Ontario City Council
May 6, 2025

ADOPTED: March 9, 2017; January 7, 2018

EFFECTIVE: March 9, 2017

SUBJECT: Allocation of Property Program Loss Limits and Deductibles

Should there be any discrepancy between this policy and procedure and either the JOINT POWERS AGREEMENT or BYLAWS, the JOINT POWERS AGREEMENT or BYLAWS shall govern.

PURPOSE:

This policy and procedure addresses the settlement of claims through the CSURMA Property Coverage Program in the event more than one MEMBER ( Campus or AUXILIARY ORGANIZATION MEMBER) is involved in an occurrence ( aka: loss event) which triggers the “Loss Limits”.

The CSURMA Property Program includes certain maximum amounts that the excess insurer / reinsurer is liable to pay for covered losses; these maximum amounts are known as "Loss Limits." The “Loss Limits” are shared by all MEMBERS of the CSURMA Property Coverage Program. For example, available “Loss L imits” could be exhausted in the following situations:

 A single MEMBER has a loss in excess of the “Loss Limits”.  More than one MEMBER are involved in the same loss event resulting in total payable claims in excess of the “Loss Limits”.
 A series of unassociated loss events during the policy term involve more than one MEMBER resulting in total payable claims in excess of the “Loss Limits”.

POLICY:

In the event the Property coverage “ Loss Limits” involve more than one MEMBER, the EXECUTIVE COMMITTEE shall determine the allocation of the “ Loss Limits” upon the recommendation of CSURMA’s Treasurer and its Secretary-Auditor, whose recommendation may include consideration of the following:

1. The aggregate “Loss Limits” available for the loss event;

2. The Total Loss incurred by each MEMBER involved in the loss event;

3. The Aggregate Loss of all MEMBERS involved in the loss event;

4. The Total Insurable Value (TIV) of Damaged Locations Only of each member involved in the loss event;

5. The Aggregate TIV of Damaged Locations Only of all members involved in the loss event;

6. The TIV for All Covered Locations of each member involved in the loss event;

7. The Aggregate TIV for All Covered Locations of all members involved in the loss event;

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8. Any other factor or factor s that CSURMA’s Treasurer, Secretary -Auditor and EXECUTIVE COMMITTEE may consider to be pertinent in its determination of what it considers to be a fair allocation of the “Loss Limits”.

In any loss event where it appears the “L oss Limits” may require allocation among two or more MEMBERS, the EXECUTIVE COMMITTEE shall be, and is, empowered to instruct the excess insurer / reinsurer concerning the manner in which claims of affected MEMBERs shall be paid so as to achieve the objectives required by this policy and procedure. However, in exercising this power, the E XECUTIVE COMMITTEE shall give due consideration to the needs of affected MEMBERS for expeditious administration and prompt payment of their claims, and payment of proper claims shall not be unduly delayed because of the application of this policy and procedure.

If in any case, a MEMBER should receive payment (s) for claim or claims which exceed, in the aggregate, the amount to which the MEMBER is entitled, the MEMBER shall promptly refund the excess funds to CSURMA for redistribution in accordance with this policy and procedure.

DEFINITIONS:

“Auxiliary Organization” shall mean an organization described in California Education Code § 89901 et seq. , which is on the approved list of Auxiliary Organizations of the University Chancellor’s Office.

“Executive Committee” shall mean the Executive Committee of the CSURMA Board of Directors.

“Loss Limits” shall mean the maximum amount the excess insurer / reinsurer is liable to pay for covered losses; the aggregate amount of insurance payable under the CSURMA Property Coverage Program for damages to real and personal property covered by the program.

“Member” shall mean the signatory to the CSURMA Joint Powers Authority.

“TIV” refers to total insurable value, meaning property values reported by the MEMBER to CSURMA and included on the CSURMA Property Coverage Program property schedule.

“Deductibles” shall mean the maximum amount the MEMBER is liable to pay for covered losses.

In the event two or more buildings are damaged by the same loss (or occurrence), and a different deductible applies to the buildings (i.e., at least one building is covered by Campus 99 at a lower deductible), the applicable deductible shall apply to each building as if a separate policy was issued to each, and the aggregate deductible for all buildings damaged by the same occurrence shall be the largest single deductible that is applicable to the loss.

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Department: Fire Department
Prepared By: Belinda Negrete
Staff Member Presenting: Mike Gerken, Fire
Chief
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 10
SUBJECT:

A RESOLUTION APPROVING FIRE DEPARTMENT CLASSIFICATIONS BE ADDED TO

THE CALIFORNIA FIRE AND RESCUE MUTUAL AID SYSTEM

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council adopt a Resolution approving additional Fire Department classifications to the terms and conditions for Fire Department responses to the California Fire and Rescue Mutual Aid System requests to assist State of California and Federal Fire agencies.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Maintain the Current High Level of Public Safety
Pursue City's Goals and Objectives by Working with Other Governmental Agencies FISCAL IMPACT:

There is not a direct fiscal impact associated with this action. Approval of the proposed Resolution will ensure the City's Fire Department recovers the maximum amount of reimbursable costs when assigned to emergency incidents through the mutual aid system.

BACKGROUND & ANALYSIS:

The intent of the California Fire Assistance Agreement (CFAA) is to compensate California Fire and Rescue Mutual Aid System Agencies for the cost of assisting the State of California and Federal Agencies. In 2015, it was established that, to be reimbursed from time of initial dispatch from their home base to the time of return to home base (portal-to-portal), a MOU/MOA, governing body Resolution or equivalent document must be on file with the Office of Emergency Services (Cal OES). Without this agreement, reimbursement would be for actual hours worked while on the incident.

Previously adopted Resolutions approved the following classifications as eligible for portal-to-portal reimbursement and to respond to out-of-jurisdiction incidents. In 2015, Resolution No. 2015-039 approved the positions of Fire Chief, Senior Deputy Chief, Deputy Fire Chief, Battalion Chief, Fire Captain, Fire Engineer, Firefighter and Nurse Administrator. In 2022, Resolution No. 2022-011 added the classifications of Fire Administrative Director, Emergency Manager, Fire Communications Manager, Fire Dispatch Supervisor, Senior Fire Dispatcher and Fire Dispatcher. In 2024, Resolution No. 2024-063 added the classifications of Administrative Officer, Senior Management Analyst, Management Analyst, Emergency Medical Services ("EMS") Director, and EMS Nurse.

247
The Fire Department is requesting to add the following classifications to be eligible for portal-to- portal reimbursement and to respond to out-of-jurisdiction incidents in various administrative and support roles: Chief Deputy, Senior Administrative Assistant, Administrative Assistant, Administrative Technician, Community Information Specialist, Community Information Supervisor, Emergency Management Coordinator, and Senior Public Safety Business Analyst. 248
RESOLUTION NO. ________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO,

CALIFORNIA, APPROVING THE TERMS AND CONDITIONS FOR

FIRE DEPARTMENT RESPONSE AWAY FROM THEIR OFFICIAL
DUTY STATION AND ASSIGNED TO AN EMERGENCY INCIDENT.

WHEREAS the City of Ontario (“City”) Fire Department is a public agency providing fire protection services located in the County of San Bernardino, State of California; and
WHEREAS, the City desires to provide for fair and legal payment to all employees for time worked; and
WHEREAS, the City adopted Resolution No. 2015 -039 wh ich specified the positions of Fire Chief, Senior Deputy Fire Chief, Deputy Fire Chief, Battalion Chief, Fire Captain, Fire Engineer, Firefighter, and Nurse Administrator as eligible classifications for reimbursement from the time of initial dispatch from their home base to the time of return to home base (portal-to-portal) while in the course of their employment and away from their official duty station and assigned to an emergency incident, in support of an emergency incident or pre-positioned for emergency response; and WHEREAS, the City adopted Resolution No. 2022 -011 which added the positions of Fire Administrative Director, Emergency Manager, Fire Communications Manager, Fire Dispatch Supervisor, Senior Fire Dispatcher, and Fire Dispatcher as eligible classifications for reimbursement from the time of initial dispatch from their home base to the time of return to home base (portal -to-portal) while in the course of their employment and away from th eir official duty station and assigned to an emergency incident, in support of an emergency incident or pre -positioned for emergency response; and
WHEREAS, the City adopted Resolution No. 2024-063 which added the positions of Administrative Officer, Senior Management Analyst, Management Analyst, Emergency Medical Services (“EMS”) Director, and EMS Nurse as eligible classifications for reimbursement from the time of initial dispatch from their home base to the time of return to home base (portal -to-portal) while in the course of their employment and away from their official duty station and assigned to an emergency incident, in support of an emergency incident or pre -positioned for emergency response; and
WHEREAS, the City has in its employ, the following emergency re sponse personnel: Chief Deputy, Senior Administrative Assistant, Administrative Assistant, Administrative Technician, Community Information Specialist, Community Information Supervisor, Emergency Management Coordinator, and Senior Public Safety Business Analyst; and
WHEREAS, the City will compensate its employees portal-to-portal while in the course of their employment and away from their official duty station and assigned to an 249 emergency incident, in support of an emergenc y incident, or pre -positioned for emergency response; and
WHEREAS, the City will compensate its employees' overtime, in accordance with their current Memorandum of Understanding (MOU), Personnel Rules and Regulations, and/or other directive, while in the course of their employment and away from their official duty station and assigned to an emergency incident, in support of an emergency incident, or pre-positioned for emergency response.

NOW, THEREFORE, be it resolved by the Ontario City Council thatthe following shall become effective immediately upon adoption:

1. Personnel shall be compensated according to the MOU, Personnel Rules and Regulations, and/or other policy directive that identifies personnel compensation in the workplace.

2. For clarification, in the event where the MOU, Personnel Rules and Regulations, and/or other directive does not specify, personnel will be compensated (portal-to-portal) beginning at the time of dispatch to the return to home base when equipment and personnel are in service and available for agency response.

3. In the event a personnel classification does not have an assigned compensation rate, a "Base Rate" as set forth in an organizational policy, administrative directive, or similar document will be used to compensate such personnel.

4. The City ’s Fire Department will maintain a current salary survey or acknowledgement of acceptance of the "Base Rate" on file with the California Governor's Office of Emergency Services, Fire Rescue Division.

5. City’s Fire Department response personnel include: Chief Deputy, Senior Administrative Assistant, Administrative Assistant, Administrative Technician, Community Information Specialist, Community Information Supervisor, Emergency Management Coordinator, and SeniorPublic Safety Business Analyst.

