters of hazardous materials and wastes to clearly identify the materials that they store, use, or transport.

N/A

S‐6.2 Response to Hazardous Materials Releases. We respond to hazardous materials incidents and coordinate these services with other jurisdictions.

N/A

S‐6.3
Safer Alternatives. We minimize our use of pesticides and other hazardous materials by choosing non‐toxic alternatives that do not pose a threat to the environment, especially when it could affect public park facilities and open spaces.

Consistent: Safer non‐toxic alternatives will be used for the maintenance of landscaped areas within the Specific Plan.

S‐6.4
Safe Storage and Maintenance Practices. We require that the users of hazardous materials be adequately prepared to prevent and mitigate hazardous materials releases.

N/A
711

S‐6.5
Location of Hazardous Material Facilities. We regulate facilities that will be involved in the production, use, storage, or disposal of hazardous materials, pursuant to federal, state, county, and local regulations, so that impacts to the environment and sensitive land uses are mitigated. We prohibit new hazardous waste facilities in close proximity to sensitive land uses and environmental justice areas.

N/A

S‐6.6
Location of Sensitive Land Uses. We prohibit new sensitive land uses from locating within airport safety zones and near existing sites that use, store, or generate large quantities of hazardous materials. (Link to Land Use Element) N/A
S‐6.7 Household Hazardous Waste. We support the proper disposal of household hazardous substances. N/A

S‐6.8
Mitigation and Remediation of Groundwater Contamination. We actively participate in local and regional efforts directed at both mitigating environmental exposure to contaminated groundwater and taking action to clean up contaminated groundwater once exposure occurs.

N/A

S‐6.9 Remediation of Methane. We require development to assess and mitigate the presence of methane, per regulatory standards and guidelines.

N/A
GOAL
S‐7
Residential neighborhoods, commercial areas, and industrial districts that are kept safe through a multi‐faceted approach of prevention, suppression, and community involvement in public safety.

Policies
S‐7.1 Police Unit Response. We respond to calls for service in a timely manner. N/A

S‐7.2 Community Oriented Problem Solving (C.O.P.S.). We support and maintain the mission of COPS to identify and resolve community problems.

N/A
S‐7.3 Prevention Services. We provide crime prevention programs targeted to youth, parents, seniors, businesses, and neighborhoods. N/A 712

S‐7.4
Crime Prevention through Environmental Design (CPTED). We require new development to incorporate CPTED in the design of streetscapes, sites, open spaces, and buildings.

Consistent: CPTED techniques are implemented in the Specific Plan. These include but not limited to the following:
‐ Design public spaces, such as lobbies, and entrances, to maximize visibility. ‐ Use landscaping and lighting strategically to eliminate hiding spots and create clear sightlines.
‐ Limit access points to the hotel and use controlled entry systems. ‐ Use fencing, gates, and other barriers to control access to the property. ‐ Use design elements, such as changes in paving materials or landscaping, to delineate different areas.
‐Provide well‐lit pathways and amenities that encourage guests to use outdoor spaces.
‐Use clear and informative signage to guide guests and staff around the property.

S‐7.5 Interdepartmental Coordination. We utilize all City departments to help reduce crime and promote public safety. N/A

S‐7.6
Partnerships. We partner with other local, state, and federal law enforcement agencies and private security providers to enhance public safety services in Ontario.

N/A

S‐7.7 Resource Allocation. We analyze crime data to evaluate the effectiveness of crime prevention and reduction strategies and allocate resources accordingly.

N/A
S‐7.8 Social Services. We support behavioral health and social services as part of the public safety solution. N/A
GOAL
S‐8 Disaster resilient, prepared community through effective emergency/disaster preparedness, response, mitigation, and recovery.

Policies

S‐8.1
State and Federal Mandates. We maintain emergency management programs that meet the requirements of the State of California Standardized Emergency Management System (SEMS) and the National Incident Management System (NIMS).

N/A

S‐8.2
Emergency Management Plans. We maintain, update, and adopt the Emergency Operations Plan (EOP) and incorporate, by reference the City’s Hazard Mitigation Plan (HMP).

N/A

S‐8.3
Emergency/Disaster Training Exercises. We conduct training and exercises to prepare for and evaluate emergency/disaster response and recovery procedures.

N/A
713

S‐8.4
Interagency Collaboration. We maintain partnerships, including automatic aid agreements, with fire protection, police and sheriff departments, and emergency management agencies in San Bernardino and Riverside County to strengthen emergency response.

N/A

S‐8.5
Interdepartmental Coordination. We utilize all City departments to help support emergency/disaster preparedness, response, mitigation, and recovery.

N/A

S‐8.6
Community Outreach. We provide education to the community to promote personal, family, and community emergency preparedness to both natural and human‐generated hazards.

N/A

S‐8.7
Extreme Heat and Air Quality. We work to ensure that all community members are informed about and have access to community cooling centers and clean air centers during extreme heat events or wildfires, with a focus on serving environmental justice communities. We support the development of extreme heat emergency response policies and practices to address these critical health risks in the community.

N/A

S‐8.8
Regional Partnerships for Climate Adaptation. We partner with local governments in San Bernardino County, Riverside County, and Inland Southern California Climate Collaborative to develop regional climate change adaptation strategies and programs.

N/A

S‐8.9
Backup Power in Critical Facilities. We require backup power be maintained in critical facilities. We encourage backup power solutions that include renewable energy components.

N/A
GOAL
S‐9
Incorporate energy efficient practices and renewable energy systems to improve air quality, comfort, and energy reliability during temporary power outages.

Policies

S‐9.1
Solar Energy. We support and may incentivize the installation of residential and commercial solar panels and battery storage systems that can provide electricity during power outages.

N/A

S‐9.2
Renewable Energy. Renovate existing city‐owned facilities and plan future facilities to include renewable energy generation capacity and battery storage as part of an effort to make public facilities and services greener and more resilient to power outages.

N/A

S‐9.3
Energy Efficiency Retrofits. We support and may incentivize retrofits to residential and commercial buildings that improve energy efficiency and insulation from extreme temperatures, giving priority towards low‐income applicants.

N/A
714

Mobility Element
M‐1 A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.

Policies

M‐1.1
Roadway Design and Maintenance. We require our roadways to:

1. Comply with federal, state, and local design and safety standards;

2. Meet the needs of multiple transportation modes and users;

3. Handle the capacity envisioned in the City of Ontario Master Plan of Streets and Highways;

4. Be maintained in accordance with best practices;

5. Be compatible with the streetscape and surrounding land uses; and

6. Promote the efficient flow of all modes of traffic through the implementation of intelligent transportation systems and travel demand management strategies.
(Link to Community Design Element Policies CD‐2.5, CD‐2.6, CD‐2.16, CD‐3.3) N/A: There are no roadways proposed within the Specific Plan other than the entranceway and access to the basement. These are designed with best practices in mind that promote the efficient flow of traffic.

M‐1.2 Mitigation of Impacts. We require development to mitigate its traffic impacts. Consistent: Traffic impacts will be mitigated based on a development agreement with the City.

M‐1.3
Agency Coordination on Roadway Improvements. We work with Caltrans, SBCTA, and others to identify, fund, and implement needed improvements to roadways when necessary. We work with neighboring jurisdictions to promote regional connectivity, access, and meet operational level of service standards at the City limits.

N/A

M‐1.4
Complete Streets. We work to provide a complete, balanced, context‐aware, multimodal transportation network that meets the needs of all users of streets, roads, and highways, including motorists, pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation. We prioritize implementation of complete streets improvements in environmental justice areas to facilitate opportunities for residents to use active transportation systems.

N/A: There are no roadways proposed within the Specific Plan other than the entranceway and access to the basement. These are designed with best practices in mind that promote efficient traffic flow and allow for pedestrian movement. The Specific Plan also improves the pedestrian realm along Holt Boulevard and Guasti Road which will contribute to complete street. 715

M‐1.5
Level of Service. Maintain a peak hour Level of Service (LOS) E or better at all intersections. Maintain Level of Service D or better on arterial streets in the City. Develop and maintain a list of locations where LOS E or LOS F are considered acceptable and would be exempt from this level of service policy.

Considerations for LOS exemption include being restricted by environmental constraints, lacking available right‐of‐way, deterring an increase in VMT, or degrading other modes of travel (such as bicycle or pedestrian infrastructure).

Consistent: Traffic impacts will be mitigated based on a development agreement with the City.

M‐1.6
Reduce Vehicle Miles Traveled. We will strive to reduce VMT through a combination of land use, transportation projects, travel demand management strategies, and other trip reduction measures in coordination with development projects and public capital improvement projects.

Consistent: The Specific Plan is a mixed‐use development with a hotel and retail area. It is transit supportive as it is located in the vicinity of Metrolink and Amtrak Stations and BRT route. It encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail. The Local Serving Retail allows for bike rentals . The Specific Plan Development Standards call for electric charging stations in the parking areas. All of the above contribute to the lowering of VMT.

M‐2 A system of trails and corridors that facilitate and encourage active modes of transportation.

Policies

M‐2.1
Active Transportation. We maintain our Active Transportation Master Plan to create a comprehensive system of on‐ and off‐street bikeways and pedestrian facilities that are safe, comfortable, and accessible and connect residential areas, businesses, schools, parks, and other key destination points.

Consistent: The plan encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail.

M‐2.2
Bicycle System. We provide off‐street multipurpose trails and Class II bikeways as our preferred paths of travel and use the Class III for connectivity in constrained circumstances. When truck routes and bicycle facilities share a right‐of‐way, we prefer Class I or Class IV bicycle facilities. We require new development to include bicycle facilities, such as bicycle parking and secure storage areas.

Consistent: The plan encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail.

M‐2.3
Pedestrian Walkways. We require streets to include sidewalks and visible crosswalks at major intersections where necessary to promote safe and comfortable mobility between residential areas, businesses, schools, parks, recreation areas, and other key destination points. (Link to Community Design Policy CD‐3.3)
Consistent: There are no roadways proposed within the Specific Plan other than the entranceway and access to the basement. These are designed with best practices and features that allow for pedestrian movement. The Specific Plan also improves the pedestrian realm along Holt Boulevard and Guasti Road which will contribute to the safe and comfortable mobility between the Specific Plan and surrounding uses.
716

M‐2.4
Network Opportunities. We use public rights‐of‐way and easements such as, utility easements, levees, drainage corridors, road rights‐of‐way, medians, and other potential options to maintain and expand our bicycle and pedestrian network. In urban, mixed‐ use, and transit‐oriented Place Types, we encourage the use of underutilized public and private spaces to expand our public realm and improve pedestrian and bicycle connectivity. (Link to Community Design Element Urban, Mixed Use, and Transit‐oriented Place Types Section)
Consistent: The Specific Plan is transit‐supportive and located in the vicinity of Metrolink and Amtrack stations as well as along the future BRT route.

M‐3 A public transit system that is a viable alternative to automobile travel and meets basic transportation needs of the transit‐dependent.

Policies

M‐3.1
Transit Partners. We maintain a proactive working partnership with transit providers to ensure that adequate public transit service is available, cost‐ efficient, and convenient, particularly for residents in environmental justice areas.

N/A

M‐3.2
Alternative Transit Facilities at New Development. We require new development adjacent to an existing or planned transit stop to contribute to the creation of transit facilities, such as bus shelters, transit bays and turnouts, and bicycle facilities, such as secure storage areas.

N/A: While the Specific Plan is in the vicinity of the Metrolink and Amtrack stations, it is not adjacent to these facilities. The same goes with the BRT route.

The plan does provide for bike parking.

M‐3.3
Transit‐Oriented Development. We may provide additional development‐ related incentives to those inherent in the Land Use Plan for projects that promote transit use and reduce vehicle miles traveled.

Consistent: The Specific Plan is a mixed‐use development with a hotel and retail area. The future multimodal transit station is under consideration within the Mixed-Use Area, which will link rail, regional, local, and airport transit. The Specific Plan is transit‐supportive and contributes to the lowering of VMT.

M‐3.4
Bus Rapid Transit (BRT) Corridors. We work with regional transit agencies to implement BRT service and reduce vehicle miles traveled by targeting destinations and corridors with the highest number of potential riders.

N/A

M‐3.5
Light Rail. We support extension of the Metro Rail Gold Line to Ontario, and will work to secure station locations at the proposed multimodal transit center.

N/A
M‐3.6 Metrolink Expansion. We advocate expansion of Metrolink service to include the Downtown and the multimodal transit center. N/A

M‐3.7
High Speed Rail. We encourage the development of high‐speed rail systems that would enhance regional mobility in Southern California and serve the City of Ontario.

N/A
717

M‐3.8
Feeder Systems. We work with regional transit agencies to secure convenient feeder service from the Metrolink station and the proposed multimodal transit center to employment centers in Ontario.

N/A

M‐3.9
Ontario Airport Metro Center Circulator. We will explore development of a convenient mobility system, including but not limited to shuttle service, people mover, and shared car system, for the Ontario Airport Metro Center.

N/A

M‐3.10
Multimodal Transportation Center. We intend to ensure the development of a multimodal transportation center near ONT airport to serve as a transit hub with amenities for transit riders, pedestrians, and bicyclists transitioning to local buses, BRT, the Gold Line, high‐speed rail, the proposed Ontario Airport Metro Center Circulator, and other future transit modes. We support locations for the multimodal transportation center that are north of ONT airport, between Vineyard Avenue and Interstate 15.

N/A

M‐3.11
Transit and Community Facilities. We require the future development of community‐wide serving facilities to be sited in transit‐ready areas that can be served and made accessible by public transit. Conversely, we plan (and coordinate with other transit agencies to plan) future transit routes to serve existing community facilities.

N/A
M‐4 An efficient flow of goods through the City that maximizes economic benefits and minimizes negative impacts.

Policies

M‐4.1
Truck Routes. We designate and maintain a network of City truck routes that provide for the safe and efficient transport of goods while minimizing negative impacts on local circulation and noise‐sensitive land uses, as shown on Exhibit M‐04, Truck Routes. We will minimize conflicts on truck routes through the design and implementation of buffers between travel lanes and pedestrian and bicycle facilities on designated truck routes.

N/A

M‐4.2
Regional Participation. We work with regional and subregional transportation agencies and adjacent cities to plan and implement goods movement strategies, including regional truck routes, plans and projects that improve mobility, support the efficient movement of goods, and minimize negative environmental impacts. (Link to Environmental Resources Policy ER‐4.3) N/A
M‐4.3 Railroad Grade Separations. We eliminate at‐grade rail crossings identified on Exhibit M‐01, Roadway Classifications. N/A
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M‐4.4
Environmental Considerations. We support both local and regional efforts to reduce/eliminate the negative environmental impacts of goods movement through the planning and implementation of truck routing and the development of a plan to evaluate the future needs of clean fueling/recharging and electrified truck parking.

N/A

M‐4.5
Air Cargo. We support and promote a ONT airport that accommodates 1.6 million tons of cargo per year, as long as the impacts associated with that level of operations are planned for and mitigated.

N/A
GOAL
M‐5 A proactive leadership role in helping identify and facilitate implementation of strategies that address regional transportation challenges.

Policies

M‐5.1 Regional Leadership. We maintain a leadership role to help identify and implement potential solutions to long‐term regional transportation problems.

N/A

M‐5.2
Land Use Compatibility with Regional Transportation Facilities. We work with ONT, railroads, Caltrans, SBCTA, and other transportation agencies to minimize impacts.

N/A
Community Design Element
GOAL
CD‐1
A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses.

Policies

CD‐1.1
City Identity. We take actions that are consistent with the City being a leading urban center in Southern California while recognizing, enhancing, and preserving the character of our existing viable neighborhoods.

Consistent: The Specific Plan is a mixed‐use development with hotel and Local Serving Retail uses. The design standards within the Specific Plan aim to provide for high‐quality development that is aesthetically pleasing and contributes to City identity.

CD‐1.2
Place Types. We establish Place Types in urban, mixed use, and transit‐ oriented areas to foster the City's identity as a premier community and require new development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities. (Link to Community Design Element Urban, Mixed Use, and Transit‐oriented Place Types Section) Consistent: The Specific Plan is a mixed‐use development with hotel and Local Serving Retail uses. The design standards within the Specific Plan aim to provide for high‐quality development that is aesthetically pleasing and contributes to City identity. The concept plans and elevations are contemporary and aesthetically pleasing. The public plaza and public realm along Holt Boulevard and Guasti Road contribute to public placemaking whereas the private open space and recreational areas contribute to placemaking elements within the development. The signage, lighting, landscaping, and paving standards aim to contribute to placemaking. 719

CD‐1.3
Existing Neighborhoods. We require the existing character of viable residential and non‐residential neighborhoods be preserved, protected, and enhanced.