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

PASSED, APPROVED, AND ADOPTED this 6th day of May, 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
____________________________________
SHEILA MAUTZ, CITY CLERK 250
APPROVED AS TO FORM:
____________________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
251

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. 2025- was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held May 6, 2025 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. 2025- duly passed and adopted by the Ontario City Council at their regular meeting held May 6, 2025. _____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
252
Department: Information Technology
Prepared By: Samantha Robles
Staff Member Presenting: Colin Fernandes,
Executive Director Information Technology
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 11
SUBJECT:

AN AMENDMENT TO THE SOFTWARE LICENSE AGREEMENT WITH SAFE SOFTWARE, INC., FOR THE CITY'S GEOGRAPHIC INFORMATION SYSTEM

INTEGRATION PROCESSES

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council authorize the City Manager, or his designee, to execute Amendment No. 1 to the Software License Agreement with Safe Software, Inc., of Surrey, British Columbia, Canada, for the City’s Geographic Information System (GIS) integration processes, increasing the authorized contract amount by $190,000, for a total contract not-to-exceed amount of $270,000 and extend the term for five years.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Operate in a Businesslike Manner
FISCAL IMPACT:

The Fiscal Year 2024-25 Adopted Budget includes appropriations from the Information Technology Fund for software licensing with Safe Software, Inc. The proposed Amendment No. 1 to the Software License Agreement increases the contract amount by $190,000 which includes $30,000 for FY25/26, $35,000 for FY26/27, $40,000 for FY27/28, $40,000 for FY28/29 and $45,000 for FY29/30 for a five-year term and contract not-to-exceed amount of $270,000. The Fixed billing rates specified in the current Agreement will determine the amount charged for services and reflect the actual services provided. If approved, appropriations will be included in the future years’ budgets consistent with the annual adoption process presented to City Council.

BACKGROUND & ANALYSIS:

The City has been leveraging the power of Safe Software’s Feature Manipulation Engine (FME) to streamline its data management processes since October 2022. FME is a cutting-edge data integration tool that allows users to design, automate, and maintain data transfer procedures easily. The ability to efficiently extract, load, and manipulate data is critical in an increasingly data-driven world. With FME, the City has successfully addressed these challenges, particularly in managing and transferring GIS data.

The FME product offers an intuitive interface and a powerful set of features that enable the seamless integration of disparate systems. Whether it’s automating the data flow between databases, transforming data formats, or ensuring that essential information is always up-to-date, FME has proven itself to be an indispensable tool for the City. FME's flexibility and scalability also 253
ensure that it can grow with the City’s evolving data needs.

Not only has FME enabled the City to reduce manual processes, but it has also enhanced operational efficiency by automating many critical data transfer and manipulation tasks. This has allowed the City departments to focus more on their core operations, knowing that the data systems work in the background without requiring constant intervention.

Staff request City Council
approval for a not-to-exceed contract amount of $270,000 and an additional five-year term ending November 2030.
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Suite 1200, 9639 137a Street
Surrey, BC, CANADA V3T 0M1

Confidential
FME Subscription Order Form
Amendment # 1
Customer Name: City of Ontario
Address: 303 East B Street, Ontario, California 91764, United States Subscription Type: Local Government Subscription
Original Contract #: 2022-2787
Amendment #: 1
Amendment Date: November 16, 2025
The parties wish to amend the original Subscription as follows:

1. The Population Tier in section 3 of the Addendum to the FME Software License Agreement is deleted and replaced with: 150,000 – 249,999

2. The following Term(s) are added to the Subscription:

Term Start Date Annual Price
November 16, 2025 $30,000.00
November 16, 2026 $35,000.00
November 16, 2027 $40,000.00
November 16, 2028 $40,000.00
November 16, 2029 $45,000.00

3. Safe Software’s FME products have been rebranded. All references to “FME Desktop” will now mean “FME Form”. All references to “FME Server” will now mean “FME Flow”.

4.Except as expressly amended herein, all other terms and conditions of the original Subscription and any prior signed amendments remain unchanged and in full force and effect.

5.This amendment is entered into between Safe Software and Customer and may be executed and delivered electronically. The undersigned represent that they are authorized to sign on behalf of and bind their respective party.

City of Ontario: Safe Software Inc.:

Signature:[counterpartySignerSignature_xRTfjzd] Signature: [safeSignerSignature_w15nsAn] Name: [counterpartySignerName_D03WSd2] Name: [safeSignerName_KnBkBxJ] Title: [counterpartySignerTitle_dmZlFO4] Title: [safeSignerTitle_d7qC7H0] Date: [counterpartySignerDateField_dJ0ik2A] Date: [safeSignerDateField_s3G1J30] 255
Department: Information Technology
Prepared By: Samantha Robles
Staff Member Presenting: Colin Fernandes,
Executive Director Information Technology
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 12
SUBJECT:

AN AMENDMENT TO THE PROFESSIONAL SERVICES AGREEMENT FOR REMOTE

ACCELA SUPPORT WITH TRUEPOINT SOLUTIONS, LLC

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council authorize the City Manager, or his designee, to execute Amendment No. 4 to the Professional Services Agreement with TruePoint Solutions, LLC., of Loomis, California, for ongoing service and support for the Accela Civic Platform increasing the authorized contract amount by $300,000 for a total contract not-to-exceed amount of $950,000 and extend the term for three years, with an additional two optional years.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Operate in a Businesslike Manner
FISCAL IMPACT:

The Fiscal Year 2024-25 Adopted Budget includes appropriations from the Information Technology Fund for Professional Services. The proposed Amendment No. 4 to the Professional Services Agreement increases the authorized contract by $300,000 for a not-to-exceed contract amount of $950,000 and extends the Agreement to an additional three-year term and an optional two-year term. The fixed billing rates specified in the current Agreement will determine the amount charged for services and reflect the actual services provided. If approved, appropriations will be added to the future years’ budgets consistent with the annual adoption process.

BACKGROUND & ANALYSIS:

The City first contracted with TruePoint Solutions, LLC, in 2009 to support the implementation of Accela, the City’s Land Management System. This partnership was key in integrating Accela into the City’s operations, enabling the efficient management of land use processes such as planning, permitting, and inspections. The Accela platform provided a centralized solution, streamlining the City’s permit application and review workflow and improving overall service delivery.

The City signed a one-year Professional Services Agreement with TruePoint Solutions, LLC, in 2019 to enhance and support the Accela system. As the City's operational needs expanded, TruePoint Solutions, LLC was re-engaged to provide ongoing specialized expertise. To further ensure the system met the City’s evolving needs, the Professional Services Agreement was amended with Amendments 1, 2, and 3, extending the support Agreement through 2023 and 2025, respectively.

These Amendments included increases to the not-to-exceed amounts of $400,000 in 2023 and 256
$650,000 in 2025.

TruePoint Solutions continues to provide specialized expertise and excellent support for Accela on an as-needed basis. Moreover, support from TruePoint Solutions allows the City to automate processes, improve self-service options for residents and developers, and ensure the timely implementation of changes to the City's land management Ordinances in the land management system.

Staff is requesting City Council approval for a five-year extension of the Agreement with a not-to- exceed amount of $950,000. This extension will ensure the City continues to receive the necessary support to keep the Accela system running smoothly and meeting the community's needs. 257
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AMENDMENT NO. 4 TO THE PROFESSIONAL SERVICES AGREEMENT

BETWEEN THE CITY OF ONTARIO AND

TRUEPOINT SOLUTIONS, LLC

1. Parties and Date.

This Amendment No. 4 to the Agreement (as defined herein) is made and entered as of ____________, by and between the City of Ontario (“City”) and TruePoint Solutions, a Limited Liability Corporation (Consultant). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties.”

2. Recitals.

2.1 Agreement. T he City and Consultant have entered into an agreement entitled “Professional Services Agreement” dated March 1, 2019 (“Agreement”).

2.2 Amendment Purpose . The City and Consultant desire to amend the Agreement to increase the not -to-exceed compensation amount and extend the terms. The Parties have heretofore entered into Amendment No. 1 dated November 30, 2019, Amendment No. 2 dated May 28, 2020, and Amendment No. 3 dated May 16, 2023.

2.3 Amendment Authority. This Amendment No. 4 is authorized pursuant to Section 2.b, and Section 5 of the Agreement.

PAUL S. LEON
MAYOR

ALAN D. WAPNER

MAYOR PRO TEM

JIM W. BOWMAN

DEBRA PORADA

DAISY MACIAS

COUNCIL MEMBERS

SHEILA MAUTZ

CITY CLERK

JAMES R. MILHISER

CITY TREASURER

SCOTT OCHOA

CITY MANAGER
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3. Terms.

3.1 Amendment. Section 2.b Compensation of the Agreement is hereby amended in its entirety to read as follows:

"In no event shall the total amount paid for services rendered by Consultant under this Agreement exceed the sum of $950,000. This amount is to cover all printing and related costs, and the City will not pay any additional fees for printing expenses.

Periodic payments shall be made within 30 days of receipt of an invoice which includes a detailed description of the work performed. Payments to Consultant for work performed will be made on a monthly basis.”

Section 5. Time of Performance of the Agreement is hereby amended in its entirety to read as follows:

"Consultant shall perform its Services in a prompt and timely manner as set forth in the SOW and shall commence performance upon receipt of written notice from the City to proceed (“Notice to Proceed). Consultant shall complete the service required hereunder by June 30
th, 2028, unless earlier terminated as provided herein.

The City shall have the unilateral option, as its sole direction, to renew the Agreement automatically to no more than two additional one-year terms.”

Exhibit “A” is hereby deleted in its entirety and replaced with Attachment A attached hereto and incorporated herein by reference.

3.2 Continuing Effect of Agreement . Except as amended by this Amendment No. 4, all other provisions of the Agreement remain in full force and effect and shall govern the actions of the parties under this Amendment No. 4, From and after the date of this Amendment No. 4, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement as amended by this Amendment No. 4.

3.3 Adequate Consideration. The Parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment No. 4.

3.4 Severability. If any portion of this Amendment No. 4 is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

3.5 Integration. This Amendment represents the entirety of the Parties’ understanding relating to the subject of this Amendment, including written or verbal communications between the Parties, which shall have no relevance unless expressly incorporated herein. This is an integrated amendment.

[SIGNATURES ON FOLLOWING PAGE]
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SIGNATURE PAGE FOR AMENDMENT NO. 4 TO THE PROFESSIONAL SERVICES

AGREEMENT BETWEEN THE CITY OF ONTARIO

AND TUREPOINT SOLUTIONS, LLC

IN WITNESS WHEREOF, the Parties have entered into this Amendment No. 4 as of the day and year first above written.

CITY OF ONTARIO TRUEPOINT SOLUTIONS, LLC
By:

Its:

Printed Name: Kent Johnson

Approved By:

Scott Ochoa
City Manager
Approved as to Form:

_____________________________________
Best Best & Krieger LLP
City Attorney

Attested By:

City Clerk

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ATTACHMENT A

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266
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: 13
SUBJECT:

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
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council adopt 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:

On April 15, 2025, the City Council introduced and waived further reading of an Ordinance Approving the Planned Unit Development. 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. 267
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 268
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.
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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
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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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(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, 272
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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 273
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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 276
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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 278
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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 284
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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 303
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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 304
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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 306
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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)

310

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
311

312

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
313

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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8 SECTION 2 I PROJECT OBJECTIVES
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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9 SECTION 2 I PROJECT OBJECTIVES
• 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 319

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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. 322

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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. 329

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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 330

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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 331

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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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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. 338

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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 5 339

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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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32 SECTION 5 I CIRCULATION & PARKING
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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[THIS PAGE INTENTIONALLY LEFT BLANK.]

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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 346
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 348
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.

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

On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of 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 349
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 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.

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 6th day of May 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
352

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 April 15, 2025 and adopted at the regular meeting held May 6, 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 May 6, 2025 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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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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HOLT + ALLYN PLANNED UNIT DEVELOPMENT

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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8 SECTION 2 I PROJECT OBJECTIVES
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 363

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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. 366

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• Encourage clustering of structures to preserve a maximum amount of continuous open space.
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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. 373

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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 374

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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 375

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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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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. 382

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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 5 383

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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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32 SECTION 5 I CIRCULATION & PARKING
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.
386

HOLT + ALLYN PLANNED UNIT DEVELOPMENT

33 SECTION 5 I CIRCULATION & PARKING

387

HOLT + ALLYN PLANNED UNIT DEVELOPMENT

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.
6 388

HOLT + ALLYN PLANNED UNIT DEVELOPMENT

35 SECTION 6 I ADMINISTRATION

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389
Department: Economic Development
Prepared By: Karla Tavera
Department:

Prepared By: Karla Tavera
Staff Member Presenting: Jennifer McLain
Hiramoto, Economic Development Director
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 14
SUBJECT:

A RESOLUTION APPROVING THE LEVY OF THE ASSESSMENTS FOR FISCAL YEAR 2025-26 FOR THE DOWNTOWN ONTARIO COMMUNITY BENEFIT DISTRICT

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council adopt a Resolution for the Downtown Ontario Improvement Association (DOIA) authorizing the levying of the special assessments for Fiscal Year 2025-26.

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:

Property Tax Assessment amounts are as follows $122,158 from the General Fund for the parcels owned by the City and approximately
$19,618
from the Ontario Housing Authority
(OHA) Fund for the parcels owned by the OHA. If approved, appropriations will be included in the future Annual Budget to City Council for approval as needed.

BACKGROUND & ANALYSIS:

On August 20, 2019, the City Council approved the formation of the Downtown Ontario Community Benefit District (CBD) for an initial five-year term. The objective of the CBD is to provide enhanced services and improvements benefiting downtown businesses and property owners by increasing economic activity and enhancing the value of commercial, retail, and residential property. These services supplement services provided by the City. In its initial five-year term, the CBD has resulted in a cleaner downtown, new businesses, improved operations, and overall support for downtown businesses. On January 16, 2024 the City Council approved a 10-year renewal of the CBD following voter approval by property owners within the District. As a key component of the overall downtown revitalization strategy, the renewal of the CBD supports the ongoing transformation of the downtown into an 18-hour vibrant hub of retail and residential activity.

California Streets and Highway Code, Section 36650, the law governing CBD requirements and processes, requires that the City Council approve the levying of the assessments and approve an 390
Annual Report. On March 4, 2025, the City Council approved the Fiscal Year 2024-25 Annual Report submitted by the Downtown Ontario Improvement Association (DOIA). The report was consistent with the components outlined in the District Management Plan.

To continue levying the special assessment with the CBD program for the next fiscal year, the City Council must adopt a Resolution to approve this levying of assessments for Fiscal Year 2025-26. The CBD Board of Directors voted on March 20, 2025, in favor of no increase to the property assessments for FY 2025-26. Exhibit A provides a breakdown of the assessment roll based on Assessment Parcel Numbers.