N/A

CD‐1.4
Transportation Corridors. We will enhance our major transportation corridors within the City through landscape, hardscape, signage and lighting. The extent of enhancement should be appropriate to the use, type, and context of each corridor.

Consistent: The Specific Plan includes a public plaza and public realm along Holt Boulevard and Guasti Road which contribute to public placemaking and enhancement of these corridors.

CD‐1.5
View Corridors. We require all major north‐south streets be designed and redeveloped to feature views of the San Gabriel Mountains, which are part of the City’s visual identity and a key to geographic orientation. Such views should be free of visual clutter, including billboards and may be enhanced by framing with trees.

N/A
GOAL
CD‐2
A high level of design quality resulting in neighborhoods, commercial areas, public spaces, parks, and streetscapes that are attractive, safe, functional, human‐ scale, and distinct.

Policies

CD‐2.1
Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:

1. Building volume, massing, and height to provide context‐appropriate scale and proportion;

2. A true architectural style which is carried out in plan, section, and elevation through all aspects of the building and site design and appropriate for its setting; and

3. Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.

Consistent: The development standards and design guidelines chapters in the Specific Plan document discuss massing, architecture, materials, and related topics. The elevation rendering shows a high‐quality design with contemporary architecture and high‐quality materials (refer to the material palette in the design guidelines). Digital illumination is also used to provide a cutting edge to the architecture of the building. There is a regularity in architecture through the use of architectural fins that create vertical elements, and they are intercepted by horizontal elements forming a grid‐like pattern. 720

CD‐2.2

Neighborhood Design. We create distinct residential neighborhoods that promote a sense of community and identity by emphasizing access, connectivity, livability, and social interaction through such elements as:

1. A pattern of smaller, walkable blocks that promote activity, safety, and access to nearby amenities and services;

2. Varied parcel sizes and lot configurations to accommodate a diversity of housing types;

3. Traffic calming measures to slow traffic and promote walkability while maintaining acceptable traffic flows and emergency evacuation access;

4. Floor plans that encourage views onto the street and de‐emphasize the visual and physical dominance of garages (introducing the front porch as the “outdoor living room”), as appropriate; and

5. Landscaped parkways, with sidewalks separated from the curb and designed to maximize safety, comfort, and aesthetics for all users.

Consistent: The Specific Plan includes a public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road contributing to walkability and traffic calming. These also maximize safety, comfort, and aesthetics for all users. The hotels have windows looking onto Guasti Road and Holt Boulevard that provide views of the street. Parking is provided underground.

CD‐2.3
Commercial Areas. We desire commercial areas and centers to be distinctive, pedestrian friendly, functional, and vibrant with a range of businesses, places to gather, and connectivity to the neighborhoods they serve.

Consistent: The Specific Plan includes a public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road which contribute to walkability and traffic calming. These also maximize safety, comfort, and aesthetics for all users.

CD‐2.4
Urban, Mixed Use, and Transit‐oriented Areas. We establish Place Types to require mixed use, urban, and transit‐oriented areas to be designed and developed as pedestrian oriented areas that are integrated with adjacent neighborhoods and promote a vibrant, comfortable, and functional environment, as defined for each Place Type. (Link to Community Design Element Urban, Mixed Use, and Transit‐oriented Place Types Section) Consistent: The Specific Plan includes a public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road which contribute to walkability and traffic calming. These also maximize safety, comfort, and aesthetics for all users.

CD‐2.5
Streetscapes. We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen connectivity, and enhance community identity through improvements to the public right‐of‐ way such as sidewalks, street trees, parkways, curbs, street lighting and street furniture.

CD‐2.6
Connectivity. We promote development of local street patterns, multimodal networks, and connected public spaces that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands” through the following means:

1. Local street networks that provide access both between subdivisions and within neighborhoods and discourage through traffic;

2. A local street system that is logical and understandable for the user. A grid system is preferred to avoid circuitous and confusing travel paths between internal neighborhood areas and adjacent arterials and to provide adequate emergency and evacuation access; and

3. Pedestrian and bicycle networks that provide convenient access to neighborhoods and nearby destinations, such as schools, parks, other public spaces, commercial areas, and transit stops.

Consistent: The Circulation Plan complements the Land Use Plan by linking the hotel and retail uses to adjacent land uses and is designed to enhance connectivity and facilitate the movement of various transportation modes.

Additionally, the development of the Specific Plan Area will include sidewalks around the site and development of a plaza at the intersection of Holt Boulevard and Guasti Road.

CD‐2.7
Sustainability. We collaborate with the development community to design and build neighborhoods, streetscapes, sites, outdoor spaces, landscaping, and buildings to reduce energy demand through solar orientation, maximum use of natural daylight, passive solar and natural ventilation, building form, mechanical and structural systems, building materials, and construction techniques.

Consistent: The Development Standards and Design Guidelines within the Specific plan include many sustainable practices such as shared parking, drought‐tolerant landscaping, transit‐supportive design, mixed‐use development, pedestrian support, electric charging stations, bike parking facilities, provision of open spaces, heat island reduction, light pollution reduction, enhanced indoor air quality strategies, low‐emitting materials, daylighting, and so on that are consistent with Sustainable design.

CD‐2.8
Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, maintaining visibility and accessibility, and using lighting.

Consistent: All outdoor spaces, including entrances and parking areas, are designed to ensure maximum visibility and adequate lighting. This includes both public and private areas. Review the parking and lighting standards and guidelines within the Specific Plan.

CD‐2.9

Landscape Design. We encourage durable, sustainable, and drought‐tolerant landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.

Consistent: The Specific Plan includes many sustainable practices to the extent possible including drought‐tolerant landscaping, low‐emitting materials, paving materials, reduced heat island effect, daylighting, and other techniques. A variety of paving materials are used as shown in the paving palette in design guidelines to delineate and define spaces both public and private.
722

CD‐2.10
Parking Areas. We require all development, including single‐family residential, to minimize the visual impact of surface, structured, and garage parking areas visible from the public realm in an aesthetically pleasing, safe and environmentally sensitive manner. Examples include:

1. Surface parking: Shade trees, pervious surfaces, urban run‐off capture and infiltration, and pedestrian paths to guide users through the parking field.

2. Structured parking: facade articulation, screening, appropriate lighting, and landscaping.

3. Garage parking: providing access to single‐family residential garages through alley access, recessing garages from the frontage to emphasize front doors or active living spaces.

N/A: The Specific Plan does not include residential. The parking is provided underground.

CD‐2.11
Entry Statements. We encourage the inclusion of amenities, signage, and landscaping at the entry to neighborhoods, commercial centers, mixed use areas, industrial developments, and public places that reinforce them as uniquely identifiable places.

Consistent: The Specific Plan entrance is designed with attractive landscaping that features terraced planting, an entry canal water feature, an attractive entranceway, an arrival court with sculpture, and outdoor dining spaces. The local retail area includes a plaza, an attractive landscaping buffer, and outdoor dining spaces.

CD‐2.12
Site and Building Signage. We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structures.

Consistent: The Specific Plan sign program is well‐defined in in the development standards and provides for the size, location, and themes of the signage. The signage will be made of durable materials and will be complementary to the building design.

CD‐2.13
Entitlement Process. We work collaboratively with all stakeholders to ensure a high degree of certainty in the efficient review and timely processing of all development plans and permits.

N/A

CD‐2.14
Availability of Information. We provide easy access to information for developers, builders and the public about design quality, construction quality, and sustainable building practices.

N/A

CD‐2.15
Leverage Professional and Trade Organizations. We support excellence in design and construction quality through collaboration with trade and professional organizations that provide expertise, resources and programs for developers, builders, and the public.

N/A

CD‐2.16
Transit Stops. We require transit stops be conveniently located, well lit, safe, and clearly accessible to pedestrians, bicyclists, and people of all abilities.

N/A
723

GOAL
CD‐3
Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing and safe during all hours.

Policies

CD‐3.1
Unique Identity. We promote development that heightens the unique character and identity of each Place Type by requiring compatible land uses and land planning, site design, and building design that promotes an active public realm.

Consistent: The design guidelines for mixed‐use development aim to provide for high‐quality development that is aesthetically pleasing and contributes to the City's identity. The concept plans and elevations are contemporary and aesthetically pleasing. The public plaza and public realm along Holt Boulevard and Guasti Road contribute to public placemaking whereas the private open space and recreational areas contribute to placemaking elements within the development. The signage, lighting, landscaping, and paving standards aim to contribute to placemaking.

CD‐3.2
Comfortable, Human‐Scale Public Realm. We require that public spaces, including streets, parks, and plazas on both public and private property be designed to maximize safety, comfort and aesthetics and connect to the citywide pedestrian, vehicular, and bicycle networks.

Consistent: The Specific Plan includes a public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road contribute to walkability and traffic calming. These also maximize safety, comfort, and aesthetics for all users.

CD‐3.3
Complete and Connected Network. We require that pedestrian, vehicular, and bicycle circulation on both public and private property be coordinated to provide connections internally and externally to adjacent neighborhoods and properties (existing and planned) through a system of local roads and trails that promote walking and biking to nearby destinations (including existing and planned parks, commercial areas, and transit stops) and are designed to maximize safety, comfort, and aesthetics.

Consistent: The Specific Plan encourages active transportation by providing an enhanced public realm and bike facilities, including bike rentals as an allowable use in the Local Serving Retail area. The plan encourages the improvement of and connection to Cucamonga Creek Trail. The Specific Plan also improves the pedestrian realm along Holt Boulevard and Guasti Road.

The public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road contribute to walkability. All of the above encourage physical activity.

CD‐3.4
Context‐Aware and Appropriate Design. We require appropriate building and site design that complements existing development, respects the intent and identity of the Place Type, and provides appropriate transitions and connections between adjacent uses to ensure compatibility of scale, maintain an appropriate level of privacy for each use, and minimize potential conflicts.

Consistent: The Specific Plan is consistent with General Plan Update‐ The Ontario Plan's "Guasti District".

CD‐3.5
Active Frontages. We create lively pedestrian streetscapes by requiring primary building, business, and residential entrances, outdoor dining, and storefronts be located on ground floors adjacent to sidewalks or public spaces and designed to maximize safety, comfort, aesthetics, and the intended functionality (as defined by the Place Type).

Consistent: The Specific Plan includes a public plaza and public realm improvements of the sidewalk areas encourage active use. There are outdoor dining areas both for the restaurants within the Hotel overlooking Guasti road and for restaurants within the Local Serving Retail areas. 724

CD‐3.6
Managed Infrastructure. We collaborate with developers and property owners to facilitate development that realizes the envisioned character and functionality of the Place Type through the use of green and shared infrastructure within each Place Type.

Consistent: The Specific Plan encourages the improvement of and connection to Cucamonga Creek Trail. The Specific Plan also improves the pedestrian realm along Holt Boulevard and Guasti Road. The public plaza and public realm improvements of the sidewalk areas and edge friction elements such as curbs, street trees, lighting, etc. along Holt Boulevard and Guasti Road contribute to walkability.

GOAL
CD‐4
Historic buildings, streets, landscapes, and neighborhoods, as well as the story of Ontario’s people, businesses, and social and community organizations, have been preserved and serve as a focal point for civic pride and identity.

Policies

CD‐4.1
Cultural Resource Management. We update and maintain an inventory of historic sites and buildings, professional collections, artifacts, manuscripts, photographs, documents, maps, and other archives.

N/A

CD‐4.2
Collaboration with Property Owners and Developers. We educate and collaborate with property owners and developers to implement strategies and best practices that preserve the character of our historic buildings, streetscapes, and unique neighborhoods.

N/A

CD‐4.3
Collaboration with Outside Agencies. We pursue opportunities to team with other agencies, local organizations, and nonprofits in order to preserve and promote Ontario’s heritage.

N/A

CD‐4.4
Incentives. We use the Mills Act and other federal, state, regional and local programs to assist property owners with the preservation of select properties and structures.

N/A

CD‐4.5 Adaptive Reuse. We actively promote and support the adaptive reuse of historic sites and buildings to preserve and maintain their viability.

N/A

CD‐4.6
Promotion of Public Involvement in Preservation. We engage in programs to publicize and promote the City’s and the public’s involvement in preservation efforts.

N/A

CD‐4.7
Public Outreach. We provide opportunities for our residents to research and learn about the history of Ontario through the Planning Department, the Ontario Museum of History and Art, and the Robert E. Ellingwood Model Colony History Room.

N/A
GOAL
CD‐5
A sustained level of maintenance and improvement of properties, buildings, and infrastructure that protects the property values and encourages additional public and private investments.

Policies
725

CD‐5.1
Maintenance of Buildings and Property. We require all public and privately‐ owned buildings and property (including trails and easements) to be properly and consistently maintained.

Consistent: Maintenance of all improvements within the Specific Plan site, including private/quasi‐public open space and recreation facilities, private driveways, circulation, and landscape, will be the responsibility of the applicant.

Maintenance of the sidewalk areas in the immediate vicinity of the Specific Plan site will also be the responsibility of the applicant.

CD‐5.2
Maintenance of Infrastructure. We require the continual maintenance of infrastructure. Consistent: Maintenance of all improvements within the Specific Plan, including private/quasi‐public open space and recreation facilities, private driveways, circulation, and landscape, will be the responsibility of the applicant.

Maintenance of the sidewalk areas in the immediate vicinity of the Specific Plan will also be the responsibility of the applicant.

CD‐5.3
Improvements to Property & Infrastructure. We provide programs to improve property and infrastructure. Consistent: Maintenance of all improvements within the Specific Plan, including private/quasi‐public open space and recreation facilities, private driveways, circulation, and landscape, will be the responsibility of the applicant.

Maintenance of the sidewalk areas in the immediate vicinity of the Specific Plan will also be the responsibility of the applicant.

CD‐5.4
Neighborhood Involvement. We encourage active community involvement to implement programs aimed at the beautification and improvement of neighborhoods.

N/A
Social Resources Element
GOAL
SR‐1 Residents have access to information, services and goods that improve their health and wellbeing.

Policies

SR‐1.1
Partnering for Healthcare. We work with healthcare providers, and local, regional, state, and federal agencies to attract and retain a diversity of affordable, quality healthcare and facilities for the entire community.

N/A

SR‐1.2
Nutrition Choices. We support the promotion of equitable access to affordable healthy food choices in the community, including community gardens, farmers markets, and cooking classes.

N/A

SR‐1.3 Health Education. We promote equitable access to health education, including disease prevention, mental health, nutrition, and physical fitness.

N/A
726

SR‐1.4
Physical Activity. We encourage activities and community design that improve the physical fitness of our community members, with an emphasis on the provision of activities and facilities in environmental justice areas.

Consistent: The Specific Plan is a mixed‐use development with a hotel and retail area and encourages active transportation by providing an enhanced public realm and bike facilities. The plan encourages the improvement of and connection to Cucamonga Creek Trail. The Local Serving Retail allows for bike rentals The Specific Plan also improves the pedestrian realm along Holt Boulevard and Guasti Road. All of the above encourage physical activity.

GOAL
SR‐2
A range of educational and training opportunities for residents and workers of all ages and abilities that improves their life choices and provides a skilled workforce for our businesses.

Policies

SR‐2.1
Educational Partners. We partner with educational institutions throughout the region in order to expand the range and quality of educational offerings available to the community.

N/A

SR‐2.2 Workforce Training. We will work with industrial organizations, businesses, and educational institutions to create opportunities for workforce training.

N/A

SR‐2.3 Joint Use of Facilities. We partner with public and private educational institutions to jointly use facilities for both City and educational purposes.

N/A

SR‐2.4
Access to Schools. We work with local and regional partners to improve the safety in and around schools and to improve access for citizens of all ages and abilities to schools and community services, such as after school and other programs.

N/A

SR‐2.5
School Facilities. We plan and coordinate with school districts for designing and locating school facilities to meet the City’s goals, such as for health, walkability, and safety and to minimize impacts to existing neighborhoods.

N/A

SR‐2.6 Language. We promote broad outreach in languages used by the community for proposed projects that could negatively affect environmental justice areas.

N/A

SR‐2.7
Community Engagement. We promote targeted outreach and education to historically underrepresented groups to encourage meaningful participation in decision‐making process for projects whose outcomes will affect land use in environmental justice areas.

N/A
GOAL
SR‐3
A range of community and leisure programs and activities provided by public, private, and nonprofit organizations that meet the needs of the community’s varied interests, age groups and abilities.

Policies
727

SR‐3.1
Partnerships. We partner with local and regional agencies, nonprofit organizations, and the private sector to provide a comprehensive range of community activities and events to citizens.

N/A

SR‐3.2 Needs Assessment. We track the needs and priorities for community services and look for ways to meet demands and avoid duplication of offerings.

N/A

SR‐3.3 Program Outreach. We promote information about leisure activities, classes, special events, and other services and activities to our community.

N/A

SR‐3.4 Community Events. We plan and actively participate in regularly scheduled community events and seasonal or yearly citywide events.

N/A

SR‐3.5
Community Activities as Crime Deterrents. We promote and participate in community activities as part of our crime prevention efforts. (Link to Safety Element Policy S‐7.3)
N/A
GOAL
SR‐4
City libraries that connect community members of all ages and abilities to a broad range of programs, communication, and informational resources.

Policies

SR‐4.1
Community Needs. We identify and monitor community needs for library services, technology, and facilities, and tailor them to effectively meet those needs.

N/A

SR‐4.2
Interagency Coordination. We leverage relationships with outside agencies, educational institutions, and neighboring jurisdictions to share library resources to the benefit of Ontario residents.

N/A
SR‐4.3 Library Outreach. We outreach to the community to increase the patronage of the library. N/A

SR‐4.4 Coordination with Other Community Services. We coordinate library programs with other recreational and community programs and facilities.

N/A

SR‐4.5
Focal Points of the Community. We design and program Ontario’s libraries as focal points of community engagement, including public outreach and community events.

N/A

SR‐4.6
Robert E. Ellingwood Model Colony History Room. We work with the Ontario Museum of History and Art in order to collect, preserve, and display artifacts and images from Ontario’s heritage and connect the City’s past to the present through the History Room.

N/A
GOAL
SR‐5
Local heritage, entertainment, and cultural experiences that enrich the lives of Ontario’s residents, workers, and visitors and serve to attract residents and businesses to the City.

Policies
728

SR‐5.1
Provision of Entertainment and Culture. We support equitable access to a range of entertainment and cultural experiences such as public art, exhibitions, and performances.

N/A

SR‐5.2
Local Heritage Education. We partner with educational providers to promote culture and heritage. (Link to Community Design Element, Historic Preservation Section).

N/A
SR‐5.3 Public Art. We encourage public art in buildings, parks, open spaces, and other public and private spaces. N/A

SR‐5.4
Private‐Public Sector Events. We partner with private and nonprofit sectors to provide and promote participation in cultural activities including fairs, festivals, and other events geared to neighborhoods, the City as a whole, and the region.

N/A
SR‐5.5 Promotion of Ontario Artists and Musicians. We promote awareness of entertainment and culture produced in Ontario. N/A

729
Department: Financial Services
Prepared By: Stephanie Castro
Department:

Prepared By: Matthew Hernandez
Staff Member Presenting: Armen Harkalyan,
Executive Director of Finance
Reviewed By: Claudia Hernandez, Matthew
Hernandez
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 21
SUBJECT:

AUTHORIZATION TO ESTABLISH AND IMPLEMENT A REDEMPTION PROGRAM

FOR UNUSED NEW MODEL COLONY DEVELOPMMMENT IMPACT FEE (DIF)

CERTIFICATES IN ACCORDANCE WITH UNDERLYING AGREEMENTS AND

APPLICABLE LAW

CITY OF ONTARIO
Agenda Report
April 15, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council, by minute action, authorize the City Manager or his designee(s) to establish and implement an administrative program under which unused and/or unredeemed DIF certiﬁcates for public infrastructure built to support the development in the Ontario Ranch area may be redeemed by bona ﬁde certiﬁcate holders in amounts supported by verified documentary evidence and applicable requirements of law and contract.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
Focus Resources in Ontario's Commercial and Residential Neighborhoods Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
FISCAL IMPACT:

This program will not have any ﬁscal impact on the City's General Fund. The City will be using available funds from various Development Impact Fee (DIF) categories paid by Developers whose projects are actively utilizing Infrastructure (Streets, Storm Drains, Water, Sewer, and Fiber Optics) constructed by NMC Builders and its members.

BACKGROUND & ANALYSIS:

The City uses the DIF Program in accordance with Ordinance Nos. 2779 and 2780 to collect DIF from Developers to fund public infrastructure identiﬁed in The Ontario Plan (“TOP 2050”) necessary for future Residential and Non-Residential projects. The fees collected are based on a legally required studies to estimate the cost of these projects to allow the City to construct necessary infrastructure 730
without impacting the current residents service. The study and its fees are updated from time to time to ensure that the City does not burden its current operations, nor risk residents’ current services. The City partnered with NMC Builders, LLC and its members to construct Streets, Storm Drains, Water, Sewer, and Fiber Optics on behalf of the City. Those Developers who chose not to construct paid an in-lieu fee owed to the City. The development and implementation of this proposed program, as allowed by applicable law and the underlying agreements, will reﬁne the DIF credit exchange process to allow for more timely returns or redemptions.

STAFF RECOMMENDATION/MOTION REQUESTED:

That the City of Ontario, through the City
Manager or his designee(s), establish and implement an administrative program under which unused and/or unredeemed DIF certiﬁcates for public infrastructure may be redeemed by bona fide certificate holders, in accordance with applicable law and agreements. 731
Department: Planning
Prepared By: Edmelynne V Hutter
Staff Member Presenting: Rudy Zeledon,
Executive Director Community Development
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 22
SUBJECT:

A PUBLIC HEARING TO CONSIDER A PLANNED UNIT DEVELOPMENT (FILE NO.

PUD24-002) FOR A DEVELOPMENT PLAN TO CONSTRUCT 144-UNIT MULTIPLE-

FAMILY RESIDENTIAL APARTMENT COMPLEX

CITY OF ONTARIO
Agenda Report
April 15, 2025
SECTION:

PUBLIC HEARINGS

RECOMMENDATION:

That the City Council introduce and waive further reading of an Ordinance Approving a Planned Unit Development, File No. PUD24-002, establishing development standards and guidelines to facilitate the development of a 144-unit residential apartment project.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
Focus Resources in Ontario's Commercial and Residential Neighborhoods FISCAL IMPACT:

There is not a direct fiscal impact associated with this action.

BACKGROUND & ANALYSIS:

The Ontario Plan 2050 (TOP 2050) and associated Environmental Impact Report analyzed and established guidelines for development of the Project site, which is within the Mixed Use - Holt Boulevard Land Use designation, and that
approval of a Planned Unit Development (PUD) is
required for new developments.

On November 14, 2022, the Ontario Housing Authority and Applicant, National CORE, entered into an Exclusive Negotiating Agreement regarding the potential development of an aﬀordable housing development known as Vista Verde II, a multiple-family apartment complex. In continuation of the process, on December 17, 2024, the City Council approved a Disposition and Development Agreement (DDA) and Grant Agreements with the Applicant to facilitate the development of the subject affordable housing development.

On December 13, 2024, the Applicant submitted applications for a Planned Unit Development (File No. PUD24-002) to establish development standards and regulations for the Holt + Allyn Planned Unit Development area and Development Plan (File No. PDEV24-028) to facilitate the construction of 144-unit multiple-family affordable housing development. 732
On February 25, 2025, the Planning Commission adopted a Resolution recommending the City Council approve the Planned Unit Development. The Planning Commission backup is attached to this report.

The Project site is 5.73 acres and located near the northeast corner of East Holt Boulevard and Allyn Avenue, within the MU-6 (East Holt Mixed Use) zoning district and currently vacant.

The Project site
is surrounded by residential uses, commercial uses, and vacant land. The Project site is also located along the SBCTA West Valley Connector route on Holt Boulevard.

The Holt + Allyn Planned Unit Development (PUD) will facilitate the future construction of the 144- unit aﬀordable housing development.

Consistent with TOP 2050, t
he PUD allows for a residential
density range of 14.0 to 40.0 du/ac, and the related Development Plan proposes a 4-story apartment community with a density of 25.1 du/ac. The proposed PUD also includes reduced parking ratio requirements that reflect the needs of households that are anticipated to reside there.

In addition, the Applicant states that vehicle parking will be actively managed and monitored as part of its property management operations.

Overall, t
he proposed PUD will establish development standards and design guidelines that promote projects that are consistent with TOP 2050, establish a sense of place and identity along the Holt Boulevard Corridor, and achieve high-density residential developments while maintaining high quality design and construction.

AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) COMPLIANCE: T he City Council has reviewed
and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2- 4), and [4] Overﬂight Notiﬁcation Zones (ONT ALUCP Map 2-5). As a result, the City Council ﬁnds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.

HOUSING ELEMENT COMPLIANCE:

The Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The Project site is one of the properties listed in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report. The Housing Element Sites Inventory designates the site for 108 units in the very low/low-income category; however, the proposed Project includes 144 units in the very low/low-income category, exceeding the originally anticipated number. The Housing Element Sites Inventory will be amended to reflect this change.

ENVIRONMENTAL REVIEW:

The Project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183 (Projects Consistent with a Community Plan or Zoning) of the CEQA Guidelines. The Project qualiﬁes for an exemption because the following findings can be made:
1 .

The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. 2 .

There are no Project speciﬁc eﬀects which are peculiar to the Project or its site, and which the 733
TOP 2050 Supplemental EIR failed to analyze as significant effects. 3 .

There are no potentially signiﬁcant oﬀ-site and/or cumulative impacts which the TOP 2050 Supplemental EIR failed to evaluate.
4 .

There is no substantial new information which results in more severe impacts than anticipated by the TOP 2050 Supplemental EIR.
5 .

The Project will undertake feasible mitigation measures speciﬁed in the TOP 2050 Supplemental EIR.
734

Case Planner: Edmelynne V. Hutter

Hearing Body Date Decision Action
Planning Director
Approval:

DAB 2/19/2025 Approval Recommend
PC 2/25/2025 Final/
Recommend
Submittal Date: 12/13/2024 CC 4/15/2025 1st Reading

FILE NOS: PUD24-002 & PDEV24-028

SUBJECT: A public hearing to consider a Planned Unit Development to create development standards and design guidelines, and a Development Plan, to facilitate the construction of 144 -unit Multiple -family Residential Apartment Complex on approximately 5.73 acres of land located at the Northeast Corner of East Holt Boulevard and Allyn Avenue within the MU -6 (East Holt Boulevard Mixed Use) zoning district .

Submitted by National CORE. City Council action is required for PUD24-002.

PROPERTY OWNER: Ontario Housing Authority

RECOMMENDED ACTION: That the Planning Commission consider and adopt a Resolution recommending the City Council approve a Planned Unit Development, File No. PUD24- 002, and consider and adopt a R esolution approving a Development Plan, File No.

PDEV24-028, pursuant to the facts and reasons contained in the staff report and attached Resolutions, and subject to the conditions of approval appended to the attached Resolutions as Attachment A.

BACKGROUND: On January 27, 2010, the Ontario City Council certified The Ontario Plan Environmental Impact Report in conjunction with File No. PGPA06 -001 (City Council Resolution No. 2010-006), and on August 16, 2022, the Ontario City Council certified The Ontario Plan 2050 Update Supplemental Environmental Impact Report in conjunction with File No. PGPA20 -002 (City Council Resolution No. 2022 -129). The Ontario Plan and associated Environmental Impact Report analyzed the Project site and established guidelines for development, including but not limited to, general land use ( Mixed Use;

14.0 du/ac to 40.0 du/ac and maximum FAR (2.0 FAR for office, 1.0 FAR for retail)).

The TOP 2050 Policy Plan specifies that the Mixed Use – Holt Boulevard area is to be implemented through the approval of a Planned Unit Development (PUD) prior to the development of properties within the area.

On November 14, 2022, the Ontario Housing Authority and Applicant entered into an Exclusive Negotiating Agreement regarding the potential development of an affordable housing development known as Vista Verde II, a multiple-family apartment complex with associated improvements and amenities. In continuation of the process, on December 17, 2024, the City Council approved a Disposition and Development Agreement (DDA) 303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Email: [email protected]

PLANNING COMMISSION

AGENDA REPORT

February 25, 2025
735
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February 25, 2025

Page 2 of 32 ends

with the Applicant to facilitate the development of the subject affordable housing development.

On December 13, 2024, in association with the DDA, the Applicant submitted applications for a Planned Unit Development (File No. PUD24 -002) to establish development standards and regulations for the Holt + Allyn Planned Unit Development area and Development Plan (File No. PDEV24 -028) to facilitate the development of the proposed 144-unit multiple-family affordable housing development.

On February 19, 2025 , the Development Advisory Board conducted a public hearing regarding File No. PDEV24 -028 and adopted a Decision recommending the Planning Commission approve the Development Plan.

PROJECT SETTING: The Project site consists of 5.73 acres of land located near the northeast corner of East Holt Boulevard and Allyn Avenue, approximately 140 feet east of the intersection, within the MU -6 (East Holt Mixed Use) zoning district, which is depicted in Exhibit A: Project Location Map . The Project site encompasses five vacant parcels located at 905, 935, 947 and 957 East Holt Blvd. The parcels were previously developed with commercial and residential uses.

The Project site is surrounded by residential uses, commercial uses, and vacant land. The Project site is also located along the SBCTA West Valley Connector route on Holt Boulevard, the improvements of which are under construction (see Exhibit G: Site Photos).

The existing surrounding land uses, zoning, and Policy Plan (general plan) and specific plan land use designations are summarized in Table 1: Surrounding Zoning & Land Uses.

PROJECT ANALYSIS:

(1) Planned Unit Development (File No. PUD24-002)

The Applicant is proposing the Holt + Allyn Planned Unit Development (PUD) to facilitate the construction of the 144 -unit affordable housing development. The purpose and objective of the PUD is to establish development and design guidelines that would promote development projects that are consistent with TOP 2050, establish a sense of place and identity along the Holt Boulevard Corridor, provide a connection between the Downtown Mixed-Use area and the Ontario Airport Metro Center, achieve high -density residential developments while maintaining high quality design and construction, and encourage clustering of structurers to preserve the maximum amount of continuous open space.

A PUD is comparable to a Specific Plan in that it sets development regulations that are unique to a specific area. On the other hand, it is unlike a Specific Plan in that a PUD is typically intended to apply to a single development project or several interrelated projects that would function as a single, comprehensive project.

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Page 3 of 32 ends

(a) Land Use and Development Regulations — Consistent with the requirements of the MU-6 (East Holt Mixed Use) zoning district, the Holt + Allyn PUD allows for residential uses at a density of 14.0 to 40.0 du/ac. Non-residential uses are generally allowed within the MU-6 (East Holt Mixed Use) zoning district. However, this particular PUD area primarily anticipates residential uses, as an affordable housing development, and that any nonresidential uses would be ancillary and supportive in nature to the residential use.

In alignment with development standards and existing and future development in the area, the maximum building height allowed in the PUD is 50 feet. The building setback requirements are 0 FT from Holt Boulevard, 5 Ft from interior property lines, and 10 FT between parking spaces and living areas. Building-to-building separation requirements are a minimum 15 FT. These proposed standards are compatible with the TOP 2050 vision for the Mixed Use – Holt Boulevard area as a corridor and connection to other parts of the City.

(b) Architectural Character — As all sides of buildings will be visible from the public street, common access drives, common parking areas or adjacent parcels, the PUD requires that the architectural treatments be carried around to all sides of the buildings, providing full 360 -degree architecture. Furthermore, all towers and raised elements will be finished on all sides to appear as three -dimensional features, and buildings will feature articulated walls with offsets of at least two feet in depth. In addition, the PUD promotes the use of enhanced materials, such as precast concrete or tile, for use as base treatments and to highlight architectural features.