The total assessments for all 205 parcels within the CBD for Fiscal Year 2025-26 equal $506,165. The City owns 53 of these parcels, representing approximately $122,158 in property assessments.
391
Assessor's Parcel
Number
Assessor's Parcel
Number Formatted Linear Frontage Lot Size Building Area Linear
Frontage
Assess Rate
Lot Size
Assess Rate
Building
Assess Rate
FY 2025/26
Assessment
(APN) (APN) (Ft) (Sq Ft) (Sq Ft) ($/Ft) ($/Sq Ft) ($/ Sq Ft) ($) 1048354010000 1048-354-01-0000 123 W E STREET LLC MISC ELLANEOUS 201 10,058 - 6.50 0.06500 0.1700 1,960.27 1048354020000 1048-354-02-0000 123 W E STREET LLC OFFI CE 50 8,850 18, 084 6.50 0.06500 0.1700 3,974.53 1048354030000 1048-354-03-0000 123 W E STREET LLC RETA IL SALES 187 7,812 9,068 6.50 0.06500 0.1700 3,264.84 1048354040000 1048-354-04-0000 WASHINGTON, CARRYE RETA IL SALES 31 3,875 3,875 6.50 0.06500 0.1700 1,112.13 1048354050000 1048-354-05-0000 BORGES, BENITO I & EST ELA C JNT LIV OFFICE 16 1,100 900 6.50 0.06500 0.1 700 328.5 1048354060000 1048-354-06-0000 NOFFSINGER FAMILY TRUS T 11/2/95 RETAIL SALES 16 1,890 1,200 6.50 0.06500 0. 1700 430.85 1048354070000 1048-354-07-0000 WORK BOOT WAREHOUSE RET AIL SALES 42 5,418 7,172 6.50 0.06500 0.1700 1,844.41 1048354080000 1048-354-08-0000 YAMAMOTO, HARVEY H TR & YAMAMOTO, CINDY M TR RETAIL SALES 20 2,520 2,400 6.50 0.06500 0.1700 701.8 1048354090000 1048-354-09-0000 YAMAMOTO, HARVEY H TR & YAMAMOTO, CINDY M TR RETAIL SALES 31 3,875 3,875 6.50 0.06500 0.1700 1,112.13 1048354100000 1048-354-10-0000 MARCOS, FARID RETAIL SA LES 31 3,906 3, 100 6.50 0.06500 0.1700 982.39 1048354110000 1048-354-11-0000 CAMPUZANO, GLORIA RETAI L SALES 250 15,750 9,325 6.50 0.06500 0.1700 4,234.0 1048354120000 1048-354-12-0000 CITY OF ONTARIO VACANT 3 21 25,488 - 6.50 0.06500 0.1700 3,743.22 1048354130000 1048-354-13-0000 CITY OF ONTARIO VACANT 7 0 6,580 - 6.50 0.06500 0.1700 882.7 1048355020000 1048-355-02-0000 CITY OF ONTARIO VACANT 4 8 8,469 - 6.50 0.06500 0.1700 862.49 1048355030000 1048-355-03-0000 EUCLID PROPERTIES 531 LLC OFFICE 173 5,922 4,900 6.50 0.06500 0.1700 2,342.43 1048355040000 1048-355-04-0000 EUCLID PROPERTIES 531 LLC RETAIL SALES 46 5,764 4,042 6.50 0.06500 0.1700 1, 360.8 1048355050000 1048-355-05-0000 LE, DA HONG & LE, NGOC DUNG RETAIL SALES 31 3,927 1,659 6.50 0.06500 0.1700 738.79 1048355060000 1048-355-06-0000 LE, DA HONG & LE, NGOC DUNG RETAIL SALES 41 3,876 2,449 6.50 0.06500 0.1700 934.77 1048355070000 1048-355-07-0000 CHEN, JEFFREY J H LIVI NG TR 3-9-06 & CHEN REVOCABLE TRUST 8-30-96 OFFICE 44 7,560 6,193 6.50 0.06500 0.1700 1,830.21 1048355080000 1048-355-08-0000 CHEN, JEFFREY J H LIVI NG TR 3-9-06 & CHEN REVOCABLE TRUST 8-30-96 OFFICE 44 5,555 4,579 6.50 0.06500 0.1700 1,425.51 1048355110000 1048-355-11-0000 CITY OF ONTARIO VACANT 5 8 10,217 - 6.50 0.06500 0.1700 1,041.11 1048355130000 1048-355-13-0000 SELLERS, JUERGEN L TR & SELLERS, KATHERINE A TR OFFICE 57 5,358 1,555 6.5 0 0.06500 0.1700 983.12 1048355150000 1048-355-15-0000 AEGIS REAL ESTATE MANA GEMENT CORP OFFICE 333 16,992 7,204 6.50 0.06500 0.1700 4, 493.66 1048355160000 1048-355-16-0000 TRUMAN JOHNSON INC RETA IL SALES 250 15,646 2,349 6.50 0.06500 0.1700 3,041.32 1048356010000 1048-356-01-0000 WHITEHURST, DANIEL K & WHITEHURST, KATHLEEN M CEMETERY/MORTUARY 259 19,492 7,083 6.50 0.06500 0.1700 4,154.59 1048356020000 1048-356-02-0000 635 NORTH EUCLID, LLC RETAIL SALES 208 10 ,396 8,640 6.50 0.0650 0 0.1700 3,496.54 1048356030000 1048-356-03-0000 ALVA LUX GROUP LLC OFFI CE 48 5,850 3,4 49 6.50 0.06500 0.1700 1,278.58 1048356040000 1048-356-04-0000 MAGIC NUMBER 3 INVESTM ENTS LLC RESID. APARTMENTS 45 5, 670 4,091 6.50 0.065 00 0.1700 1,356.52 1048356050000 1048-356-05-0000 EAST FOREST INVESTMENT LLC OFFICE 62 7,812 12,400 6.50 0.06500 0.1700 3,018.78 1048356060000 1048-356-06-0000 CARABAJAL, MARIA ZAIDA OFFICE 31 3,906 1,752 6.50 0.06500 0.1700 753.23 1048356070000 1048-356-07-0000 LE, DA HONG & LE, NGOC -DUNG H VACANT 31 3,906 - 6.50 0.06500 0.1700 455.3 9 1048356080000 1048-356-08-0000 CITY OF ONTARIO OFFICE 3 1 2,480 2,480 6.50 0.06500 0.1700 784.3 1048356090000 1048-356-09-0000 ROSE-IN -BLOOM INC OFFI CE 111 2,480 2,17 0 6.50 0.06500 0.1700 1,251.6 1048356100000 1048-356-10-0000 ROSENBLUM, JERRY A & C HERYL REVOCABL RESID. SINGLE FAMILY 46 2,852 - 6 .50 0.06500 0.1700 484.38 1048356110000 1048-356-11-0000 CITY OF ONTARIO VACANT 5 5 9,799 - 6.50 0.06500 0.1700 994.44 1048356120000 1048-356-12-0000 WHITEHURST, DANIEL K & WHITEHURST, KATHLEEN M PARKING LOT 273 16,992 - 6.5 0 0.06500 0.1700 2,878.98 1048356130000 1048-356-13-0000 WHITEHURST, DANIEL K & WHITEHURST, KATHLEEN M RETAIL SALES 62 5,564 2,068 6.50 0.06500 0.1700 1,116.22 1048361010000 1048-361-01-0000 HUNTS POINT FALLS LLC R ESTAURANT 250 15,710 5,454 6.50 0.06500 0.1700 3,573.33 1048361020000 1048-361-02-0000 HUNTS POINT FALLS LLC P ARKING LOT 48 7,681 - 6.50 0.06500 0.1700 811.27 1048361030000 1048-361-03-0000 HUNTS POINT FALLS LLC P ARKING LOT 50 6,930 - 6.50 0.06500 0.1700 775.45 1048361040000 1048-361-04-0000 SBM MORNING STAR LLC RE SID. SINGLE FAMILY 191 7,140 2,017 6.50 0.06500 0.1700 2,048.49 1048361050000 1048-361-05-0000 HODGSON, MICHAEL L & H ODGSON, WINDY RESID. SINGLE FAMILY 121 3,108 1,182 6. 50 0.06500 0.1700 1,189.46 1048361060000 1048-361-06-0000 PIGLET & PIGGY ONTARIO FAMILY LP PARKING LOT 58 8,352 - 6.50 0.06500 0.1 700 919.88 1048361070000 1048-361-07-0000 PIGLET & PIGGY ONTARIO FAMILY LP OFFICE 62 8,928 7,130 6.50 0.06500 0.1700 2 ,195.42 1048361080000 1048-361-08-0000 LIU, JAMES T & RITZER- LIU, MARILYN RETAIL SALES 202 8,35 2 5,292 6.50 0.06500 0.1700 2,755.52 1048361090000 1048-361-09-0000 YAN, LIPING & QIU, LIH UA OFFICE 188 7,855 6,492 6.50 0.06500 0.1700 2,836.22 1048361100000 1048-361-10-0000 SERRANO, RIGOBERTO & S ERRANO, PRIMITIVA RETAIL SALES 62 7,812 5,263 6.50 0 .06500 0.1700 1,805.49 1048361110000 1048-361-11-0000 SERRANO, RIGOBERTO & S ERRANO, PRIMITIVA PARKING LOT 62 7,812 - 6.50 0.0 6500 0.1700 910.78 1048361120000 1048-361-12-0000 HUNTS POINT FALLS LLC P ARKING LOT 62 7,855 - 6.50 0.06500 0.1700 913.58 1048362020000 1048-362-02-0000 BETHEL CONGREGATIONAL CHURCH VACANT 46 8,142 - 6.50 0.06500 0.1700 828.23 1048362030000 1048-362-03-0000 WALLA WALL GROUP OFFICE 273 16,800 9,342 6.50 0.06500 0.1700 4,454.64 1048362040000 1048-362-04-0000 ROSALES, FERNANDO RESID . SINGLE FAMILY 86 7,680 2,209 6.50 0.06500 0.1700 1, 433.73 1048362050000 1048-362-05-0000 ALELUK LLC PARKING LOT 1 87 8,736 - 6.50 0.06500 0.1700 1,783.34 1048362060000 1048-362-06-0000 SCHNEIDER CA INVESTMEN TS LLC & JANSAK CA INVESTMENTS LLC VETERINARIAN/HOSP 49 8,640 1,940 6.50 0.06500 0.1700 1,209.9 1048362070000 1048-362-07-0000 SHOKER BROTHERS LLC & TRIPLE S OIL LLC MINI MART 250 15, 624 1,148 6.50 0.06500 0.1700 2,835.72 1048362080000 1048-362-08-0000 ALELUK LLC OFFICE 93 11,718 11,096 6.50 0.06500 0.1700 3,252.49 1048362090000 1048-362-09-0000 BETHEL CONGREGATIONAL CHURCH CHURCH 220 11,782 - 6.50 0.06500 0.1700 2,195.83 1048362100000 1048-362-10-0000 PENTECOSTAL CHURCH OF GOD I M PAC RE CHURCH 62 7,855 - 6.50 0.06500 0.17 00 913.58 Downtown Ontario Community Benefit District
Fiscal Year 2025/26
Assessment Roll
Owner Name Land Use
Willdan Financial Services Downtown Ontar io Community Benefit District Page 1 of 4 392
Assessor's Parcel
Number
Assessor's Parcel
Number Formatted Linear Frontage Lot Size Building Area Linear
Frontage
Assess Rate
Lot Size
Assess Rate
Building
Assess Rate
FY 2025/26
Assessment
(APN) (APN) (Ft) (Sq Ft) (Sq Ft) ($/Ft) ($/Sq Ft) ($/ Sq Ft) ($) Owner Name Land Use
1048363010000 1048-363-01-0000 AFSARI, FAISAL & AFSAR I, NUSRAT AUTOMOTIVE USES 160 5,13 6 100 6.50 0.0650 0 0.1700 1,390.84 1048363020000 1048-363-02-0000 D BLOCK LUXURY APARTME NTS LLC PARKING LOT 411 38,086 - 6.50 0.06500 0.1700 5, 147.09 1048363030000 1048-363-03-0000 D BLOCK LUXURY APARTME NTS LLC PARKING LOT 224 11,512 - 6.50 0.06500 0.1700 2, 204.28 1048363040000 1048-363-04-0000 D BLOCK LUXURY APARTME NTS LLC VACANT 205 10,080 - 6.50 0.06500 0.1700 1,987.7 1048363050000 1048-363-05-0000 D BLOCK LUXURY APARTME NTS LLC RETAIL SALES 260 31,901 31,973 6.50 0.06500 0.1700 9 ,198.98 1048551110000 1048-551-11-0000 EUCLID INVESTMENT GROU P LLC RESID. APARTMENTS 349 29,886 124,565 6.50 0.06500 0.170 0 25,387.14 1048551120000 1048-551-12-0000 EUCLID INVESTMENT GROU P LLC VACANT 287 21,240 - 6.50 0.06500 0.1700 3,246.1 1048551130000 1048-551-13-0000 ONTARIO HOUSING AUTHOR ITY VACANT 206 6,430 - 6.50 0.06500 0.170 0 1,756.95 1048551140000 1048-551-14-0000 EUCLID INVESTMENT GROU P LLC VACANT 264 18,415 - 6.50 0.06500 0.1700 2,912.98 1048551150000 1048-551-15-0000 CITY OF ONTARIO VACANT 1 66 28,163 - 6.50 0.06500 0.1700 2,909.6 1048552130000 1048-552-13-0000 CITY OF ONTARIO PARKING LOT 546 34,579 - 6.50 0.06500 0.1700 5,796.64 1048552140000 1048-552-14-0000 CITY OF ONTARIO PARKING LOT 97 19,096 - 6.50 0.06500 0.1700 1,871.74 1048552150000 1048-552-15-0000 ONTARIO HOUSING AUTHOR ITY PARKING LOT 10 2, 439 - 6.50 0.0650 0 0.1700 223.54 1048552170000 1048-552-17-0000 ONTARIO HOUSING AUTHOR ITY BANK 218 10,993 6,800 6.50 0.06500 0.1700 3 ,287.55 1048552180000 1048-552-18-0000 CITY OF ONTARIO VACANT 1 4 789 - 6.50 0.06500 0.1700 142.29 1048552220000 1048-552-22-0000 200 NORTH EUCLID LLC Re tail Sales 213 8,509 8,828 6.50 0.06500 0.1700 3,438.35 1048552230000 1048-552-23-0000 200 NORTH EUCLID LLC Va cant - 1,786 - 6.50 0.06500 0.1700 116.09 1048552240000 1048-552-24-0000 ONTARIO HOUSING AUTHOR ITY Vacant 195 24,332 - 6.50 0.06500 0.1700 2,849.08 1048553010000 1048-553-01-0000 CITY OF ONTARIO HOUSIN G AUTHORITY VACANT 185 7,434 - 6.50 0.06500 0.170 0 1,685.71 1048553020000 1048-553-02-0000 CITY OF ONTARIO RETAIL SALES 48 8,496 4,450 6.50 0.06500 0.1700 1,620.74 1048553030000 1048-553-03-0000 CITY OF ONTARIO VACANT 4 8 8,496 - 6.50 0.06500 0.1700 864.24 1048553040000 1048-553-04-0000 CITY OF ONTARIO PARKING LOT 225 8,496 - 6.50 0.06500 0.1700 2,014.74 1048553050000 1048-553-05-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 40 5 ,760 - 6.50 0.065 00 0.1700 634.4 1048553060000 1048-553-06-0000 ONTARIO HOUSING AUTHOR ITY SHOPPING CENTERS 157 3,810 - 6.50 0. 06500 0.1700 1,268.15 1048553070000 1048-553-07-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 33 4 ,191 - 6.50 0.065 00 0.1700 486.92 1048553080000 1048-553-08-0000 ONTARIO HOUSING AUTHOR ITY SHOPPING CENTERS 53 6,731 - 6.50 0 .06500 0.1700 782.02 1048553090000 1048-553-09-0000 ONTARIO HOUSING AUTHOR ITY PARKING LOT 28 3, 556 - 6.50 0.0650 0 0.1700 413.14 1048553100000 1048-553-10-0000 ONTARIO HOUSING AUTHOR ITY PARKING LOT 146 2,5 20 - 6.50 0.06500 0.1700 1,112.8 1048553110000 1048-553-11-0000 ONTARIO HOUSING AUTHOR ITY PARKING LOT 31 3, 906 - 6.50 0.0650 0 0.1700 455.39 1048553120000 1048-553-12-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 31 3 ,906 - 6.50 0.065 00 0.1700 455.39 1048553130000 1048-553-13-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 62 7 ,812 10,000 6.50 0.065 00 0.1700 2,610.78 1048553140000 1048-553-14-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 32 4,268 - 6.50 0.06500 0.1700 485 .42 1048553150000 1048-553-15-0000 ONTARIO HOUSING AUTHOR ITY RETAIL SALES 31 3,780 3,904 6.50 0.06500 0.1700 1, 110.88 1048553160000 1048-553-16-0000 CITY OF ONTARIO RETAIL SALES 31 8,854 3,250 6.50 0.06500 0.1700 1,329.51 1048553170000 1048-553-17-0000 CITY OF ONTARIO RETAIL SALES 65 8,190 17,400 6.50 0.06500 0.1700 3,912.85 1048561070000 1048-561-07-0000 GROUP 1 EL MONTE PROPE RTIES LTD RESID. APARTMENTS 225 8, 496 3,417 6.50 0.065 00 0.1700 2,595.63 1048561080000 1048-561-08-0000 JOSHUA 1 PROPERTY MANA GEMENT LLC MEDICAL/DENTAL/LABS 96 17,169 3,845 6.50 0. 06500 0.1700 2,393.64 1048561090000 1048-561-09-0000 HU, ZHENGQIANG & DU, R UILAN RESIDENTIAL 48 8,554 1,392 6.50 0.06500 0.1700 1 ,104.65 1048561100000 1048-561-10-0000 CABANAS, MIGUEL ANGEL & CABANAS, ANAHI VACANT 48 8,496 - 6.50 0.06500 0. 1700 864.24 1048561110000 1048-561-11-0000 CLS-INVESTMENTS INC & COMMUNITY LENDING SERVICES INC OFFICE 123 8,400 1,190 6.50 0.06500 0.1700 1,547.8 1048561120000 1048-561-12-0000 MOGA, SCOTT T & VIGRIN IA M FAM TRUST COMMERCIAL 102 4,89 6 1,728 6.50 0.06500 0.1700 1,275.0 1048561130000 1048-561-13-0000 FRONTIER CALIFORNIA IN C VACANT 642 54,516 109,032 6.50 0.06500 0.1700 26,251.98 1048562010000 1048-562-01-0000 CITY OF ONTARIO CHURCH 4 17 42,834 20,826 6.50 0.06500 0.1700 9,035.13 1048562020000 1048-562-02-0000 RMEICH LLC OFFICE 225 8,496 4,178 6.50 0.06500 0.1700 2,725.0 1048562030000 1048-562-03-0000 LAUREL INVESTMENTS PRO PERTY GROUP FU SHOPPING CENTERS 369 34,161 19,923 6.50 0.0 6500 0.1700 8,005.88 1048562060000 1048-562-06-0000 HALE, KENNETH D OFFICE 5 5 2,658 1,980 6.50 0.06500 0.1700 866.87 1048562070000 1048-562-07-0000 PAN DE VIDA SPANISH MI NISTRY OF ONTA COMMERCIAL 170 13,0 32 - 6.50 0.06500 0. 