(c) Landscaping and Drainage — A conceptual landscape plan is required to be submitted with the Development Plan application. Broad canopy shade trees are to be used to reduce heat gain on buildings, paving and parking areas. The PUD also requires the use of drought-tolerant plant materials and a water efficient irrigation system with weather -based controllers. Furthermore, landscape areas may incorporate vegetated swales for storm water infiltration and retention basins or dry wells as may be needed. Overall, projects within the PUD area are expected to provide landscap ing designs that enhance the project aesthetics and outdoor experiences for residents, employees and visitors.

(d) Off-Street Parking and Circulation —

(i) Parking – The parking requirements within the PUD account for multiple factors including recent legislation, best practices in the region, affordable housing component, and proximity to transit. Parking requirements are summarized in Table 3: Parking Summary.

Previous studies of households within affordable housing developments have supported the conclusion that the parking needs in an affordable housing project are less than market-rate projects. In addition, existing projects within the City, including Vista Verde I, 737
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Page 4 of 32 ends

were developed with reduced parking requirements and no concerns about parking supply have been identified.

(ii) Access – The PUD specifies that primary project access to the site will be provided at a central, gated vehicular access point from Holt Boulevard. A secondary driveway for emergency vehicle access will also be provided near the west boundary of the PUD/project area.

(iii) Circulation – The PUD provides for safe vehicular and pedestrian circulation throughout the project site by promoting separate pedestrian and vehicular paths and drives.

(iv) Access to Mass Transit – Existing bus stops are located on Holt Boulevard for Omnitrans Route 61, with nearby transfer stops for Routes 83, 87 and 380 .

Additionally, the future West Valley Connector Bus Rapid Transit (BRT) line which is currently under construction on Holt Boulevard, will provide additional transit options for the public.

(2) Development Plan (File No. PDEV24-028)

(a) Site Design/Building Layout — The Project site is irregular in shape and spans approximately 630 FT wide, along Holt Boulevard, and between 304 FT to 476 FT deep.

The Project site comprises five parcels, which will require a subdivision or lot line adjustments to combine the parcels into one. The Project is designed with two four-story apartment buildings containing a total of 144 dwelling units. Each building will offer floor plans with 1, 2, and 3 bedrooms and 1 to 2 bathrooms. The 1- Bedroom units are 512 SF and 513 SF, the 2- Bedroom units are 750 SF and the 3 -Bedroom units are 1,009 SF and 1,023 SF in area (see Table 4: Dwelling Unit Statistics) . The overall density of the Project is

25.1 dwelling units/acre (du/ac), which complies with the TOP 2050 density range of 14.0 to 40.0 du/ac.

Building A, Building B, and the common open space amenities are located in the south portion of the Project site and parking lot areas are located in the north portion (see Exhibit C: Site Plan) . The buildings are setback between 20 FT and 30 FT from Holt Boulevard. The parking lot comprises uncovered parking spaces, carports and landscaped areas. The Project’s main entrance is located between Buildings A and B and will be gated. Another gated access point is located in the southwest corner of site and is designated for emergency ingress and egress.

Building A is located on the southwest section of the Project site and is configured in a U- shape, with the west, east and south sections of the building connected by open air walkways at each floor. Building A will have 91 dwelling units and will also inc lude management offices, a mail room, bicycle parking, a laundry facility, recreation room computer lab, warming kitchen, and flexible activity room. The open central area of 738
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Building A will have community amenities such as a swimming pool with lounge deck and shower facilities, outdoor gym, dog park, picnic tables, parking lot and landscape areas.

Building B is located in the southeast area and is L -shaped. Like Building A, the two sections of the building are connected by open air walkways at each floor. Building B is designed with 53 dwelling units. The open spaces on the east side of the building will provide a children’s playground, teen space and BBQ area, parking lot and storm water detention basin.

(b) Site Access/Circulation — The Project site has multiple pedestrian and vehicular access points. The main vehicular access, which is 58 FT wide, is located on Holt Blvd. between Buildings A and B, a pproximately 500 FT east of the intersection of Holt Avenue and Bon View Avenue/Allyn Avenue. This entry will be gated and is designed with a 24 FT-wide ingress lane, 26 FT-wide egress lane, enhanced paving, and a median planter with a call box. The security gate is l ocated approximately 100 FT from the front property line and the drive lanes have enough width for two vehicles each, which provides ample room for vehicle queueing.

Another gated vehicular access point is located at the southwest corner of the site and is intended for emergency vehicle ingress and egress.

The main interior circulation comprises of the entry drive located between Buildings A and B and the connecting east -west drive that also serves as a fire lane. This east -west drive provides connections to the parking lots and the emergency access lane to the west.

Pedestrian access is provided at multiple points along Holt Boulevard. Each building provides a main entry that is centrally located along the south elevations and are connected to the public sidewalk via walkways. These entries are designed with enhanced paving, seating and bicycle parking. In addition, secondary pedestrian paths are provided near the gated vehicular access points.

In addition, the Project’s location on Holt Boulevard coincides with the West Valley Connector Bus Rapid Transit line currently being constructed by San Bernardino County Transportation Authority. This bus route is designed with dedicated bus lanes to offer faster transit service than previously provided. The Project location is situated between two stops for the West Valley Connector route. One bus stop is located west of the Project, at Campus Avenue and Holt Boulevard, which is 0.3 miles from the proposed Project.

Another bus stop is located east, at Gr ove Avenue and Holt Boulevard, and is 0.4 miles from the Project. Both locations are walking distance and offer convenient and viable transportation options.

(c) Parking — The Project requires 222 vehicle parking spaces as specified in the proposed Holt + Allyn Planned Unit Development, and proposes 224 spaces, which exceeds the minimum parking required for the Project.
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The Project will provide 130 covered parking spaces (i.e. carports with solar panels), and 94 uncovered spaces. Each apartment unit will have an assigned parking space and the unassigned spaces will be used for residential, visitor, and staff parking.

All parking spaces will be located behind gates and fencing and will not be readily visible from the Holt Boulevard. The off-street parking calculations for the Project are summarized in Table 3: Parking Summary.

The Project will also provide secure bicycle parking in each building, and outdoor bike racks among the common open space areas.

(d) Architecture — The Applicant has proposed an adaptive Mission -Spanish architectural style (see Exhibit E: Elevations) . The adaptive component of the architectural design incorporates traditional Mission -Spanish design elements while accommodating the 4-story building massing and large street frontage.

 Arched thresholds;
 S-type clay roofing;
 Precast stone cornice and wall base;
 Decorative wrought iron details, railings, gates; and  Decorative tile.

The south elevation of Buildings A and B are approximately 266 FT and 165 FT wide, respectively, and highly visible from Holt Boulevard. Given the high profile and visibility of the Project, the Applicant has designed these elevations to have visual interest through the use of architectural popouts and step backs, tower elements, arches, wrought iron detail, balconies, trellises, precast st one wall base and cornices, color blocking, and decorative tile. The proposed balcony design, which is also applied throughout the Project interior, incorporates several of these design elements, resulting in an architectural feature that breaks up the building mass and provides visual interest.

(e) Landscaping — The project proposes landscaping throughout the site, including the full length of the Holt Boulevard frontage, project perimeter, off -street parking areas, and throughout the stormwater retention areas (see Exhibit F: Landscape Plan). A variety of planting materials are proposed, including trees, shrubs, grasses, and groundcovers, as follows:

 Trees: Marina strawberry, Western redbud, California sycamore, and Coast live oak  Shrubs: Powis castle artemisia, Yarrow, Bottle brush little john  Grasses: Dear grass, Pine muhly, Reed grass
 Ground Covers: Chalk sticks, Alum root hybrid

(f) Open Space/Amenities — Each unit is designed with private open space, as a patio or balcony, and directly accessed from the apartment unit and are approximately 60 SF or larger.
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The associated draft Holt + Allyn Planned Unit Development requires a minimum 15 percent of the total lot area be designed for common open space, which calculates to 37,440 SF. Overall, the Project provides about 46,045 SF of common open space, or 18 percent of the total lot area.

As proposed, the Development Plan offers a variety of common open space areas designed for a range of households and ages. The proposed 5,965 SF pool area at Building A will offer showers, lounge chairs, tables and chairs, benches, and a BBQ grill.

The surrounding area will also include a 1,324 SF outdoor gym and 910 SF fenced pet area. In addition, the passive open space area, which includes landscaping and walkways, provides an additional 10,678 SF of common open space. The open space adjacent to Building B provides a BBQ and Teen Area that is 2,223 SF, a children’s playground area that is 1,662 SF, and a passive open space that is roughly 11,270 SF.

Other passive open space areas include the front yard landscape areas, which total 12,013 SF.

Interior common space areas are also offered. Building A includes a 907 SF activity room, 1,141 SF recreation room, 540 SF conference room, and lounge areas. All common areas are available to all the residents.

(g) Signage — All Project signage is required to comply with sign regulations provided in Ontario Development Code Division 8.1. Prior to the issuance of a Building Permit for the installation of any new on-site signage, the Applicant is required to submit Sign Plans for Planning Department review and approval . Approval of a master sign program is required prior to the issuance of sign permits.

(h) Utilities (drainage, sewer) — Public utilities (water and sewer) are available to serve the Project. Furthermore, the Applicant has submitted a Preliminary Water Quality Management Plan (PWQMP), which establishes the Project 's compliance with storm water discharge/water quality requirements. The PWQMP includes site design measures that capture runoff and pollutant transport by minimizing impervious surfaces and maximizes low impact development (LID) best management practices (BMPs), such as retention and infiltration, biotreatment, and evapotranspiration. The PWQMP proposes the use of a detention basin. Any overflow drainage will be conveyed to the public street by way of parkway drains and culverts.

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

CORRESPONDENCE: As of the preparation of this Agenda Report , Planning Department staff has not received any written or verbal communications from the owners or 741
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occupants of properties surrounding the Project site or from the public in general, regarding the subject application.

AGENCY/DEPARTMENT REVIEWS: Each City agency/department has been provided the opportunity to review and comment on the subject application and recommend conditions of approval to be imposed upon the application. At the time of the Resolution preparation, recommended conditions of approval were provided and are appended to the attached Resolutions as Attachment A.

AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) COMPLIANCE: The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.

On April 19, 2011, the City Council of the City of Ontario approved and adopted the ONT ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Cou nties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending body for the Planned Unit Develop ment and the decision-making body for the Development Plan, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2 -2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5).

As a result, the Planning Commission finds and determines that the Project , when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.

COMPLIANCE WITH THE ONTARIO PLAN: The proposed Project is consistent with the principles, goals and policies contained within the Vision, Governance, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan (TOP). More specifically, the goals and policies of TOP that are furthered by the proposed Project are as follows:

(1) City Council Goals

• Invest in the Growth and Evolution of the City's Economy • Operate in a Businesslike Manner
• Focus Resources in Ontario's Commercial and Residential Neighborhoods • Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)

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(2) Vision

Distinctive Development that integrates our varied and diverse focal points, districts, centers, corridors, and neighborhoods to provide a feeling of coherence without sacrificing uniqueness.

Commercial and Residential Development

• Development quality that is broadly recognized as distinctive and not exclusively tied to the general suburban character typical of much of Southern California.

• A demonstrated ability to attract housing in pursuit of our acknowledged responsibility to balance housing with the job growth that drives our quality of life.

• Distinctive and well-maintained neighborhoods that offer exceptional variety in lifestyles, with convenient access to schools, recreation and cultural facilities, places of worship, places of employment and shopping.

(3) Governance

Decision Making

Goal G1: Sustained decision-making that consistently moves Ontario towards its Vision by using The Ontario Plan as a framework for assessing choices.

• G1-1 Consistency with Policies. We require that staff recommendations to the City Council be consistent with adopted City Council Priorities (Goals and Objectives) and The Policy Pan.

• G1-2 Long-term Benefit . We require decisions to demonstrate and document how they add value to the community and support the Ontario Vision.

(4) Policy Plan (General Plan)

Land Use Element

Goal LU-1 Balance: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.

• LU-1.1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned 743
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infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City.

• LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.

Goal LU-2 Compatibility: Compatibility between a wide range of uses and a resultant urban patterns and forms.

• LU-2.1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests.

• LU-2.5 Regulation of Uses. We regulate the location, concentration, and operation of uses that have impacts on surrounding land uses.

• LU-2.6 Infrastructure Compatibility . We require infrastructure to be aesthetically pleasing and in context with the community character.

• LU-2.11 Context -Aware Transitions and Connections. We require new development projects and land-planning efforts to provide context-aware and appropriate transitions and connections between existing and planned neighborhoods, blocks, sites, and buildings.

Goal LU -3 Flexibility : Staff, regulations and processes that support and allow flexible response to conditions and circumstances in order to achieve the Vision.

• LU-3.1 Development Standards. We maintain clear development standards which allow flexibility to achieve our Vision and provide objective standards that ensure predictability and deliver the intended physical outcomes.

Goal LU -5 Airport Planning : Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.

• LU-5.7 ALUCP Consistency with Land Use Regulations. We comply with state law that requires general plans, specific plans, and all new development to be consistent with the policies and criteria set forth within an Airport Land Use Compatibility Plan for any public-use airport.

Housing Element

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Goal H-1 Neighborhoods & Housing : Stable neighborhoods of quality housing, ample community services, and public facilities, well -maintained infrastructure, and public safety that foster a positive sense of identity.

• H-1.2 Neighborhood Conditions. We direct efforts to improve the long -term sustainability of neighborhoods through comprehensive planning, provision of neighborhood amenities, rehabilitation and maintenance of housing, and community building efforts.

Goal H -2 Housing Supply & Diversity : Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario.

• H-2.1 Corridor Housing. We revitalize transportation corridors by encouraging the production of higher density residential and mixed -uses that are architecturally, functionally, and aesthetically suited to corridors.

• H-2.5 Housing Design. We require architectural excellence through adherence to City design guidelines, thoughtful site planning, environmentally sustainable practices, and other best practices.

• H-2.6 Infill Development. We support the revitalization of neighborhoods through the construction of higher -density residential developments on underutilized residential and commercial sites.

Community Economics Element:

Goal CE-1 Complete Community: A complete community that provides for all incomes and stages of life.

• CE-1.1 Jobs -Housing Balance. We pursue improvement to the Inland Empire’s balance between jobs and housing by promoting job growth that reduces the regional economy’s reliance on out-commuting.

• CE-1.6 Diversity of Housing. We collaborate with residents, housing providers, and the development community to provide housing opportunities for every stage of life; we plan for a variety of housing types and price points to encourage the development of housing supportive of our efforts to attract business in growing sectors of the community while being respectful of existing viable uses.

Goal CE -2 Placemaking : A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be.

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• CE-2.1 Development Projects . We require new development and redevelopment to create unique, high-quality places that add value to the community.

• CE-2.2 Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional, and sustainable places that will compete well with their competition within the region.

• CE-2.4 Protection of Investment. We require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.

• CE-2.5 Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.

Mobility Element

Goal M-1 Roadway System : A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.

• M-1.4 Complete Streets. We work to provide a complete, balanced, context-aware, multimodal transportation network that meets the needs of all users of streets, roads, and highways, including motorists, pedestrians, bicyclists, children, persons with disabi lities, seniors, movers of commercial goods, and users of public transportation. We prioritize implementation of complete streets improvements in environmental justice areas to facilitate opportunities for residents to use active transportation systems.

Goal M -2 Active Transportation : A system of trails and corridors that facilitate and encourage active modes of transportation.

• M-2.3 Pedestrian Walkways. We require streets to include sidewalks and visible crosswalks at major intersections where necessary to promote safe and comfortable mobility between residential areas, businesses, schools, parks, recreation areas, and other key destination points.

Community Design Element

Goal CD -1 Image & Identity : A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses.

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• CD-1.2 Place Types. We establish Place Types in urban, mixed use, and transit-oriented areas to foster the City's identity as a premier community and require new development within each Place Type to incorporate prescribed urban patterns, forms, and placemaking priorities.

• CD-1.4 Transportation Corridors. We will enhance our major transportation corridors within the City through landscape, hardscape, signage and lighting. The extent of enhancement should be appropriate to the use, type, and context of each corridor.

Goal CD-2 Design Quality: A high level of design quality resulting in neighborhoods, public spaces, parks, and streetscapes that are attractive, safe, functional, human -scale, and distinct.

• CD-2.1 Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:

1. Building volume, massing, and height to provide context - appropriate scale and proportion;

2. Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.

• CD-2.4 Urban, Mixed Use, and Transit -oriented Areas. We establish Place Types to require mixed use, urban, and transit-oriented areas to be designed and developed as pedestrian oriented areas that are integrated with adjacent neighborhoods and promote a vi brant, comfortable, and functional environment, as defined for each Place Type.

• CD-2.8 Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and vis ually isolated spaces, maintaining visibility and accessibility, and using lighting.

• CD-2.9 Landscape Design. We encourage durable, sustainable, and drought-tolerant landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.

• CD-2.10 Parking Areas. We require all development, including single -family residential, to minimize the visual impact of surface, structured, and garage parking areas visible from the public realm in an aesthetically pleasing, safe and environmentally sensitive manner. Examples include:

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1. Surface parking: Shade trees, pervious surfaces, urban run -off capture and infiltration, and pedestrian paths to guide users through the parking field.

• CD-2.11 Entry Statements. We encourage the inclusion of amenities, signage, and landscaping at the entry to neighborhoods, commercial centers, mixed use areas, industrial developments, and public places that reinforce them as uniquely identifiable places.

• CD-2.13 Entitlement Process. We work collaboratively with all stakeholders to ensure a high degree of certainty in the efficient review and timely processing of all development plans and permits.

Goal CD -3 Urban, Mixed Use, and Transit -Oriented Place Types : Vibrant urban environments that are organized around intense buildings, pedestrian and transit areas, public plazas, and linkages between and within developments that are conveniently located, visually appealing and safe during all hours.

• CD-3.1 Unique Identity. We promote development that heightens the unique character and identity of each Place Type by requiring compatible land uses and land planning, site design, and building design that promotes an active public realm.

• CD-3.2 Comfortable, Human -Scale Public Realm. We require that public spaces, including streets, parks, and plazas on both public and private property be designed to maximize safety, comfort and aesthetics and connect to the citywide pedestrian, vehicular, and bicycle networks.

• CD-3.4 Context- Aware and Appropriate Design. We require appropriate building and site design that complements existing development, respects the intent and identity of the Place Type, and provides appropriate transitions and connections between adjacent uses to ensure compatibility of scale, maintain an appropriate level of privacy for each use, and minimize potential conflicts.

• CD-3.5 Active Frontages. We create lively pedestrian streetscapes by requiring primary building, business, and residential entrances, outdoor dining, and storefronts be located on ground floors adjacent to sidewalks or public spaces and designed to maximiz e safety, comfort, aesthetics, and the intended functionality (as defined by the Place Type).

Goal CD-5 Protection of Investment: A sustained level of maintenance and improvement of properties, buildings, and infrastructure that protects property values and encourages additional public and private investments.

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• CD-5.1 Maintenance of Buildings and Property. We require all public and privately-owned buildings and property (including trails and easements) to be properly and consistently maintained.

• CD-5.2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.

HOUSING ELEMENT COMPLIANCE: The Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The Project site is one of the properties listed in the Housing Element Sites contained in Tables B -1 and B -2 (Housing Element Sites Inventory) of the Housing Element Technical Report. The Housing Element Sites Inventory designates the site for 108 units in the very low/low -income category; however, the proposed Project includes 144 units in the very low/low -income category, exceeding the originally anticipated number. The Housing Element Sites Inventory will be amended to reflect this change.

ENVIRONMENTAL REVIEW: The Project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183 (Projects Consistent with a Community Plan or Zoning) of the CEQA Guidelines . The Project qualifies for an exemption because the following findings can be made:

1. The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified. The Project site is within the Holt Boulevard Mixed Use Area as designated by TOP 2050 and would contain 144 residential units across two buildings. This is consistent with the uses analyzed in the TOP 2050 Supplemental EIR and allowed by the Holt Boulevard Mixed Use Area designation.

2. There are no Project specific effects which are peculiar to the Project or its site, and which the TOP 2050 Supplemental EIR failed to analyze as significant effects.

The subject property is similar to other properties in the area, including its land use designation and zoning. The property does not support any peculiar environmental features, and the Project would not result in any peculiar effects .

The TOP 2050 anticipated the proposed development on the project site and Project impacts were adequately analyzed by the TOP 2050 Supplemental EIR. The TOP 2050 Supplemental EIR identified three environmental impact areas for which mitigation measures were required to reduce potential environmental impacts to a less than significant level: (1) cultural resources; (2) geology and soils; and (3) tribal cultural resources. The proposed project will be required to comply with these mitigations where applicable. The TOP 2050 Supplemental EIR also identified that the TOP 2050 would result in significant and unavoidable environmental impacts that could not be avoided or reduced to less than significant levels through mitigation measures. These include: (1) air quality; (2) cultural resources; (3) noise; (4) transportation. The proposed project will not create additional 749
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significant or unavoidable impacts that were not already addressed through the TOP 2050 Supplemental EIR.

3. There are no potentially significant off -site and/or cumulative impacts which the TOP 2050 Supplemental EIR failed to evaluate. The Project is consistent with the land use characteristics of the development considered by the TOP 2050 Supplemental EIR and would represent a small part of the growth that was forecasted for build -out of the TOP 2050. The TOP 2050 Supplemental EIR considered the incremental impacts of the Project, and no new Project -specific impacts are anticipated. Therefore, the Project would not result in any potentially significant cumulative impacts which were not previously evaluated in the TOP 2050 Supplemental EIR.

4. There is no substantial new information which results in more severe impacts than anticipated by the TOP 2050 Supplemental EIR . No new information has been identified which would result in a determination that the Project would have a more severe impact than anticipated by the TOP 2050 Supplemental EIR.

5. The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR . The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR and subsequently adopted by the City.

These TOP 2050 Supplemental EIR mitigation measures will be undertaken through Project design, compliance with regula tions and ordinances, the Project’s conditions of approval, and City permit processing.

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TECHNICAL APPENDIX:

Table 1: Surrounding Zoning and Land Uses
Existing
Land Use
Policy Plan
Designation
Zoning
Designation
Specific Plan
Land Use
Site Vacant Mixed-Use – Holt (MU-
Holt)
MU-6 (East Holt Mixed
Use) N/A
North Residential Mixed-Use – Holt (MU-
Holt)
MU-6 (East Holt Mixed
Use) N/A
South Vacant, Residential Business Park (BP) IP (Industrial Park) N/A East Commercial Service,
Residential
Mixed-Use – Holt (MU-
Holt)
MU-6 (East Holt Mixed
Use) N/A
West Retail, Residential Mixed-Use – Holt (MU-
Holt)
MU-6 (East Holt Mixed
Use) N/A

Table 2: General Site & Building Statistics
Item Required Min./Max.
(per TOP 2050 and PUD24-002) Provided (Ranges) Meets
Y/N
Project area (in acres): N/A 5.73 N/A
Maximum project density
(dwelling units/ac): 40.0 du/ac 21.5 du/ac Y
Front yard setback (in FT): 0 FT 20 FT to 30 FT Y
Interior Property LIne setback (in
FT): 5 FT 57 FT to 231 FT Y
Parking setback (in FT): 5 FT 5 FT Y
Building to Building setbacks (in
FT): 30 FT 86 FT Y
Maximum dwelling
units/building:

14.0 to 40.0 DU/AC

1.0 F.A.R. max – retail

2.0 F.A.R. - office

25.1 DU/AC
No retail/office Y
Maximum height (in FT): 50 FT 50 FT Y
Open space – private: 60 SF 60 SF Y
Open space – common: 15 % of total lot area 18 % of total lot area Y

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Table 3: Parking Summary
Type of Use No. Units Parking Ratio Spaces
Required
Spaces
Provided
1-Bedroom 13 1.0 space per unit 13
224
2-Bedroom 68 1.3 spaces per unit 88.4
3-Bedroom 63 1.7 spaces per unit 107.1
Visitor Parking -- 0.075 spaces per unit 10.8
Staff Parking -- Based on employees onsite 3
TOTAL 144 222 224

Table 4: Dwelling Unit Statistics:

Unit Type Unit Size (in SF) No. Bedrooms No. Bathrooms Private Open Space (in SF) No. Unit Types
1 Bedroom 512 SF;
513 SF
1 1 60 SF - 116 SF 13
2 Bedroom 750 SF 2 1 60 SF - 97 SF 68
3 Bedroom 1,009 SF;
1,021 SF
3 2 60 SF - 97 SF 63

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Exhibit A: PROJECT LOCATION MAP

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Exhibit B: Holt + Allyn Planned Unit Development

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Exhibit C: SITE PLAN

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Exhibit D: FLOOR PLAN

Building A – 1st Floor
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Exhibit D: FLOOR PLAN (cont.)

Building A – 2nd Floor

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Exhibit D: FLOOR PLAN (cont.)

Building A – 3rd & 4th Floors

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Exhibit D: FLOOR PLAN (cont.)

Building B – 1st Floor

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Exhibit D: FLOOR PLAN (cont.)

Building B – 2nd Floor

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Exhibit D: FLOOR PLAN (cont.)

Building B – 3rd & 4th Floor

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Exhibit E: EXTERIOR ELEVATIONS

Building A Elevations

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Exhibit E: ELEVATIONS (cont.)

Building B Elevations

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Exhibit F: LANDSCAPE PLAN

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Exhibit G: SITE PHOTOS

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Attachment A:

Resolution for File No. PUD24-002
Holt + Allyn Planned Unit Development

(Document to follow this page)

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RESOLUTION NO. PC25-004

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE FILE NO. PUD24-002, A PLANNED UNIT DEVELOPMENT TO

CREATE DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
FOR A 144-UNIT MULTIPLE-FAMILY APARTMENT PROJECT ON 5.73

ACRES OF LAND LOCATED NEAR THE NORTHEAST CORNER OF

EAST HOLT BOULEVARD AND ALLYN AVENUE, AND MAKING
FINDINGS IN SUPPORT THEREOF —APN: 1048-481-06, 1048- 481-07, 1048-481-08, 1048-481-28, 1048-481-29

WHEREAS, NATIONAL CORE ("Applicant") has filed an Application for the approval of a Planned Unit Development, File No. PUD24-002, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and

WHEREAS, the Application applies to 5.73 acres of land generally located near the northeast corner of East Holt Boulevard and Allyn Avenue, approximately 140 feet east of the intersection, within the MU-6 (East Hold Mixed Use) zoning district, and is presently vacant; and

WHEREAS, the property to the north of the Project site is within the MU -6 (East Holt Mixed Use) zoning district, and is developed with residential uses. The property to the east is within the MU -6 (East Holt Mixed Use) zoning district, and is developed with commercial and residential uses. The property to the south is within the IP (Industrial Park) zoning district, and is developed with residential uses and vacant land. The property to the west is within the MU-6 (East Holt Mixed Use) zoning district, and is developed with retail and residential uses; and

WHEREAS, on January 27, 2010, the Ontario City Council certified The Ontario Plan Environmental Impact Report in conjunction with File No. PGPA06-001 (City Council Resolution No. 2010-006), and on August 16, 2022, the Ontario City Council certified The Ontario Plan 2050 Update Supplemental Environmental Impact Report in conjunction with File No. PGPA20 -002 (City Council Resolution No. 2022- 129). The Ontario Plan and associated Environmental Impact Report analyzed the Project site and established guidelines for development, including but not limited to, general land use (Mixed Use – Holt (MU-Holt), which stipulates 14.0 to 40.0 du/ac, 2.0 FAR for office uses, and 1.0 FAR for retail uses); and

WHEREAS, on December 17, 2024, the Ontario Housing Authority approved a Disposition and Development Agreement with the Applicant to facilitate the development of the subject affordable housing development; and

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

WHEREAS, the Project is exempt from CEQA through Section 15183, and the application of that exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 153183.3; and

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

WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan 2050, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and

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

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

WHEREAS, on February 25, 2025, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and

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

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

SECTION 1: Environmental Determination and Findings. As the recommending authority for the Project, the Planning Commission has reviewed and 768
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considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:

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

(2) The proposed Development Plan is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183 (Project Consistent with a Community Plan or Zoning) of the CEQA Guidelines and meets all of the following conditions:

(a) The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified . The Project site is within the Holt Boulevard Mixed Use Area as designated by TOP 2050 and would contain 144 residential units across two buildings.

This is consistent with the uses analyzed in the TOP 2050 Supplemental EIR and allowed by the Holt Boulevard Mixed Use Area designation.

(b) There are no Project specific effects which are peculiar to the Project or its site, and which the TOP 2050 Supplemental EIR failed to analyze as significant effects. The subject property is similar to other properties in the area, including its land use designation and zoning. The property does not support any peculiar environmental features, and the Project would not result in any peculiar effects. The TOP 2050 anticipated the proposed development on the project site and Project impacts were adequately analyzed by the TOP 2050 Supplemental EIR. The TOP 2050 Supplemental EIR identified three environmental impact areas for which mitigation measures were required to reduce potential environmental impacts to a less than significant level: (1) cultural resources; (2) geology and soils; and (3) tribal cultural resources. The proposed project will be required to comply with these mitigations where applicable. The TOP 2050 Supplemental EIR also identified that the TOP 2050 would result in significant and unavoidable environmental impacts that could not be avoided or reduced to less than significant levels through mitigation measures. These include: (1) air quality; (2) cultural resources; (3) noise; (4) transportation. The proposed project will not create additional significant or unavoidable impacts that were not already addressed through the TOP 2050 Supplemental EIR.

(c) There are no potentially significant off -site and/or cumulative impacts which the TOP 2050 Supplemental EIR failed to evaluate. The Project is consistent with the land use characteristics of the development considered by the TOP 2050 Supplemental EIR and would represent a small part of the growth that was forecasted for build-out of the TOP 2050. The TOP 2050 Supplemental EIR cons idered 769
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the incremental impacts of the Project, and no new Project -specific impacts are anticipated. Therefore, the Project would not result in any potentially significant cumulative impacts which were not previously evaluated in the TOP 2050 Supplemental EIR.

(d) There is no substantial new information which results in more severe impacts than anticipated by the TOP 2050 Supplemental EIR . No new information has been identified which would result in a determination that the Project would have a more severe impact than anticipated by the TOP 2050 Supplemental EIR.

(e) The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR . The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR and subsequently adopted by the City. These TOP 2050 Supplemental EIR mitigation measures will be undertaken through Project design, compliance with regulat ions and ordinances, the Project’s conditions of approval, and City permit processing; and

(3) The application of the exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and

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

SECTION 2: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending body for the Project, the Planning Commission finds that based on the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The Project site is one of the properties listed in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report. The Housing Element Sites Inventory designates the site for 108 units in the very low/low -income category; however, the proposed Project includes 144 units in the very low/low -income category, exceeding the originally anticipated number. The Housing Element Sites Inventory will be amended to reflect this change.

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

The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.

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(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area , as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. A s the recommending body for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2 -2) and Safety Zones ( ONT ALUCP Map 2 -2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones ( ONT ALUCP Map 2-3), [3] Airspace protection Zones ( ONT ALUCP Map 2- 4), and [ 4] Overflight Notification Zones ( ONT ALUCP Map 2-5). As a result, the Planning Commission therefore finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and

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

(1) The proposed PUD, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan 2050 . The proposed Project is located within the Mixed Use – Holt Boulevard land use district of the Policy Plan Land Use Map, and the MU -6 (East Hold Mixed Use) zoning district. The development standards and conditions under which the proposed project will be c onstructed and maintained, is consistent with goals, policies, and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan.

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

The Planning Commission has required certain safeguards, and has required certain changes, which have been established to ensure that: [i] the purposes of the Planned Unit Development are maintained; [ii] the project will not endanger the public health, safety or general welfare; [iii] the project will not result in any significant environmental impacts; [iv] the project will be in harmony with the area in which it is located; and [v] the project will be in full conformity with the Vision, City Council Prio rities and Policy components of The Ontario Plan 2050.

(3) In the case of an application affecting specific property(ies), the proposed PUD, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. A thorough review and analysis 771
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of the proposed project and its potential to adversely impact properties surrounding the subject site was complete d by City staff. As a result of this review, certain design considerations were incorporated into the project to mitigate the identified impacts to an acceptable level, including the use of the upgraded materials, the inclusion of certain architectural design elements on building exteriors, intensified landscape elements, and decorative hardscape elements.

(4) In the case of an application affecting specific property(ies), the subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. In preparing the proposed PUD, a thorough review and analysis of the proposed project and the project site’s physical suitability for the proposed project was completed, included analysis of the project size, shape, intensity of development, building height, building setbacks, site access, site landscaping and drainage, fences and walls, vehicle circulation, pedestrian connections, availability of mass transit, necessary street dedication and easements, public right -of-way improvements, availability of utilities and other infrastructure needs, off -street parking and circulation, building orientation and streetscapes, architectural character, building materials and color, and site signage.