1700 1,952.08 1048563010000 1048-563-01-0000 TORRES, MARIA & HORTA, OSVALDO ANDRES OFFICE 175 6,096 1,194 6.50 0.06500 0.1 700 1,736.72 1048563020000 1048-563-02-0000 JJDR REAL ESTATE CORP VACANT 48 8,496 - 6.50 0.06500 0.17 00 864.24 1048563030000 1048-563-03-0000 JJDR REAL ESTATE CORP RETAIL SALES 96 1 6,992 6,767 6.50 0.065 00 0.1700 2,878.87 1048563060000 1048-563-06-0000 CITY OF ONTARIO VACANT 2 26 9,365 - 6.50 0.06500 0.1700 2,077.73 1048563070000 1048-563-07-0000 PATY LLC OFFICE 48 7,536 5,154 6.50 0.06500 0.1700 1,678.02 1048563080000 1048-563-08-0000 GOMEZ, BERNARDO DEL RE AL & REAL, SANDRA DEL SHOPPING CENTERS 96 16,992 16,692 6.50 0.06500 0.1700 4,566.12 1048563090000 1048-563-09-0000 S N A HOLDINGS LLC AUTO MOTIVE USES 46 8,496 - 6.50 0.06500 0.1700 851.24 1048563100000 1048-563-10-0000 S N A HOLDINGS LLC AUTO MOTIVE USES 225 8,496 - 6.50 0.06500 0.1700 2,014.74 1048563110000 1048-563-11-0000 BECERRA, GLORIA A & AY ALA, KRYSTAL J RESIDENTIAL 47 2, 400 790 6.50 0.06 500 0.1700 595.8 1048563120000 1048-563-12-0000 JJDR REAL ESTATE CORPO RATION RETAIL SALES 48 7,953 3,360 6.50 0.06500 0.170 0 1,400.15 1048563130000 1048-563-13-0000 JJDR REAL ESTATE CORPO RATION RETAIL SALES 225 8,754 13,104 6.50 0.06500 0.1700 4 ,259.19 1048564010000 1048-564-01-0000 LCS ENTERPRISES LLC RET AIL SALES 176 7,680 6,888 6.50 0.06500 0.1700 2,814.16 1048564020000 1048-564-02-0000 JIANPING LLC RETAIL SAL ES 48 8,496 16, 724 6.50 0.06500 0.1700 3,707.32 1048564030000 1048-564-03-0000 CITY OF ONTARIO RETAIL SALES 196 8,820 1 5,650 6.50 0.06500 0.1700 4,507.8 1048564040000 1048-564-04-0000 CITY OF ONTARIO RETAIL SALES 55 6,875 4,125 6.50 0.06500 0.1700 1,505.63 Willdan Financial Services Downtown Ontar io Community Benefit District Page 2 of 4 393
Assessor's Parcel
Number
Assessor's Parcel
Number Formatted Linear Frontage Lot Size Building Area Linear
Frontage
Assess Rate
Lot Size
Assess Rate
Building
Assess Rate
FY 2025/26
Assessment
(APN) (APN) (Ft) (Sq Ft) (Sq Ft) ($/Ft) ($/Sq Ft) ($/ Sq Ft) ($) Owner Name Land Use
1048564050000 1048-564-05-0000 CITY OF ONTARIO RETAIL SALES 36 3,906 2,733 6.50 0.06500 0.1700 952.5 1048564060000 1048-564-06-0000 CITY OF ONTARIO VACANT 6 1 7,812 - 6.50 0.06500 0.1700 904.28 1048564070000 1048-564-07-0000 ROUMBOS, JOHN P & GEOR GIA TRUST & ROUMBOS, JOHN P AND GEORGIA TRS SHOPPING CENTERS 93 10,278 10,572 6.50 0.06500 0.1700 3,069.81 1048564080000 1048-564-08-0000 S AMERICAN LLC RETAIL S ALES 21 1,835 3 ,472 6.50 0.06500 0.1700 846.02 1048564090000 1048-564-09-0000 DAMON, DAN & JACKIE FA MILY TRUST 8-1 RETAIL SALES 93 2 ,132 3,960 6.50 0.06 500 0.1700 1,416.28 1048564100000 1048-564-10-0000 CHANG, CHIEN-KUO & YU- YUN CHEN SUR S & TSENG, WEINAN WILLIAM FAMILY LIV TR RETAIL SALES 74 4,330 8,660 6.50 0.06500 0.1700 2,23 4.65 1048564110000 1048-564-11-0000 JJDR REAL ESTATE CORPO RATION RETAIL SALES 48 8,622 3,615 6.50 0.06500 0.170 0 1,486.98 1048564120000 1048-564-12-0000 HT124 TITLE HOLDING TR UST RETAIL SALES 214 8,914 8,653 6.50 0.06500 0.1700 3,4 41.42 1048564130000 1048-564-13-0000 CITY OF ONTARIO VACANT 5 8 6,299 - 6.50 0.06500 0.1700 786.44 1048564140000 1048-564-14-0000 CITY OF ONTARIO VACANT 9 7 9,312 - 6.50 0.06500 0.1700 1,235.78 1048565010000 1048-565-01-0000 CITY OF ONTARIO PARKING LOT 291 23,388 - 6.50 0.06500 0.1700 3,411.72 1048565020000 1048-565-02-0000 CITY OF ONTARIO MEDICAL /DENTAL/LABS 30 2,100 2,100 6.50 0.06500 0.1700 688.5 1048565030000 1048-565-03-0000 CITY OF ONTARIO RETAIL SALES 219 11,782 33 ,804 6.50 0.06500 0.1700 7,936.01 1048565040000 1048-565-04-0000 HERRERA, RAYMUNDO III & CENTENO, RICHARD RETAIL SALES 24 1,536 2,400 6.50 0.06500 0.1700 663.84 1048565050000 1048-565-05-0000 PHOEBE INTERNATIONAL L LC RETAIL SALES 37 5,820 11,976 6.50 0.06500 0.1700 2,65 4.72 1048565060000 1048-565-06-0000 SALDANAS, ISIDRO REVOC ABLE TR 8/29/1 RETAIL SALES 62 7 ,812 7,812 6.50 0.06 500 0.1700 2,238.82 1048565070000 1048-565-07-0000 GINGOLD FAMILY TRUST 1-28-09 RETAIL SALES 31 4,032 3,696 6.50 0.06500 0.17 00 1,091.9 1048565080000 1048-565-08-0000 GARDNER DENTAL PROPERT Y LLC MEDICAL/DENTAL/LABS 31 3,7 80 3,480 6.50 0.0650 0 0.1700 1,038.8 1048565090000 1048-565-09-0000 CITY OF ONTARIO RETAIL SALES 31 4,000 5,560 6.50 0.06500 0.1700 1,406.7 1048565100000 1048-565-10-0000 205 N EUCLID LLC RETAIL SALES 188 7,812 7,938 6.50 0.06500 0.1700 3,079.24 1048565110000 1048-565-11-0000 INDEPENDENT ORDER OF O DD FELLOWS RETAIL SALES 95 9,216 36,864 6.50 0.06500 0. 1700 7,483.42 1048565120000 1048-565-12-0000 KIM, BRUCE MEDICAL/DENT AL/LABS 118 3,360 3,296 6.50 0.06500 0.1700 1,545.72 1048565130000 1048-565-13-0000 CITY OF ONTARIO VACANT 1 07 5,136 - 6.50 0.06500 0.1700 1,029.34 1048565140000 1048-565-14-0000 CITY OF ONTARIO VACANT - 8,448 - 6.50 0.06500 0.1700 549.12 1048566010000 1048-566-01-0000 CITY OF ONTARIO VACANT 1 48 4,800 - 6.50 0.06500 0.1700 1,274.0 1048566020000 1048-566-02-0000 CITY OF ONTARIO RETAIL SALES 48 8,496 6,111 6.50 0.06500 0.1700 1,903.11 1048566030000 1048-566-03-0000 CITY OF ONTARIO VACANT 4 8 8,496 - 6.50 0.06500 0.1700 864.24 1048566040000 1048-566-04-0000 POMONA FIRST FED SAVIN GS/LOAN ASSOC BANK 219 11,844 10,840 6.50 0.06500 0.1700 4,0 36.16 1048566050000 1048-566-05-0000 BETHLEHEM AJAM ONE INC RETAIL SALES 136 17,262 35,524 6.50 0.06500 0.1700 8,045.11 1048566060000 1048-566-06-0000 TANG, LAN T RETAIL SALE S 52 6,552 5,80 0 6.50 0.06500 0.1700 1,749.88 1048566070000 1048-566-07-0000 OVERLAND DIRECT INC RET AIL SALES 219 11,718 12,003 6.50 0.06500 0.1700 4,225.68 1048566080000 1048-566-08-0000 CITY OF ONTARIO PARKING LOT - 2,400 - 6.50 0.06500 0.1700 156.0 1048566090000 1048-566-09-0000 CITY OF ONTARIO PARKING LOT 100 14,662 - 6.50 0.06500 0.1700 1,603.03 1048566100000 1048-566-10-0000 CITY OF ONTARIO VACANT 2 25 8,496 - 6.50 0.06500 0.1700 2,014.74 1048566110000 1048-566-11-0000 CITY OF ONTARIO VACANT 7 7 3,696 2,208 6.50 0.06500 0.1700 1,116.1 1049055010000 1049-055-01-0000 221 W HOLT BLVD TRUST 2023 RETAIL SALES 192 9,064 9,064 6.50 0.06500 0.1700 3, 378.04 1049055020000 1049-055-02-0000 TORRES, JOSE OSVALDO RE TAIL SALES 42 3,738 3,738 6.50 0.06500 0.1700 1,151.4 3 1049055030000 1049-055-03-0000 213 W HOLT BLVD TRUST 2022 SHOPPING CENTERS 50 4,361 4,361 6.50 0.06500 0.1 700 1,349.84 1049055040000 1049-055-04-0000 J & C DYNAMICS INC SHOP PING CENTERS 47 4,183 4,183 6.50 0.06500 0.1700 1,288 .51 1049055050000 1049-055-05-0000 TRAKHMAN, ALEXSANDR & KRUTCHENSKY, JEFFREY AUTOMOTIVE USES 137 4,272 1,000 6.50 0.06500 0.1700 1,338.18 1049055060000 1049-055-06-0000 TRAKHMAN, ALEXSANDR & KRUTCHENSKY, JEFFREY AUTOMOTIVE USES 137 4,301 - 6 .50 0.06500 0.1700 1,170.07 1049055070000 1049-055-07-0000 J & C DYNAMICS INC VACA NT 47 4,183 - 6.50 0.06500 0.1700 577.4 1049055080000 1049-055-08-0000 213 W HOLT BLVD TRUST 2022 VACANT 48 4,301 - 6.50 0.06500 0.1700 591.57 1049055090000 1049-055-09-0000 115 S PALM AVE BUILDIN G TRUST 11/29/ RETAIL SALES 233 12 ,816 12,905 6.50 0.06500 0.1700 4,541.39 1049056010000 1049-056-01-0000 CITY OF ONTARIO VACANT 2 54 15,225 - 6.50 0.06500 0.1700 2,640.63 1049056020000 1049-056-02-0000 CITY OF ONTARIO VACANT 4 8 4,872 - 6.50 0.06500 0.1700 628.68 1049056030000 1049-056-03-0000 CITY OF ONTARIO VACANT 4 8 4,872 - 6.50 0.06500 0.1700 628.68 1049056040000 1049-056-04-0000 CITY OF ONTARIO VACANT 1 53 5,040 - 6.50 0.06500 0.1700 1,322.1 1049056050000 1049-056-05-0000 CITY OF ONTARIO SCHOOLS 250 15,225 15,000 6.50 0.06500 0.1700 5,164.63 1049056060000 1049-056-06-0000 CITY OF ONTARIO VACANT 2 50 15,225 - 6.50 0.06500 0.1700 2,614.63 1049057010000 1049-057-01-0000 UNITED STATES OF AMERI CA VACANT 430 22,632 - 6.50 0.06500 0.1700 4,266.08 1049057020000 1049-057-02-0000 LANDAVERDE, XENIA E TR UST 2020 RETAIL SALES 56 4,428 4,428 6.50 0.06500 0.1 700 1,404.58 1049057030000 1049-057-03-0000 FLORES, JOSE JAIMIE & FLORES, GRACIELA RETAIL SALES 158 5,280 5,212 6.50 0.0 6500 0.1700 2,256.24 1049057040000 1049-057-04-0000 PUSCIZNA, DAVID & LUCE , DONALD BRUM TRUST 12-17-18 RETAIL SALES 31 3,520 6,680 6.50 0.06500 0.1700 1,565.9 1049057050000 1049-057-05-0000 AGUILA, HENRY SHOPPING CENTERS 430 4,900 9,000 6.50 0.06500 0.1700 4,643.5 1049057060000 1049-057-06-0000 CITY OF ONTARIO VACANT 1 56 5,600 - 6.50 0.06500 0.1700 1,378.0 1049057070000 1049-057-07-0000 CITY OF ONTARIO VACANT 5 0 3,723 - 6.50 0.06500 0.1700 567.0 1049058010000 1049-058-01-0000 VEJ ONTARIO LP COMMERCI AL 208 9,856 8,65 4 6.50 0.06500 0.1700 3,463.82 1049058020000 1049-058-02-0000 CITY OF ONTARIO VACANT 6 8 5,077 - 6.50 0.06500 0.1700 772.01 1049058030000 1049-058-03-0000 HOUSING AUTHORITY/CO S AN BERNARDINO COMMERCIAL 191 8,910 21,351 6.50 0.06500 0. 1700 5,450.32 1049058040000 1049-058-04-0000 ROJAS, LUIS ALBERTO FA M TR 12/15/08 & ROJAS, LUIS A OFFICE 214 9,000 4,048 6.50 0.06500 0.1700 2,664.16 1049058050000 1049-058-05-0000 CORNERSTONE CA LLC MEDI CAL/DENTAL/LABS 204 13,346 3,920 6.50 0.06500 0.1700 2,85 9.89 Willdan Financial Services Downtown Ontar io Community Benefit District Page 3 of 4 394
Assessor's Parcel
Number
Assessor's Parcel
Number Formatted Linear Frontage Lot Size Building Area Linear
Frontage
Assess Rate
Lot Size
Assess Rate
Building
Assess Rate
FY 2025/26
Assessment
(APN) (APN) (Ft) (Sq Ft) (Sq Ft) ($/Ft) ($/Sq Ft) ($/ Sq Ft) ($) Owner Name Land Use
1049059070000 1049-059-07-0000 ONTARIO EMPORIA II HOU SING PARTNERS RESID. SINGLE FAMILY 52 6,136 - 6. 50 0.06500 0.1700 736.84 1049059080000 1049-059-08-0000 VEJ ONTARIO LP SHOPPING CENTERS 74 8,140 2,910 6.50 0.06500 0.1700 1,504.8 1049059090000 1049-059-09-0000 VEJ ONTARIO LP PARKING LOT 56 8,140 - 6.50 0.06500 0.1700 893.1 1049059140000 1049-059-14-0000 CITY OF ONTARIO VACANT 4 05 39,403 - 6.50 0.06500 0.1700 5,193.7 1049059210000 1049-059-21-0000 VEJ ONTARIO LP COMMERCI AL 269 29,645 22,93 5 6.50 0.06500 0.1700 7,574.38 1049061010000 1049-061-01-0000 SEC EUCLID & HOLT AVE PROPERTY LP OFFICE 428 20,097 57,930 6.50 0.06500 0.1700 13, 936.41 1049061020000 1049-061-02-0000 SEC EUCLID & HOLT AVE PROPERTY LP OFFICE 427 20,196 - 6.50 0.06500 0.1700 4,0 88.24 1049061030000 1049-061-03-0000 SEC EUCLID & HOLT AVE PROPERTY LP PARKING LOT 48 4,488 - 6.50 0.06500 0. 1700 603.72 1049062010000 1049-062-01-0000 CITY OF ONTARIO RECREAT IONAL 395 34,087 15 ,000 6.50 0.06500 0.1700 7,333.16 1049062020000 1049-062-02-0000 CITY OF ONTARIO RECREAT IONAL 412 38,880 - 6.50 0.06500 0.1700 5,205.2 1049063010000 1049-063-01-0000 NA, SUSAN TR AUTOMOTIVE USES 190 9,021 5 ,536 6.50 0.06500 0.1700 2,762.49 1049063020000 1049-063-02-0000 CITY OF ONTARIO SHOPPIN G CENTERS 97 13,548 11,400 6.50 0.06500 0.1700 3,449.12 1049063030000 1049-063-03-0000 SAN BERNARDINO COUNTY TRANSPORATION RETAIL SALES 17 1, 504 1,040 6.50 0.065 00 0.1700 385.06 1049063040000 1049-063-04-0000 SAN BERNARDINO COUNTY TRANSPORATION RETAIL SALES 31 3, 008 2,080 6.50 0.065 00 0.1700 750.62 1049063050000 1049-063-05-0000 CARVALHO, JOAO R & CAR VALHO, LISA C RETAIL SALES 142 4,5 12 1,614 6.50 0.0650 0 0.1700 1,490.66 1049063060000 1049-063-06-0000 NOPPERT, BRIAN & NOPPE RT, LAURIE AUTOMOTIVE USES 142 4,5 12 3,384 6.50 0.0650 0 0.1700 1,791.56 1049063070000 1049-063-07-0000 NOPPERT, BRIAN & NOPPE RT, LAURIE COMMERCIAL 48 4,464 1,645 6.50 0.06500 0.1 700 881.81 1049063080000 1049-063-08-0000 NOPPERT, BRIAN & NOPPE RT, LAURIE VACANT 96 9,021 - 6.50 0.06500 0.1700 1, 210.37 1049063090000 1049-063-09-0000 NA, CHRIS SUNG & NA, S TEVE CHUNGHWAN VACANT 143 4,559 - 6.50 0.06500 0.170 0 1,225.84 1049063100000 1049-063-10-0000 HARMAN, JOHN D & HARMA N, PAULA R SHOPPING CENTERS 47 4 ,559 4,000 6.50 0.06 500 0.1700 1,281.84 1049064120000 1049-064-12-0000 CITY OF ONTARIO RECREAT IONAL - 8,064 - 6.50 0.06500 0.1700 524.16 1049064130000 1049-064-13-0000 CITY OF ONTARIO RECREAT IONAL 133 12,768 6, 400 6.50 0.06500 0.1700 2,782.42 1049064140000 1049-064-14-0000 CITY OF ONTARIO PARKING LOT 620 48,242 6,2 32 6.50 0.06500 0.1700 8,225.17 Total 27,356 2,031,880 1,154,583 $506,165.54
Parcel Count 205
Willdan Financial Services Downtown Ontar io Community Benefit District Page 4 of 4 395
RESOLUTION NO. ________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO,