(5) The proposed PUD is superior to that which could be obtained through the application of the Development Code or a specific plan. The proposed PUD addresses aspects of the project that are specifically related to the Development Plan proposed in conjunction with PUD application, including necessary building setbacks, site access points, off-street parking and site circulation, and architectural character.

SECTION 5: Planning Commission Action. Based upon the findings and conclusions set forth in Sections 1 through 4, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Planned Unit Development, attached hereto as " Attachment A, " and incorporated herein by this reference.

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

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

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ATTACHMENT A:

File No. PUD24-002
Holt + Allyn Planned Unit Development

(Departmental conditions of approval to follow this page)

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PREPARED BY:

National Community Renaissance ®
9692 Haven Avenue, Suite 100
Rancho Cucamonga, CA 91730

ONYX ARCHITECTS
316 N. Sierra Madre Blvd.

Pasadena, CA 91107

HOLT + ALLYN PLANNED UNIT DEVELOPMENT
FILE NO: PUD24-002
DRAFT: DECEMBER 2024
REVISED: JANUARY 2025
776

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TABLE OF CONTENTS

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

1.1 Overview .......................................................................................................... 5

2. PROJECT OBJECTIVES ................................................................................... 7

2.1 General Plan Consistency .............................................................................. 7

2.2 Center City Redevelopment Plan Objectives ............................................ 12

2.3 PUD District Purpose And Objectives ........................................................... 12

3. LAND USE PLAN ........................................................................................ 14

3.1 Land Use Designation ................................................................................... 14

3.2 Permitted Uses................................................................................................ 16

4. DEVELOPMENT REGULATIONS AND DESIGN STANDARDS .......................................... 17

4.1 Building Intensity ............................................................................................ 17

4.2 Building Height ............................................................................................... 17

4.3 Building Setbacks ........................................................................................... 18

4.4 Building Separation ....................................................................................... 18

4.5 Building Orientation ....................................................................................... 18

4.6 Building Types ................................................................................................. 19

4.7 Architectural Character ............................................................................... 20

4.8 Materials And Detailing................................................................................. 21

4.9 Storage ........................................................................................................... 24 TOC
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4.10 Open Space .................................................................................................. 24

4.11 Parking Standards .......................................................................................... 25

4.12 Parking Design ............................................................................................... 26

4.13 Equipment Screening ................................................................................... 27

4.14 Fences And Walls........................................................................................... 27

4.15 Signs ................................................................................................................ 27

4.16 Service Facilities ............................................................................................. 28

5. CIRCULATION & INFRASTRUCTURE ................................................................... 29

5.1 Vehicle Circulation ........................................................................................ 29

5.2 Pedestrian Connections ............................................................................... 29

5.3 Mass Transit ..................................................................................................... 29

5.4 Street Dedications And Easements ............................................................. 30

5.5 Public Right-Of-Way Improvements ............................................................ 31

5.6 Infrastructure .................................................................................................. 31

5.7 Landscaping + Drainage Plan ..................................................................... 32

6. ADMINISTRATION ........................................................................................ 34

6.1 Items Not Addressed In PUD ......................................................................... 34

6.2 Development Applications .......................................................................... 34

6.3 Administrative Exceptions ............................................................................. 34

6.4 Amendments to the PUD .............................................................................. 34

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5 1. INTRODUCTION

1.1 OVERVIEW

The Holt + Allyn Planned Unit Development (PUD) is intended to function as a set of planning and design principles, development regulations , and performance standards to guide and govern the development of five parcels bounded by Holt Boulevard to the south and residential parcels along Nocta Street to the north and Allyn Avenue to the west [see Exhibit 1-1, Project Location Map]. The project site is envisioned to accommodate a high-quality residential use development on the parcels that face Holt B oulevard. The Holt + Allyn Planned Unit Development (PUD) will replace the existing zone district designations and zoning standards that apply to the affected properties.

Unless otherwise defined herein, definitions and interpretations contained in the Development Code shall apply . City Staff and private developers will rely on this PUD to determine whether precise plans for development (“Development Plans”) will adequately meet the City’s land use and design objectives.

Located near the northeast corner of East Holt Boulevard and North Allyn Avenue, the 5.73-acre site is situated along the Holt Boulevard Corridor and within the East Holt Boulevard Mixed Use Area. Through these designations, the Ontario Plan seeks to encourage the redevelopment of Holt Boulevard into medium-density residential uses integrated with commercial, workplace, and urban facades.

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6 EXHIBIT 1-1: PROJECT LOCATION MAP

PUD Area
Holt Boulevard
N
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7 2. PROJECT OBJECTIVES

2.1 GENERAL PLAN CONSISTENCY

Within the Ontario Policy Plan (General Plan) the Holt + Allyn PUD site is designated Mixed Use – Holt Blvd. The Ontario Plan describes the Mixed-Use – Holt Blvd designations as “ a low-rise (3-5 stories) intensification of the Holt Corridor. The intent is to create identity and place, connect the corridor to Downtown, and connect the Downtown to the Ontario Airport Metro Center.” Within the community design element, the Policy Plan envisions all corridors to carry unique identities with infill development ; create comfortable, safe, human-scale public real ms, including pedestrian paths, such as sidewalks that provide access to new housing , and meet mobility needs of residents, transit riders, workers and visitors; complete and connect mobility networks for convenient bicycle travel; accentuate the linear nature of the corridor by providing seamless transitions from less intense residential neighborhoods to higher density infill sites; and enable and promote human activity through activated street frontages.

The Holt + Allyn Apartments are consistent with the principles, goals, and policies contained within the components that make up the Ontario Policy Plan, including (1) Vision, (2) Policy Plan, (3) Implementation Programs, and (4) City Council Priorities. The policies implemented by this PUD are as follows:

1. VISION

On February 13, 2007, the Ontario City Council adopted The Ontario Vision . The central them e that motivates the Vision is – “A sustained, community -wide prosperity which continuously adds value and yields benefits.” Everything the City does and every action the City takes is done with 2 N
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this simple yet comprehensive theme in mind, from the design quality of the built environment, to the intent of designing socio -economic programs, to the way in which its leaders govern as a community. In discussing a Vision that would endure for the lifetime of The Ontario Plan (30 years or more), the City Council recognized that there are four components that serve as the basic building blocks that set the foundation for a unified and prosperous community . These foundational blocks must be expressed and widely accepted throughout the Plan’s lifetime. They are:

1. A Dynamic Balance that enables our community to confront the continued vigorous growth of the region and technological change with confidence and a sense of opportunity.

2. A Prosperous Economy that sustains the perception and reality of prosperity across our entire community that positively impacts all the people of Ontario and is broadly – though not uniformly – shared.

3. Distinctive Development that integrates our varied and diverse focal points, districts, villages, and neighborhoods to provide a feeling of coherence without sacrificing uniqueness.

4. Recognized Leadership in local governance that stimulates excellence and serves to unify the people of Ontario in support of best practices in conducting public endeavors.

The Holt + Allyn PUD will implement the Ontario Vision in ways that will further the City’s desire to be a sustainable and prosperous community.

RESIDENTIAL DEVELOPMENT
• The PUD allows for the development of multifamily housing on a site near schools, recreation, and cultural facilities, places of worship, pl aces of employment and shopping, and a future high-quality public transportation line.

• The development standards encourage multifamily residential development , further diversifying the City’s housing stock and balancing the City’s jobs -to-housing ratio that is essential to maintain quality of life within the community.

• The PUD encourages a comprehensive and diverse housing stock that offers broad choices for the diverse workforce and local families, by introducing new affordable multifamily housing units.

DEVELOPMENT QUALITY
• The PUD requires a well -designed project with high -quality materials that complement the existing neighborhood and will enhance the distinctive architectural styles within the City.

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• The development standards require future projects to consider the existing built environment and open spaces, ensuring careful attention to detail at every scale, including public and private spaces and structures.

MOBILITY
• The PUD is located along the future West County Connector bus rapid transit (BRT) line currently under construction and encourages higher-density development near high- frequency transportation facilitating an exceptional degree of movement and connectivity.

• Within the development standards, proposed projects will provide features and amenities to encourage the use of alternative forms of transportation including bicycles, buses, and walking.

PUBLIC SAFETY
• The PUD will ensure that the project is integrated into the existing neighborhood and that connections are made to residential neighborhoods, schools, parks, community centers , and cultural facilities in the surrounding area.

LEISURE AND CULTURAL ACTIVITIES
• The PUD will require r ecreational amenities, community facilities, and programs that offer ample recreation and cultural involvement by a diverse resident population.

RESOURCE CONSERVATION AND ENHANCEMENT
• The location of the PUD on the future West County Connector line provides a unique opportunity to reduce vehicle trips and air pollutants, resulting in improved air quality in Ontario and the region.

2. POLICY PLAN

Goal LU1 : Balance. A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.
• The PUD allows for the development of a multifamily residential project on infill parcel s preserving open space and ensuring access to necessary services and infrastructure. The proposed project will be affordable to households earning less than 60 percent of the area median income (AMI) which will provide opportunities for lower-income families to live close to work, commute via public transportation, and maintain a decent quality of life. The 784

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PUD will also encourage sustainable development practices and LEED certification within all applicable projects.

Goal LU2: Compatibility. Compatibility between a wide range of uses. • The PUD evaluates the existing uses surrounding the property and buffers new development through setbacks and step backs.

Goal LU3: Flexibility. Staff, regulations, and processes that support and allow flexible responses to conditions and circumstances to achieve the Vision.
• The establishment of the PUD allows for clear development standards that allow flexibility to achieve the Ontario Vision, improve livability, reduce vehicular trips, create community gathering places and activity nodes, and help create identity.

Goal H1: Neighborhoods + Housing Development Standards. Stable neighborhoods of quality housing, ample community services and public facilities, well -maintained infrastructure, and public safety that foster a positive sense of identity
• The PUD will improve the long -term sustainability of neighborhoods through comprehensive planning, provision of neighborhood amenities, rehabilitation and maintenance of housing, and community-building efforts. The PUD will also ensure that adequate public services, infrastructure, open space, parking , traffic manage ment, pedestrian, and bicycle routes, as well as public safety related to the project are consistent with the City’s master and neighborhood plans.

Goal H2: Housing Supply & Diversity. Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics and support and reinforce the economic sustainability of Ontario.
• The PUD will revitalize the Holt Boulevard corridor, in conjunction with the construction of the West County Connector by encouraging the production of higher density residential uses that are architecturally, functionally, and aesthetically suited to corridors. The PUD also encourages infill development on a vacant parcel that is identified within the City’s 2021-2028 Housing Element as an opportunity site to meet the City’s Regional Housing Needs Allocation (RHNA). A proposed project on the site will be affordable to households earning less than 60 percent of the area median income (AMI) which will provide opportunities for lower income families to live close to work, commute via public transportation, and maintain a decent quality of life.

Goal H4: Housing Assistance. Increased opportunities for low and moderate-income households and families to afford and maintain quality ownership and rental housing opportunities, including move-up opportunities.
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• The PUD is a collaborative partnership with a nonprofit affordable housing developer to produce affordable housing and supports the City’s goal to provide rental assistance for individuals and families earning extremely low, very low, and low income with funding from the state and federal government.

Goal H5: Special Needs Housing . A full range of housing types and community services that meet the special housing needs for all individuals and families in Ontario, regardless of income level, age, or other status.
• The PUD allows for and encourages the development of larger rental apartments that are appropriate for families with children, including, as feasible, the provision of supportive services, recreation, and other amenities.

3. HOUSING ELEMENT PRINCIPLES

This PUD furthers the City of Ontario Housing Element by implementing core principles included therein, such as:
• Providing a range of housing for all income levels is essential to a complete community. • Affordable, quality housing helps attract and retain a qualified workforce and supports a prosperous local economy.

4. CITY COUNCIL PRIORITIES

The Holt + Allyn PUD is consistent with the City Council’s desire to:
• Invest in the Growth and Evolution of the City’s Economy. • Focus Resources in Ontario’s Commercial and Residential Neighborhoods • Ensure the Development of a Well Planned, Balanced, and Self -Sustaining Community in the New Model Colony

5. IMPLEMENTATION

The Holt + Allyn PUD implements the Ontario Plan as the PUD is a public-private p artnership proposing a multifamily Development Project on a site identified within the City’s Housing Element land inventory and furthers the City’s goal to apply for funding from the Affordable Housing Sustainable Communities (AHSC) Program to connect housing and transit to reduce greenhouse gas emissions.

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2.2 CENTER CITY REDEVELOPMENT PLAN OBJECTIVES

The Center City Project Area encompasses the historic Euclid Avenue District, including parts of East Holt Boulevard. Ontario's City Hall and surrounding Civic Center, Senior Center, Main Library, the Museum of History and Art, Ontario Town Square, and the Law School of the University of La Verne are all within the Center City project area. Development within the downtown area is designed to create an immediate and positive identity transforming the vicinity into a comfortable place to stroll and be seen. Along the Holt Boulevard Corridor and surrounding neighborhoods, the PUD encourages the development of low-rise buildings that include both residential and a mixture of retail uses to maximize the economic vitality of the community and create an urban environment where residents can live and work in Ontario . It also seeks to boost commercial activity by increasing the supply of housing and improving aesthetics on major corridors such as Holt Boulevard.

The goals of the Center City Project include:
• Improving aesthetics along major corridors.
• Promoting the creation of a mixed-use urban village in the Civic Center area; and • Preserving the City's historic commercial structures, neighborhoods, and housing stock.

This PUD furthers each of those goals by laying the foundation for catalytic redevelopment along the East Holt Boulevard corridor – a connecting arterial into the City’s downtown core.

2.3 PUD DISTRICT PURPOSE AND OBJECTIVES

The purpose of the Holt + Allyn PUD as part of the MU-6 (East Holt Mixed-Use) District is to secure the residential uses of the general plan; promote high-quality design standards in urban design; encourage the development of mixed -use residential communities , all while establishing regulations and standards appropriate to the specific need for affordable housing for working families in the area.

The intent of the Holt + Allyn PUD is to:

• Promote development projects that are consistent with The Ontario Plan and Policy Plan.

• Establish a sense of place and identity along the Holt Boulevard Corridor and provide a connection between the Downtown Mixed-Use Area and the Ontario Airport Metro Center.

• Achieve high-density residential development or mixed-use development, and diversification of housing types, while maintaining high quality in design and construction. 787

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• Encourage clustering of structures to preserve a maximum amount of continuous open space.
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14 3. LAND USE PLAN

3.1 LAND USE DESIGNATION

The Holt + Allyn Planned Unit Development (PUD ) includes 5 parcels that are designated Mixed Use (MU) within the Ontario Plan and MU-6 in the City’s Zoning Map. The MU-6 zoning district was established to accommodate the intensification of the East Holt Boulevard Corridor with low -rise (up to 5 stories) buildings accommodating a mix of retail and office uses at a development intensity of up to 2.0 FAR and 1.0 FAR, respectively, and residential uses at a density of 14 to 40 DU/AC.

The MU -6 zoning district intends to create identity and place along the East Holt Boulevard Corridor and provide a connection between the Downtown Mixed-Use Area and the Ontario Airport Metro Center. The MU-6 zoning district is consistent with and implements the East Holt Mixed Use Area land use designation of the Policy Plan component of The Ontario Plan.

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EXHIBIT 3-1: LAND USE DISTRICT MAP

Project Area: Mixed Use (MU)
Adjacent Uses: Business Park (BP)
Low Medium Density Residential (LMDR)
Medium Density Residential (MDR)
Neighborhood Commercial (NC)
Mixed Use (MU)

HOLT BLVD

ALLYN AVE
N
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3.2 PERMITTED USES

Holt + Allyn Planned Unit Development does not deviate from the residential permitted uses outlined in Table 5.02 -1, Land Use Matrix of the City of Ontario Development Code , as summarized in Table 3-1. For a full listing of uses please refer to the Ontario Development Code.

TABLE 3-1, CITY OF ONTARIO LAND USE MATRIX
Land Uses MU-6
Mixed Use Developments P
Multiple Family Dwellings P
Senior Citizen Housing Developments C
Single-Family Dwellings P
Single Room Occupancy Facilities ---
Supportive Housing ---
Work/Live Units C

“P” – Per section 5.02-1 of the Ontario Zoning Code, Permitted shall mean the land use, activity, or facility within the specified district is permitted by right of bring in the proper zoning district, and is subject to each Development Code provision applicable to the specified zoning district and the standards for specific uses, activities, and facilities contained in division 5.03 (Standards for Specific Uses, Activities, and Facilities) of the City’s Development Code.

"C" (Conditionally Permitted) shall mean the land use, activity, or facility within the specified zoning district is subject to the granting of a Conditional Use Permit pursuant to Section 4.02.025 (Conditional Use Permits) of this Development Code, and is subject to each Development Code provision applicable to the specified zoning district and the standards for specific uses, activities, and facilities contained in Division 5.03 (Standards For Specific Uses, Activities and Facilities).

"---" (Prohibited) shall mean the land use, activity, or facility within the specified zoning district is expressly prohibited and shall not be allowed within the specified zoning district unless changed by Development Code Amendment.

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AND DESIGN STANDARDS

4.1 BUILDING INTENSITY

Residential land uses within the Holt + Allyn Planned Unit Development will be consistent with the Mixed Use-6 (MU-6) zoning district allowing for residential uses at a density of 14 to 40 dwelling units per acre (DUA) or non-residential development at an FAR of up to 2.0.

4.2 BUILDING HEIGHT

Development within the Holt + Allyn Planned Unit Development will be consistent with the Mixed Use-6 zoning district, which allows for a maximum of fifty feet (50’) in height consistent with the City of Ontario General Plan.

To further the City’s low -rise mixed use building typology along the East Holt Boulevard corridor, higher density dwellings can be accommodated to increase the supply of housing, foster integrated residential and retail use communities, and increase pedestrian activity. Within the PUD area, multiple family developments should not exceed five stories or 50 feet, for locations within 100 feet of less intense development patterns (existing or planned). In sites where there are vacant adjacent uses zoned for single family development, building height must also not exceed 50 feet or the height of adjacent residential dwellings, whichever is greater.

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4.3 BUILDING SETBACKS

Within the Holt + Allyn Planned Unit Development the buildings will comply with the building setback requirements as set forth in Table 4 -1 (Minimum Building Setbacks) . All setbacks shall be measured from the ultimate property lines after all dedications to develop streets to the ultimate right-of-way width. Placement of buildings, structures, fences, walls, utility facilities, yards, etc. will be based on the street rights -of-way and property line dimensions. Allowable encroachments in yards include (maximum 6' high) property line fences and gates, landscaping, paving, and public utilities.

TABLE 4.1: MINIMUM BUILDING SETBACKS

SETBACK DISTANCE

1. Minimum Setbacks from Public Street Property Lines / Urban (25 du/ac or greater) • Holt Boulevard 0 feet

2. Minimum Setbacks from Interior Project Boundary Property Line 5 feet

3. Minimum Setbacks from Parking Spaces to Living Areas 10 feet

4.4 BUILDING SEPARATION

Within the Holt + Allyn Planned Unit Development the buildings will comply with the building separation requirements as set forth in Table 4 -2 (Minimum Building S eparation) and are consistent with or are more than the requirements outlined in Table 6.01 -3, Multiple-Family Residential Development Standards, in the City of Ontario Development Code.

TABLE 4.2: MINIMUM SEPARATION BETWEEN DETACHED BUILDINGS

LOCATION DISTANCE
Dwelling Front to Front, Rear or Side < 2-Stories: 25 FT; > 3 Stories: 30 FT Dwelling Side to Side < 2-Stories: 25 FT; > 3 Stories: 30 FT Dwelling Side to Rear 15 FT
Dwelling Rear to Rear 20 FT

4.5 BUILDING ORIENTATION
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Building orientation should be designed to minimize noise impacts, aid in property site safety, create proper accessibility to site amenities and parking and maximize views from residential units.

Design should also be crafted in a way that creates sound spaces, improving site safety. By blending residential and on -site community amenities, the design of the development project should promote increased walkability. Whenever feasible, Development Projects should locate building edges near the property line along Holt Boulevard to strengthen and define the urban edge and encourage pedestrian activity . Development Projects should create interest and interact with the streetscape through active uses, such as a community center, lobby, offices, and other related uses.

4.5.1 EXTERIOR

A. Orientation towards the exterior of the project area shall be carefully evaluated to ensure a proper relationship.

4.5.2 INTERIOR

A. Buildings should be clustered in a way that creates defensible spaces providing views of interior open spaces and amenities. For units without garage spaces , buildings shall be oriented to create minimal distances from assigned parking spaces to primary or secondary residential unit entries.

4.6 BUILDING TYPES

Within the Holt + Allyn Planned Unit Development the buildings that result in a density of more than 25 units per acre are Urban. For Urban building types the following requirements apply.

4.6.1 MASSING INCREMENTS

Along front and side elevations that face public streets and are longer than 100 feet shall require a minimum of two distinct massing increments. Individual massing increments shall be differentiated from one another using at least one of the following:

• vary parapet height by at least 3 feet, increase number of stories; • set back upper floor;
• set the upper floor or multiple floors back at least 15 feet from façade; or • set the entire façade back at least 10 for every 20 feet and/or by incorporating a tower element. 794

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Massing increments that have distinct facades shall appear as distinct buildings and a massing increment design may be repeated on the same project elevation.

Buildings within the PUD area are dist inct from one another, have articulation every 100 feet and have incorporated tower elements along Holt Boulevard.

4.6.2 FACADES - BUILDING BASE

Separate the building base from the rest of the façade for at least 12 feet (fewer than 5 stories) using at least one of the following strategies: provide a string course at the top of the first story, specify base material different from the rest of façade , s pecify body colors different from rest of façade or provide a ground floor Arcade or Gallery.

Buildings within the PUD area provide a base height of 12 feet and include a string course at the top of the first story.

4.6.3 FACADES - BUILDING BODY

The body of the building consists of the façade of all floors located above base and shall be designed as follows: windows shall be organized in bays, bands, curtain wall, and grid of windows and e ach massing increment must contain its entire façade composition without elements overlapping the division between increments.

4.6.4 FACADES - FENESTRATION DESIGN

Fenestration design addresses the percentage of window and door openings for ground floors and upper floors and glazing transparency. The ground floors of the building along the front lot line will have approximately 35 percent glazing transparency. All other frontages will have approximately 25 percent glazing transparency. For the upper floors of the building, 15 percent glazing transparency will be provided.

Additionally, ground floor windows shall be no higher than 3 feet above the adjacent grade and ground-floor bathroom windows are prohibited on facades that face front lot line.

4.7 ARCHITECTURAL CHARACTER

Due to the size and scale of the PUD project area, many of the buildings’ elevations may be visible from the public street, common access drives, common parking areas, or adjacent parcels. As 795

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21 SECTION 4 I DEVELOPMENT REGULATIONS
such, architectural treatments should be carried around to the visible portions of all sides of the buildings. All towers or raised elements should be fully finished on all sides to appear as three - dimensional features.

Development types with densities of greater than 25 dwelling units per net acre shall be characterized as “urban” in their architectural character, as described below. Developments with densities lower than 25 dwelling units per net acre that include more than 5 units shall be characterized as “neighborhood” styles and shall carry the architectural character and are subject to the design requirements outlined in Section 2.2.2 of the Ontario Objective Design Standards.

The development shall be designed with a Mission-Spanish architectural style.

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.

4.7.1 FORM AND MASSING

The following form and massing requirements apply to the Mission-Spanish architectural style

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.

4.8 MATERIALS AND DETAILING

A variety of durable high -quality materials with a range of textures and patterns that are naturally inherent in the materials should be used. Furthermore, building envelopes will be designed to prioritize meeting and exceeding energy efficiency goals to achieve a Zero Net Energy property.

This includes everything from the types of windows, window frames, doors, fenestration percentage, and building exterior specs that will be utilized. Along nonresidential locations with street frontages, vinyl, fiberglass, or aluminum -clad windows shall be utilized to meet the California Energy Code and will resemble wood -framed windows. Alternative wood materials might also be used for window and door trims but will resemble wood to achieve architectural goals. The proposed color scheme for developments within the PUD area should complement surrounding uses with warmer and neutral tones and accent features to create a cohesive design. The development design will use various architectural strategies to create visual interest and fit the 796

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22 SECTION 4 I DEVELOPMENT REGULATIONS
context of its surroundings. This may include varying parapet heights and increasing stories or towers to create aesthetic appeal for the vertical components of the building. Designs should be divided into a base and body with varying design elements utilizing materials or window treatments to break up the massing of the façade. Balconies, awnings, and elements facing the street frontage should adhere to defined standards within this PUD, such as front lot line setbacks. Balconies and entry features along the building frontage must align with the architectural character of the building .

Other features are described in greater detail below.

4.8.1 MATERIALS AND COLORS

A. Roof tiles shall use terracotta, brown earth tones, or rustic red color palettes.

B. White, cream, or tan stucco wall with (20/30) textured finish (i.e., hand troweled) C. Wood-like materials (i.e., Alumawood or similar product) shall be used as secondary wall material for the following and similar elements:

A. Posts and exposed beams.

B. Railing, spindles, and grille work.

C. Shutters, window frames, and doors.

D. If windows have shutters , the shutters' color shall match the accent color that is used for doors or decorative trim.

E. A minimum of 1 wrought -iron element (such as railings, hardware, and gates) shall be used.

The following sample building materials proposed are illustrated on the south building elevations:
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*Proposed color and materials details.

4.8.2 DOORS AND WINDOWS

A. Accent windows shall be a minimum of ten percent of the total windows.

B. The primary facade shall include a minimum of one arched element.

C. All primary entrance-door surrounds shall be banded with ceramic tile, molded plaster, or painted accents.

D. Vinyl or vinyl-clad windows are permitted if they are a dark color that is complementary or typical of the architectural style of the building.

E. Windows are not required to be recessed to ensure the long -term viability of the building envelope and prevent water intrusion.

F. Door and window trim may include wood, faux wood (i.e., Alumawood) cast stone, pre- cast concrete, glass fiber, reinforced concrete, and cement fiber board.

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4.8.3 ROOF

A. A flat roof is proposed to meet the requirements of Title 24 and maximize solar PV arrays onsite.

B. 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.

C. Red, fired, clay tile roofs. Tile types include both Spanish (S -shaped) and Mission (half-cylinder) or concrete S 2-piece roof tiles.

4.8.4 DECORATIVE DETAILS

All residential projects 4 stories and taller shall provide a minimum of 5 of the following:
• Entry/front porch or patio;
• Decorative tiles;
• Clay tile vents;
• Wrought-iron balcony railings or support brackets;
• Dark-metal light fixture and hardwares;
• Paired wood (or wood simulated) garage doors with iron hardware, • Verandas, pergolas, or arcades,
• Exterior stairs, and/or
• Awnings with metal spear supports.

4.9 STORAGE

Lockable private storage space for each residential unit may be provided within a storage building or a space directly accessible from the dwelling , such as an e xterior closet accessed from a patio or balcony if screened from public view. Storage is not required but can be provided if feasible.

4.10 OPEN SPACE

To enhance the quality of life for residents, areas for physical activity, relaxation, and social engagement, common open spaces shall be provided to foster a sense of community and cohesion. Two types of open space are required, private and common open space. These open space areas are for the use of the on-site residents and their guests. Required street setback areas are not counted towards common open space requirements.

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4.10.1 PRIVATE OPEN SPACE
Private open space shall be provided for each residential unit in order to provide private outdoor areas that can be enjoyed for exclusive use by the occupant of the residential unit and their guests.

Types of areas considered private open space include balconies, decks, and enclosed patios and yards. A minimum of 60 square feet of private open space shall be provided for each residential unit.

4.10.2 COMMON OPEN SPACE
Common open space shall be provided to allow for both passive and active types of recreation, along with site landscape amenities. These areas are for use by project residents and their guests and may include indoor recreational facilities. The amount of required common open space shall be a minimum of 15% of the total lot area and include at least one of the following landscaped open space types: forecourt of 15 by 15 feet, side garden, 20 by 30 -foot interior court, and passages between buildings.

Areas not considered common open space include: [1] parking lots; [2] walkways along or between buildings; [3] parking lot landscaping; [4] street setback areas; and [5] other areas not intended for active or passive recreation.

4.11 PARKING STANDARDS

Given the PUD area’s location along a major transportation corridor, with access to multiple bus lines and the upcoming West Valley Connector BRT line, future projects should consider a parking ratio that is below the parking standards included in the City of Ontario Zoning Code. Based on recent legislation, best practices in the region, and the PUD location and proximity to transit, a Development Plan that proposes multifamily residential development that has affordability restrictions in place will be required to provide parking based on the following ratios:

TABLE 4-3: REQUIRED PARKING

UNIT SIZE/USE REQUIRED PARKING RATIO PARKING REQUIRED
1 bedroom unit/studio 1.0 spaces per unit 13 spaces
2-bedroom unit 1.3 spaces per unit 88.4 spaces
3-bedroom unit 1.7 spaces per unit 107.1 spaces
Visitor parking 0.075 spaces per unit 10.8 spaces
Staff parking -- 3 spaces
TOTAL 222.3 spaces

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26 SECTION 4 I DEVELOPMENT REGULATIONS
Market-rate residential projects or mixed-use projects that do not require affordability restrictions on housing units are subject to the City of Ontario parking standards as shown in the Municipal Code.

A proposed Development Plan may propose secure resident and guest parking within the PUD site in conformance with the standards listed above . To ensure future residential parking is controlled, the Development Project will ensure that a parking management plan is in place by a property manager upon development completion.

In no event shall s treet parking be allowed on Holt Boulevard. Should adjacent parcels with complementary residential uses be developed in the future, shared parking strategies shall be allowed under this PUD so long as a parking management plan is in place and updated to meet all onsite parking needs.

4.12 PARKING DESIGN

Parking shall be designated in compliance with the applicable standards in Division 6.03 (Off-Street Parking and Loading) of the Ontario Development Code and the City’s Objective Design and Development Standards. The development proposes the development of approximately 239 surface parking spaces. Surface parking will comply with the following standards:

4.12.1 SURFACE PARKING LAYOUT

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 the 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.

4.12.2 SURFACE PARKING SCREENING

A. Street-adjacent parking lots shall be screened from view by a low wall or hedge no higher than 3 feet in height.

B. Views from neighboring properties shall be screened with trees and shrubs.

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4.12.3 SURFACE PARKING LOT DESIGN
A. 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

4.12.4 SURFACE PARKING ACCESSORY STRUCTURES

A. All accessory structures, including carports , if used, shall match the architectural style and/or colors of the project buildings.

4.13 EQUIPMENT SCREENING

All roof-mounted and ground-mounted equipment shall be fully screened from a view of the public street and adjacent developments . The location of items shall be designed to allow screening with landscape materials, walls, architectural features, parapet walls, etc. Screening should be designed in a way that seamlessly integrates screening within a proposed Development Project.

4.14 FENCES AND WALLS

Fences and walls for a proposed Development Project shall be made of decorative materials that are compatible with the overall architectural character of the development within the PUD area . All fences and walls shall be in scale with the development to fulfill such needs as screening and security. Fences, walls , and hedges within the PUD area shall comply with Engineering Corner Sight Distance Standards an d other applicable standards . All decorative walls, monuments , and other similar features shall not encroach into the public street right -of-way. Within the PUD area, fences and walls shall be limited to a maximum of six feet (6’) in height within the interior, rear, and front entry areas consistent with the requirements of the Mixed Use-6 land use district.

4.15 SIGNS

Signs must comply with the City of Ontario Development Code and be coordinated through a comprehensive sign program.

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4.16 SERVICE FACILITIES

Service facilities such as trash enclosures and parking areas shall be designed, located , and oriented to have a minimal visual impact on the development frontage within the PUD area. Trash enclosures shall be designed to coordinate with the architecture, colors , and materials of the development and shall be located to provide adequate access for trash pickup without encroaching into access drives or landscaped areas. Trash enclosures shall be designed and constructed with a solid roof cover which shall also be designed to match the architecture of the development. 803

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29 5. CIRCULATION &

INFRASTRUCTURE

5.1 VEHICLE CIRCULATION

Proposed Development Projects within the PUD area are required to provide adequate vehicle connections from potential buildings to the public street. Primary access to a future Development Project shall be provided through at least one central fifty-seven (57’) foot gated vehicular access point. A secondary twenty-six-foot (26’) driveway for emergency vehicle access shall be provided off Holt Boulevard at the western end of the PUD area . Within the PUD area , drive aisles are two - way and a minimum of twenty-six feet (26’) wide to ensure adequate emergency vehicle access.