CALIFORNIA, APPROVING THE LEVY OF THE A SSESSMENTS FOR
FISCAL YEAR 2025-26 FOR THE DOWNTOWN ONTARIO
COMMUNITY BENEFIT DISTRICT.

WHEREAS, on August 20, 2019, the City Council approved a Management District Plan entitled the “Downtown Ontario CBD Management District Plan” (the “Management District Plan”).

WHEREAS, the City Council conducted the public hearing on August 20, 2019 , at which ballots cast in favor of and in opposition to proposed assessment and formation of the Downtown Ontario Community Benefit ( "District" or “CBD”) for a five- year term were tabulated; and
WHEREAS, of the ballots cast, property owners representing a majority of the total assessments voted in favor of the proposed assessment and formation of the CBD; and
WHEREAS, on January 16, 2024 the City Council approved a 10-year renewal of the CBD following voter approval by property owners within the District; and WHEREAS, on January 16, 2024, the City Council adopted Resolution No. 2024-001 to establish the District and approve the levy of assessments commencing with FY 2024-25, and ending with FY 2034-35 with the provision for maximum five percent (5%) annual increases for the term of the CBD; and WHEREAS, Streets and Highways Code Section 36650 requires the improvement association of a property-based community benefit district submit an Annual Report to the legislative body for approval beginning its second year of operation and each year thereafter; and
WHEREAS, on March 4, 2025 the City Council approved the FY 2024-25 Annual Report submitted by the Downtown Ontario Improvement Association (“DOIA).

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Ontario, California, as follows:

SECTION 1. That the CBD assessments to be levied for FY 2025-26 , attached hereto as Exhibit 1, are hereby approved for submittal to the San Bernardino County Assessor for the period beginning July 1, 2025 and ending June 30, 2026.

SECTION 2. That Willdan Financial Services is hereby authorized to file all required documents and notice of assessments, in accordance with Section 3114 of the Streets and Highways Code, with the San Bernardino County Recorder.

SECTION 3. That the City Treasurer shall deposit all CBD assessments remitted 396
into the fund established for the District for distribution to the District by the Director of Finance in accordance with the approved Management District plan.

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

PASSED, APPROVED, AND ADOPTED this 6th day of May, 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
____________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
____________________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
397

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. 2025- was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held May 6, 2025 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. 2025- duly passed and adopted by the Ontario City Council at their regular meeting held May 6, 2025. _____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
398
Department: Economic Development
Prepared By: Charity Hernandez
Department:

Prepared By: Charity Hernandez
Staff Member Presenting: Jennifer McLain
Hiramoto, Economic Development Director
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 15
SUBJECT:

A RESOLUTION DECLARING CITY OWNED PROPERTY SURPLUS LAND PURSUANT TO GOVERNMENT CODE 54221, APPROVING THE NOTICE OF AVAILABILITY, AND

FINDING THAT SUCH DECLARATION IS EXEMPT FROM ENVIRONMENTAL REVIEW

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That City Council adopt a Resolution declaring the property located at 112- 126 West "C" Street, 115-123 West "D" Street, and 324 North Laurel Avenue, identified with Assessor’s Parcel Numbers 1048-566-01 through 1048-566-03 and 1048-566-08 through 1048-566- 11, approve the Notice of Availability, and finding that such declaration is exempt from the California Environmental Quality Act.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the Growth and Evolution of the City's Economy Pursue City's Goals and Objectives by Working with Other Governmental Agencies FISCAL IMPACT:

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

BACKGROUND & ANALYSIS:

The City currently owns real property located at 112-126 West "C" Street, 115-123 West "D" Street, and 324 North Laurel Avenue, identified with Assessor’s Parcel Numbers 1048- 566-01 through 1048-566-03 and 1048-566-08 through 1048-566-11, described and depicted in Exhibit "A" of the attached Resolution, which constitutes approximately 1.3 acres (“Property”). The Property is not needed for agency purposes and, as a result, the City desires to dispose of the Property.

Effective January 1, 2020, AB 1486 amended the Surplus Land Act, Government Code Section 54220 et seq. (“SLA”), which prescribes the process for disposal of surplus land. Before taking any action to dispose of the Property, the City must first comply with the SLA.

The SLA requires all local agencies to prioritize affordable housing, as well as parks and open space, when disposing of surplus land. New legislation which took effect on January 1, 2020, requires that before a local agency takes any action to dispose of land, the land must be declared either “surplus land” or “exempt surplus land,” as supported by written findings. “Surplus land” means the land owned by a local agency for which the local agency’s governing body takes formal action in a regular public meeting 399
declaring that the land is surplus and is not necessary for the agency’s use.

City staff has determined the Property is “surplus land” that is subject to the SLA process, and that no exceptions apply.

Accordingly, before taking steps to dispose of the Property, the City needs to comply with the SLA by taking formal action to declare the property surplus. Adoption of the attached Resolution would declare the Property as surplus land.

The SLA process for “surplus land” involves several steps. After designating real property as non-exempt surplus land, the City must send Notices of Availability to affordable housing developers, public agencies, and other entities required to receive notice under the SLA. Any party receiving a Notice of Availability and interested in acquiring the surplus property must notify the City in writing within 60 days after the Notice of Availability is transmitted. If such notice is received, the City must enter into good faith negotiations to determine a mutually satisfactory sale or dispose of price and terms. Nothing in the SLA prevents the City from obtaining fair market value for the disposition of surplus land. Accordingly, the City has the power to sell or dispose of surplus land at fair market value or at less than fair market value (Gov't Code § 54226). If the price or terms cannot be agreed upon after a good faith negotiation period of not less than ninety (90) days, the land may be disposed of without further regard to SLA procedures, other than submitting a report to the California Department of Housing and Community Development ("HCD") and recording an affordability covenant on the Property.

After the City has sent Notices of Availability and concluded attempts to negotiate in good faith with any interested party, the City must provide a report to HCD. HCD then has thirty (30) days to notify the City whether it has violated the SLA. The City would then have sixty (60) days to correct the violation or to submit findings as to why the law was not violated. If the City is not notified of a violation by HCD within thirty (30) days after submitting the required materials, the City receives “safe harbor” and is not subject to the SLA’s penalty provisions.

The City will also have to record an affordability covenant on the Property that will apply if ten (10) or more residential units are developed on the Property.

Adopting the attached Resolution will declare that the property is “surplus land” under the SLA and direct staff to comply with the SLA.

City staff has determined pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) (“CEQA”) that the designation of the Property as non-exempt surplus, approval of the form of Notice of Availability, and authorization for the City Manager to comply with the Act will not result in a direct or reasonably foreseeable indirect physical change in the environment and as such is exempt from further review under CEQA pursuant to State CEQA Guidelines Section 15060(c)(3). In the alternative, staff has determined that the actions contemplated involve the sale of surplus government property, which is exempt from environmental review under CEQA pursuant to State CEQA Guidelines section 15312 as the government Property is not located in an area of statewide, regional or area-wide concern per CEQA Guidelines section 15206(b)(4) and has determined that none of the exceptions in CEQA Guidelines section 15300.2 to the use of this exemption have application. 400
RESOLUTION NO. ________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO

MAKING FINDINGS AND DECLARING, PURSUANT TO GOVERNMENT
CODE SECTION 54221, THAT CERTAIN REAL PROPERTY LOCATED
AT 112-126 WEST C STREET, 115-123 WEST D STREET AND 324 NORTH LAUREL AVENUE, IDENTIFIED WITH ASSESSOR’S PARCEL
NUMBERS 1048-566-01 THROUGH 1048-566-03 AND 1048-566-08 THROUGHT 1048-566-11, IS SURPLUS LAND, APPROVING THE

NOTICE OF AVAILABILITY THEREFOR, AUTHORIZING THE CITY

MANAGER TO COMPLY WITH THE SURPLUS LAND ACT AND TAKING

RELATED ACTIONS, FINDING THAT SUCH DECLARATION IS EXEMPT

FROM ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTIONS
15060(C)(3) AND 15312 OF THE STATE CEQA GUIDELINES AND
DIRECTING STAFF TO ISSUE A NOTICE OF EXEMPTION.

WHEREAS, the City of Ontario ("City") is the owner in fee simple of that certain real property, located at 112-126 West C Street, 115-123 West D Street and 324 North Laurel Avenue, identified with Assessor’s Parcel Numbers 1048-566-01 through 1048- 588-03 and 1048-566-08 through 1048-566-11, which in total is approximately 2.5 acres, as identified and depicted in “Exhibit A” attached hereto and by this reference incorporated herein (the “Property”); and
WHEREAS, the City no longer has any use for the Property; and WHEREAS, the Surplus Land Act, Government Code sections 54220 et seq. (as amended, the “Act”), applies when a local agency disposes of “surplus land,” as that term is defined in Government Code section 54221; and
WHEREAS, the Property is “surplus land” under the Act, because it is land owned in fee simple by the City for which the City will take formal action (in the form of adoption of this resolution) in a regular public meeting declaring that the land is surplus and is not necessary for the City’s use; and
WHEREAS, the Act requires that prior to the disposal of any surplus land, unless when an exemption applies, a local agency must issue a Notice of Availability to, among others, affordable housing developers, and thereafter, if any entity submits a qualified Notice of Interest within sixty (60) days of issuance of the Notice of Availability, the local agency must negotiate in good faith for at least ninety (90) days with any such submitting entities; and
WHEREAS, the Property is not exempt from the Act; and
WHEREAS, a form of the Notice of Availability is attached hereto as “Exhibit B” 401
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) (“CEQA”) City staff has determined that the designation of the Property as non-exempt surplus, approval of the form of Notice of Availability, and authorization for the City Manager to comply with the Act will not result in a direct or reasonably foreseeable indirect physical change in the environment and as such is exempt from further review under CEQA pursuant to State CEQA Guidelines Section 15060(c)(3); and,
WHEREAS, in the alternative, staff has determined that the actions contemplated involve the sale of surplus government property, which is exempt from environmental review under CEQA pursuant to State CEQA Guidelines section 15312 as the government Property is not located in an area of statewide, regional or area-wide concern per CEQA Guidelines section 15206(b)(4) and has determined that none of the exceptions in CEQA Guidelines section 15300.2 to the use of this exemption have application; and
WHEREAS, if and when any of the Property is sold to a purchaser, and that purchaser proposes a use for the Property that requires a discretionary approval, any potential future use will be subject to CEQA as this Resolution does not propose a binding commitment to any particular use of the Property; and
NOW, THEREFORE, BE IT RESOLVED, FOUND, DETERMINED AND ORDERED by the City Council of the City as follows:

SECTION 1: The above recitals are true and correct and are a substantive part of this Resolution and findings of the City Council of the City.

SECTION 2: The City Council hereby finds and declares that the Property is “surplus land” as used in the Act, because the Property is owned in fee simple by the City, and the Property is surplus and not necessary for the City’s use.

SECTION 3: The City hereby approves the form of Notice of Availability substantially in the form attached hereto as “Exhibit B.” SECTION 4: The City Council hereby authorizes the City Manager or designee to take all necessary actions to fully comply with the Act without further need to obtain further City Council approval.

SECTION 5: Pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) (“CEQA”) the designation of the Property as non- exempt surplus, approval of the form of Notice of Availability, and authorization for the [CITY MANAGER] to comply with the Act will not result in a direct or reasonably foreseeable indirect physical change in the environment and as such is exempt from further review under CEQA pursuant to State CEQA Guidelines Section 15060(c)(3), and in the alternative, the sale of the Property is exempt from further environmental review pursuant to State CEQA Guidelines section 15312 as the Property is not located in an area of statewide, regional or area-wide concern per CEQA Guidelines section 15206(b)(4). If and when any of the Property is sold to a purchaser, and that purchaser 402
proposes a use for the Property that requires a discretionary approval, any potential future use will be subject to CEQA as this Resolution does not constitute a binding commitment to any particular use of the Property. Staff is directed to issue a Notice of Exemption regarding this determination.

SECTION 6: If any section, subsection, paragraph, sentence, clause or phrase of this Resolution is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Resolution.

SECTION 7: The City Clerk of the City of Ontario shall certify as to the adoption of this Resolution.

PASSED, APPROVED, AND ADOPTED this 6th day of May, 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
____________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
____________________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
403

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. 2025- was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held May 6, 2025 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. 2025- duly passed and adopted by the Ontario City Council at their regular meeting held May 6, 2025. _____________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
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EXHIBIT A

PROPERTY DESCRIPTION
112-126 West C Street, 115-123 West D Street and 324 North Laurel Avenue, identified with Assessor’s Parcel Numbers 1048-566-01 through 1048-588-03 and 1048-566-08 through 1048-566-11
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EXHIBIT B

FORM OF NOTICE OF AVAILABILITY
[to be filled in prior to issuance]
[DATE]
To All Interested Parties:

RE: Notice of Availability/Offer to Sell Surplus Property As required by Government Code Section 54220 of the State of California, the City of Ontario (“City”) is providing notification that the City intends to sell the surplus property listed in the accompanying table.