5.2 PEDESTRIAN CONNECTIONS

Proposed Development Projects within the PUD area will be required to provide adequate pedestrian connections from residential buildings to the public street. This can be achieved through pedestrian gates along street frontages and/or access gates near driveways.

5.3 MASS TRANSIT

The proposed Development Project within the PUD area should encourage the use of e xisting bus stops by providing pedestrian connections to east and westbound destinations through [Omnitrans 61] with bus stops located on the northeast corner of Holt Boulevard and Allyn Avenue as well as 5 804

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30 SECTION 5 I CIRCULATION & PARKING
the southeast corner of Holt Boulevard and Bon View Avenue. The PUD site is also roughly 0.4 miles from the anticipated West Valley Connector stop at the corner of Grove Avenue and Holt Boulevard.

5.4 STREET DEDICATIONS AND EASEMENTS

Proposed Development Projects within the PUD area shall dedicate right -of-way (ROW) along all street frontages as necessary to increase the right -of-way to ultimate width with a modified parkway section (Holt Boulevard) consistent with the West Valley Connec tor Bus Rapid Transit (BRT) line. Widths along the Ho lt Boulevard frontage will vary from approximately 58 feet at the western boundary tapering to approximately 45 feet for the majority of the site frontage.

Development projects will accommodate the required ultimate right -of-way for Holt Boulevard to ensure that the proposed right-of-way Holt Boulevard can accommodate the development of the West Valley Connector BRT line.

EXHIBIT 5-1: HOLT BOULEVARD TYPICAL ROW

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5.5 PUBLIC RIGHT-OF-WAY IMPROVEMENTS

As development projects are proposed within the PUD area, prospective developers are responsible for improving the public right-of-way to be consistent with the City’s General Plan and Municipal Code. Public right-of-way improvements are required to include but are not limited to the following: street pavement, curb & gutter, parkway landscaping, parkway irrigatio n, raised landscape median with irrigation on Holt Boulevard, public sidewalks, traffic sign age and striping, streetlights, bus stop, bus shelter, and amenities. The extent of the required improvements shall be determined for each development plan. At a minimum, the improvements shall incorporate all items along the street frontages of the properties to be developed with proper transitioning of the entire block frontage if not being installed simultaneously. Improvements along the street frontage for the entire block may be required at the time of the development plan review.

5.6 INFRASTRUCTURE

Water service for the PUD site will be provided by the existing 12-inch water line in Holt Boulevard.

Wastewater flows for the PUD will also be designed to connect to the existing 30-inch sewer line in Holt Boulevard. On-site stormwater drainage facilities shall be provided to capture and infiltrate a 2- year, 1-hour storm event, consistent with the San Bernardino County Stormwater Program’ s Water Quality Management Plan (WQMP) requirements for new development projects . Stormwater capture and infiltration facilities may include the utilization of vegetated swales, depressed landscaped basins, pervious concrete pavement , or underground stormwater detention/retention/infiltration vaults. The existing Master Plan storm drain at Virginia Avenue and Holt Boulevard is built to the ultimate requirement ; consequently, additional storm drain system extensions are not necessary. All building roof and paved area runoff shall be directed into depressed landscaped swales, trenches, or basins, within the development , to comply with the requirement to capture and infiltrate the 2-year, 1-hour storm event runoff. All proposed Development Plans are required to prepare a Preliminary Water Quality Management Plan . All Priority Land Use (PLU) areas shall comply with the statewide Trash Provisions adopted by the State Water Resources Control Board (SWRCB) and trash requirements in the most current San Bernardino County Area-Wide MS4 Permit.

Sewer mains in Nocta St reet and Allyn Ave nue will need to be installed per City Standards and Guidelines to accommodate th e project. All existing unused sewer lines traversing the project site as well as any unused manholes on the project site will be abandoned per the City’s Standards. In instances where sewer lines are abandoned, the PUD requires that any adjacent properties impacted be reconnected to sewer mains along Nocta Street and Allyn Avenue.

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Utility lines (electric, communications, TV, etc.) located onsite that are currently overhead will be placed underground unless they run along a property line that would allow them to remain and would not impact the proposed housing development and/or it is determined to be financially or physically infeasible and/or requires approval or access from neighboring property owners . The existing overhead utility lines and utility poles along the eastern, northern, and western edges of the site may remain in place with appropriate setbacks and easements.

Street lighting shall be installed along the public right -of-way off Holt Boulevard in line with City of Ontario Standards. The type of street lighting will be determined at the time of development plan review.

5.7 LANDSCAPING + DRAINAGE PLAN

A conceptual landscape plan and preliminary drainage plan shall be submitted with each Development Plan proposed within the Holt + Allyn Planned Unit Development area. The plan shall specify all landscape and hardscap e elements for the development site and indicate how the improvements will coordinate with th e other sites within the PUD . The landscape plans and/or civil plans shall show the location of all ground-mounted utility structures such as transformers, backflow prevention devices, trash enclosures, and HVAC equipment, and indicate the methods for screening these items. All utility structures and equipment shall be screened from view of the public streets and adjacent developments.

Water conservation shall be provided through drought-tolerant plant species, hydro zones, water- efficient irrigation, and weather-based controllers. Landscaped areas may be used for stormwater infiltration through vegetated swales, detention or retention basins, or dry wells as needed with the use of appropriate planting materials. Broad canopy shade trees shall be used to reduce heat gain on buildings, paving , and parking areas. The plan shall identify all existing trees on site and preserve them where possible. The landscape design shall meet the requirements of the Landscape Development Standards and shall create well -functioning spaces within a sustainable design.

Within the PUD area, the building façade shall be complemented by a curated planting palette along the building frontage. Additionally, in conformance with the BRT Plans, the right -of-way widths fronting the building will meet the Holt Blvd parkway (landscape + sidewalk) of ten and a half feet (10.5') width. Parkway landscaping and irrigation , although within the public right -of-way, will be installed and maintained by each development. Additionally, trees along street frontages shall comply with the variety, size, and spacing as directed by the City of Ontario Master Street Tree Plan.
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34 6. ADMINISTRATION

6.1 ITEMS NOT ADDRESSED IN PUD

Any terms, requirements, or regulations not addressed within the PUD document shall be governed by the City of Ontario Development Code, the regulations of the General Mixed-Use zones, and City Standards.

6.2 DEVELOPMENT APPLICATIONS

Development Plans for projects within the Holt + Allyn PUD area, along with fees and other required items, shall be submitted for review and approval per the requirements contained in Article 8 of the City of Ontario Development Code and the General Application.

6.3 ADMINISTRATIVE EXCEPTIONS

Deviation from the development standards set forth in this d ocument may be granted up to a maximum of ten percent (10%) by the Zoning Administrator. Any deviations from the City of Ontario's development standards will be considered an incentive/concession in lieu of a variance.

6.4 AMENDMENTS TO THE PUD

Any amendments to the PUD document are subject to the Ontario Development Code Section

4.01.030.
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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PUD24-002, A PLANNED UNIT

DEVELOPMENT TO CREATE DEVELOPMENT STANDARDS AND

DESIGN GUIDELINES FOR A DEVELOPMENT PLAN TO CONSTRUCT
144-UNIT MULTIPLE-FAMILY RESIDENTIAL APARTMENT COMPLEX
ON APPROXIMATELY 5.73 ACRES OF LAND LOCATED NEAR THE

NORTHEAST CORNER OF EAST HOLT BOULEVARD AND ALLYN
AVENUE WITHIN THE MU-6 (EAST HOLT MIXED USE) ZONING
DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF—APN:
1048-481-06, 1048-481-07, 1048-481-08, 1048-481-28, 1048-481-29 WHEREAS, National CORE ("Applicant") has filed an Application for the approval of a Planned Unit Development, File No. PUD24-002, as described in the title of this Ordinance (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 5.73 acres of land generally located near the northeast corner of East Holt Boulevard and Allyn Avenue, approximately 140 feet east of the intersection, within the MU-6 (East Hold Mixed Use) zoning district, and is presently vacant; and
WHEREAS, the property to the north of the Project site is within the MU-6 (East Holt Mixed Use) zoning district, and is developed with residential uses. The property to the east is within the MU-6 (East Holt Mixed Use) zoning district, and is developed with commercial and residential uses. The property to the south is within the IP (Industrial Park) zoning district, and is developed with residential uses and vacant land. The property to the west is within the MU-6 (East Holt Mixed Use) zoning district, and is developed with retail and residential uses; and
WHEREAS, on January 27, 2010, the Ontario City Council certified The Ontario Plan Environmental Impact Report in conjunction with File No. PGPA06-001 (City Council Resolution No. 2010-006), and on August 16, 2022, the Ontario City Council certified The Ontario Plan 2050 Update Supplemental Environmental Impact Report in conjunction with File No. PGPA20-002 (City Council Resolution No. 2022-129). The Ontario Plan and associated Environmental Impact Report analyzed the Project site and established guidelines for development, including but not limited to, general land use (Mixed Use – Holt (MU-Holt), which stipulates 14.0 to 40.0 du/ac, 2.0 FAR for office uses, and 1.0 FAR for retail uses); and
WHEREAS, on December 17, 2024, the Ontario Housing Authority approved a Disposition and Development Agreement with the Applicant to facilitate the development of the subject affordable housing development; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"); and 811
WHEREAS, the Project is exempt from CEQA through Section 15183, and the application of that exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 153183.3; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan 2050, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport ("ONT"), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on February 25, 2025, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date, voting to issue Resolution No. PC25-004 recommending the City Council approve the Application; and
WHEREAS, on April 15, 2025, the City Council of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

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

SECTION 1: Environmental Determination and Findings. As the decision- making body for the Project, the City Council has reviewed and considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the City Council, the City Council finds as follows:
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(1) The administrative record has been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and
(2) The proposed Development Plan is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15183 (Project Consistent with a Community Plan or Zoning) of the CEQA Guidelines and meets all of the following conditions:
(a) The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified . The Project site is within the Holt Boulevard Mixed Use Area as designated by TOP 2050 and would contain 144 residential units across two buildings. This is consistent with the uses analyzed in the TOP 2050 Supplemental EIR and allowed by the Holt Boulevard Mixed Use Area designation. (b) There are no Project specific effects which are peculiar to the Project or its site, and which the TOP 2050 Supplemental EIR failed to analyze as significant effects . The subject property is similar to other properties in the area, including its land use designation and zoning. The property does not support any peculiar environmental features, and the Project would not result in any peculiar effects. The TOP 2050 anticipated the proposed development on the project site and Project impacts were adequately analyzed by the TOP 2050 Supplemental EIR. The TOP 2050 Supplemental EIR identified three environmental impact areas for which mitigation measures were required to reduce potential environmental impacts to a less than significant level: (1) cultural resources; (2) geology and soils; and (3) tribal cultural resources.

The proposed project will be required to comply with these mitigations where applicable. The TOP 2050 Supplemental EIR also identified that the TOP 2050 would result in significant and unavoidable environmental impacts that could not be avoided or reduced to less than significant levels through mitigation measures.

These include: (1) air quality; (2) cultural resources; (3) noise; (4) transportation. The proposed project will not create additional significant or unavoidable impacts that were not already addressed through the TOP 2050 Supplemental EIR.
(c) There are no potentially significant off-site and/or cumulative impacts which the TOP 2050 Supplemental EIR failed to
evaluate. The Project is consistent with the land use characteristics of the development considered by the TOP 2050 Supplemental EIR and would represent a small part of the growth that was forecasted for build-out of the TOP 2050. The TOP 2050 Supplemental EIR considered the incremental impacts of the Project, and no new Project-specific impacts are anticipated. Therefore, the Project would 813
not result in any potentially significant cumulative impacts which were not previously evaluated in the TOP 2050 Supplemental EIR. (d) There is no substantial new information which results in more severe impacts than anticipated by the TOP 2050 Supplemental EIR. No new information has been identified which would result in a determination that the Project would have a more severe impact than anticipated by the TOP 2050 Supplemental EIR.
(e) The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR . The Project will undertake feasible mitigation measures specified in the TOP 2050 Supplemental EIR and subsequently adopted by the City. These TOP 2050 Supplemental EIR mitigation measures will be undertaken through Project design, compliance with regulations and ordinances, the Project’s conditions of approval, and City permit processing; and (3) The application of the exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and
(4) The determination of CEQA exemption reflects the independent judgment of the City Council.

SECTION 2: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the decision-making body for the Project, the City Council finds that based on the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The Project site is one of the properties listed in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report. The Housing Element Sites Inventory designates the site for 108 units in the very low/low-income category; however, the proposed Project includes 144 units in the very low/low-income category, exceeding the originally anticipated number. The Housing Element Sites Inventory will be amended to reflect this change.

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

On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace 814
protection, and overflight impacts of current and future airport activity. As the decision- making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and
SECTION 4: Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 3, above, the City Council hereby concludes as follows:
(1) The proposed PUD, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan.The proposed Project is located within the Mixed Use – Holt Boulevard land use district of the Policy Plan Land Use Map, and the MU-6 (East Hold Mixed Use) zoning district. The development standards and conditions under which the proposed project will be constructed and maintained, is consistent with goals, policies, and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. (2) The proposed PUD, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The City Council has required certain safeguards, and has required certain changes, which have been established to ensure that: [i] the purposes of the Planned Unit Development are maintained; [ii] the project will not endanger the public health, safety or general welfare; [iii] the project will not result in any significant environmental impacts; [iv] the project will be in harmony with the area in which it is located; and [v] the project will be in full conformity with the Vision, City Council Priorities and Policy components of The Ontario Plan 2050.
(3) In the case of an application affecting specific property(ies), the proposed PUD, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. A thorough review and analysis of the proposed project and its potential to adversely impact properties surrounding the subject site was completed by City staff. As a result of this review, certain design considerations were incorporated into the project to mitigate the identified impacts to an acceptable level, including the use of the upgraded materials, the inclusion of certain architectural design elements on building exteriors, intensified landscape elements, and decorative hardscape elements.
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(4) In the case of an application affecting specific property(ies), the subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. In preparing the proposed PUD, a thorough review and analysis of the proposed project and the project site’s physical suitability for the proposed project was completed, included analysis of the project size, shape, intensity of development, building height, building setbacks, site access, site landscaping and drainage, fences and walls, vehicle circulation, pedestrian connections, availability of mass transit, necessary street dedication and easements, public right-of-way improvements, availability of utilities and other infrastructure needs, off- street parking and circulation, building orientation and streetscapes, architectural character, building materials and color, and site signage. (5) The proposed PUD is superior to that which could be obtained through the application of the Development Code or a specific plan. The proposed PUD addresses aspects of the project that are specifically related to the Development Plan proposed in conjunction with PUD application, including necessary building setbacks, site access points, off-street parking and site circulation, and architectural character.

SECTION 5: City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the City Council hereby APPROVES the herein described Planned Unit Development, attached hereto as "Attachment A," and incorporated herein by this reference.

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

SECTION 8: Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The People of the City of Ontario hereby declare that they would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
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SECTION 9: Effective Date. This Ordinance shall become effective 30 days following its adoption.

SECTION 10: Publication and Posting. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within fifteen (15) days of the adoption. The City Clerk shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

PASSED, APPROVED, AND ADOPTED this ________ day of _________ 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
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STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. _______ was duly introduced at a regular meeting of the City Council of the City of Ontario held _____________ and adopted at the regular meeting held ___________, 2025 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

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

SHEILA MAUTZ, CITY CLERK
(SEAL)
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ATTACHMENT A:

File No. PUD24-002
Holt + Allyn Planned Unit Development
(Document follows this page)
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PREPARED BY:

National Community Renaissance ®
9692 Haven Avenue, Suite 100
Rancho Cucamonga, CA 91730

ONYX ARCHITECTS
316 N. Sierra Madre Blvd.

Pasadena, CA 91107

HOLT + ALLYN PLANNED UNIT DEVELOPMENT
FILE NO: PUD24-002
DRAFT: DECEMBER 2024
REVISED: JANUARY 2025
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