In accordance with Government Code Section 54222, you have sixty (60) days from the date this offer was sent via certified mail or electronic mail to notify the City of your interest in acquiring the property. However, this offer shall not obligate the City to sell the property to you. Instead, the City would enter into at least ninety (90) days of negotiations with you pursuant to Government Code Section 54223. If no agreement is reached on price and terms, the City may market the property to the general public.

As required by Government Code Section 54227, if the City receives more than one letter of interest during this 60 day period, it will give first priority to entities proposing to develop housing where at least 25 percent of the units will be affordable to lower income households. If more than one such proposal is received, priority will be given to the proposal with the greatest number of affordable units. If more than one proposal specifies the same number of affordable units, priority will be given to the proposal that has the lowest average affordability level.

In the event your agency or company is interested in buying the property, you must notify the City in writing within sixty (60) days of the date this notice was sent via certified mail or electronic mail. Notice of your interest in acquiring the property shall be delivered to:
[INSERT STAFF CONTACT AND TITLE]
[INSERT MAILING ADDRESS]
You may also direct your questions to [INSERT EMAIL] or by calling [INSERT PHONE NUMBER].

Entities proposing to submit a letter of interest are advised to review the requirements set forth in the Surplus Land Act (Government Code Section 54220-54234).

Attachment: Property Description Form
406
Property Description Form
[to be filled in prior to issuance]
Jurisdiction Name
Jurisdiction Type
Site Address/Intersection
City
Five Digit ZIP Code
County
Assessor Parcel Number
Consolidated Sites
General Plan Designation (Current)
Zoning Designation (Current)
Minimum Density Allowed (units/acre)
Maximum Density Allowed (units/acre)
Parcel Size (Gross Acres)
Existing Use/Vacancy
Minimum Sales Price
Last Appraised Value
Last Appraised Date
Optional Information 1
Optional Information 2
407
Department: Utilities
Prepared By: Michael Sigsbee
Staff Member Presenting: Scott Burton, Utilities
General Manager
Reviewed By: Dennice Raygoza, Albert G
Gastelum, Michael Sigsbee
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 16
SUBJECT:

AN AMENDMENT TO THE MASTER SERVICES AGREEMENT WITH PAYMENTUS

CORPORATION FOR ELECTRONIC BILL PAYMENT PROCESSING SERVICES

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council authorize the City Manager, or designee, to execute Amendment No. 2 to the Master Services Agreement with Paymentus Corporation (“Paymentus”) of Charlotte, North Carolina, for electronic bill payment services in the amount of $2,100,000 for Fiscal Year 2024-25 through Fiscal Year 2027-28, for a new total not-to-exceed aggregate amount of $4,700,000.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Operate in a Businesslike Manner
FISCAL IMPACT:

Amendment No. 2 to the Master Services Agreement with Paymentus Corporation (“Paymentus”) of Charlotte, North Carolina, for electronic bill payment services in the amount of $2,100,000, for a new total not-to-exceed aggregate amount of $4,700,000.

The City and Paymentus
have agreed to transaction fee charges and will negotiate any future increases based on banking and financial regulations.

Proposed Amendment No. 2 will increase the individual transaction limits for credit/debit card payments from $2,500 to $50,000, and Automated Clearing House (ACH)/eCheck payments from $25,000 to $100,000 based on significant growth in both the frequency and total payment amount of online and electronic payment transactions. The cost of these services average $500,000 to $600,000 per year. It is anticipated that these costs will range from $600,000 to $800,000 in future years based on the increase of electronic payments and transactions.

The FY 2024-25 Adopted Budget includes appropriations from the Water, Sewer, and Integrated Waste Operating Funds for these services. Additional appropriations in the Water, Sewer and
Integrated Waste Operating Funds will be included in future Annual Proposed Budgets to City Council for approval as needed.
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BACKGROUND & ANALYSIS:

In January 2019, the City entered into a Master Services Agreement with Paymentus as part of the Customer Information and Utility Billing System (CIS) software procurement and implementation to replace the City’s PeopleSoft utility billing system. This Agreement initiated a five (5) year term for services, which commenced with the launch of the CIS Infinity utility billing system. The Agreement also included successive three (3) year renewal periods, with the first renewal term commencing June 2025.

On June 23, 2020, the agreement was amended to incorporate additional service for Enterprise Communication Messaging (ECM), which provides the technology and capability for mass outbound messaging through texting via Short Message Service (SMS), email, and Interactive Voice Response (IVR) channels.

Staff recommends approval of Proposed Amendment No. 2, which will provide for an increase in the individual transaction limits to better accommodate customers paying higher balance utility bills online and electronically with credit and debit cards, ACH, and eChecks, especially larger commercial customers.

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AMENDMENT NO. 2 TO THE MASTER SERVICES AGREEMENT

BETWEEN THE CITY OF ONTARIO AND

PAYMENTUS CORPORATION

1. Parties and Date.

This Amendment No. 2 to the Agreement (as defined herein) is made and entered into as of this _________, 2025, by and between the City of Ontario (“City”) and Paymentus Corporation, a Delaware Corporation with its principal place of business at 11605 N. Community House Rd, Suite 300, Charlotte, North Carolina 28277(“Contractor”). City and Contractor are sometimes individually referred to as “Party” and collectively as “Parties.”

2. Recitals.

2.1 Agreement. The City and Contractor have entered into an agreement entitled “Master Services Agreement” dated January 9, 2019 (“Agreement”).

2.2 Amendment Purpose. The City and Contractor desire to further amend the Agreement to increase the maximum Payment Amount to $50,000 for Credit and Debit Cards and to $100,000 for ACH/eCheck Payments. In addition, the Parties wish to modify the terms and conditions section of the Agreement.

2.3 Amendment Authority. This Amendment No. 2 is authorized pursuant to Section 7.4 of the Agreement.

3. Terms.

3.1 Amendment. Schedule “A” of the Agreement is hereby amended in its entirety to read as follows:
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BB&K 2020

1. Schedule A - Paymentus Service Fee Schedule (“Schedule A”) of the Agreement is hereby deleted in its entirety and replaced with the new Schedule A attached hereto and incorporated herein by reference.

3.3 Continuing Effect of Agreement. Except as amended by this Amendment No. 2, all other provisions of the Agreement remain in full force and effect and shall govern the actions of the parties under this Amendment No. 2. From and after the date of this Amendment No. 2, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement as amended by this Amendment No.

2. 3.4 Adequate Consideration. The Parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment No. 2.

3.5 Severability. If any portion of this Amendment No. 2 is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

3.6 Integration. This Amendment represents the entirety of the Parties’ understanding relating to the subject of this Amendment, including written or verbal communication between the Parties, which shall have no relevance unless expressly incorporated herein. This is an integrated amendment.

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BB&K 2020

Schedule A – Paymentus Fee Schedule
Client may elect to pay certain Payments Fees directly (“Client Fee”), or instruct Paymentus to collect the Paymentus Fee from the User (the “User Fee”). Client’s designation of the fee model is set forth below:

Payment Methods Paymentus Fee Fee Model
Instant Payment Network™
All payment methods offered under IPN and
digital wallets such as PayPal, Venmo,
PayPal Credit, Apple Pay, Google Pay,
PayPal CFS and others as offered by
Paymentus.
$1.87 Per Payment Client Fee
Credit, Debit Cards $1.87 Per Payment Client Fee
ACH/eChecks $0.52 per Payment Client Fee

Enterprise Communication Messaging
(“ECM”)
Outbound Messaging (SMS, Email, IVR)
Client will receive 50,000 messages
annually at no charge. Additional
messages will be billed at $0.09 per
message.

Client Fee

Average Bill Amount Maximum Payment Amount
$200.00 Credit/Debit/IPN: $50,000.00*
ACH/eCheck: $100,000.00*

*The Paymentus Fees will be assessed in increments of $2,500.00.

Multiple payments may be made. Paymentus may apply different limits per transactions for user adoption or to mitigate risk.

[SIGNATURES ON FOLLOWING PAGE]
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SIGNATURE PAGE FOR AMENDMENT NO. 2 TO THE MASTER SERVICES AGREEMENT

BETWEEN THE CITY OF ONTARIO

AND PAYMENTUS CORPORATION

IN WITNESS WHEREOF, the Parties have entered into this Amendment No. 2 as of the day and year first above written.

CITY OF ONTARIO PAYMENTUS CORPORATION

By:

Its:

Printed Name:

By:

Its:

Printed Name:

Approved By:

SCOTT OCHOA

CITY MANAGER
Approved as to Form:

_____________________________________
Best Best & Krieger LLP
City Attorney

Attested By:

City Clerk

413
Department: Public Works
Prepared By: Gil H Mars
Staff Member Presenting: Tito Haes, Executive
Director Public Works
Reviewed By: Andrea Ampig, Bonnie Tam
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 17
SUBJECT:

AN AMENDMENT TO THE MAINTENANCE SERVICES AGREEMENT WITH

CONVERGINT TECHNOLOGIES, LLC FOR THE CIVIC CENTER EXPANSION - FIRE STATION NO. 1 SECURITY CAMERA AND ACCESS CONTROL SYSTEM

CITY OF ONTARIO
Agenda Report
May
6, 2025
SECTION:

CONSENT CALENDAR

RECOMMENDATION:

That the City Council take the following actions:

A
.

Authorize the City Manager, or his designee, to execute Amendment No. 5 to the Maintenance Services Agreement with Convergint Technologies, LLC, of La Palma, California, for the Civic Center Expansion - Fire Station No. 1 Project security camera and access control system in the amount of $112,774 for a total not-to-exceed contract amount of $4,366,250; and
B
.

Authorize the City Manager or his designee to execute all documents required for the completion of the project which may include, but is not limited to agreements, assessments, easements, reduction of retention accounts, contract amendments within the authorization limits, and filing a notice of completion at the conclusion of all construction related activities.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
FISCAL IMPACT:

The proposed Amendment No. 5 with Convergint Technologies, LLC will increase the contract amount by $112,774 for a total not-to-exceed contract amount of $4,366,250. The FY 2024-25 Adopted Capital Improvement Program Budget includes appropriation for the Civic Center Expansion - Fire Station No. 1 Project in the Capital Projects Fund.

BACKGROUND & ANALYSIS:

On January 21, 2025, the City Council approved Amendment No. 4 to the Maintenance Services Agreement with Convergint Technologies, LLC. The Communications Infrastructure Planning and Design Standards implemented by the Information Technology Agency encourages consistent technology infrastructure at all City facilities. This includes the security cameras and access control systems needed at Fire Station No. 1. The Information Technology Agency utilizes Convergint Technologies, LLC for all access control citywide due to the 414
standardization they provide. Staff recommends approving Amendment No. 5 to the Maintenance Services Agreement with Convergint Technologies, LLC to install the security cameras and card reader access control systems for Fire Station No. 1, which is estimated to be completed in August 2025.

This amendment is exempt from competitive bidding under applicable law because competitive proposals work an incongruity and are unavailing as affecting the final result, competitive proposals do not produce any advantage, and it is practically impossible to obtain what is required and to observe such form, (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal. App. 3d 631, 636- 637), because it is necessary to match existing City infrastructure. 415
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