The Project site is generally surrounded by a mix of residential, commercial, and light industrial land uses. Properties to the north include single-family residential homes, while parcels to the east across Imperial Avenue are developed with mobile home units. To the south across Holt Boulevard, land uses consist of automotive-related uses and commercial uses. Properties to the west include residential and commercial uses. The site is also located within proximity to areas identified for transit-oriented development under the City’s long-range planning efforts. 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. PUD-23-003)
(a) Land Use and Development Regulations — The MU-6 (East Holt Mixed-Use) zoning district allows for residential development at a density of 14 to 40 dwelling units per acre. Consistent with the MU-6 zoning district and The Ontario Plan (“TOP”) land use designation of Mixed Use – Holt (MU-Holt), the Holt Residential PUD allows for multiplefamily residential development within this density range and establishes standards for building height, setbacks, open space, and site layout. The PUD is intended to facilitate compact, walkable infill housing that complements the urban form, scale, and character of the Holt Boulevard corridor.
(b) Landscaping — The PUD establishes guidelines for landscaping that promote the use of “California-friendly” and drought-tolerant plant materials consistent with water-efficient design principles. Landscaping is intended to enhance the overall character of the development, complement architectural styles, and provide screening for utility equipment, trash enclosures, and parking areas. A landscape and irrigation plan is required prior to the issuance of building permits and must comply with applicable City standards.
(c) Parking and Circulation — The PUD requires compliance with the parking, loading, and lighting provisions of the Development Code (Division 6.03) and applicable provisions of State Density Bonus Law (“SDBL”). Resident parking is accommodated onsite within enclosed two-car garages. As permitted under SDBL, the Project is allowed to reduced parking ratios consistent with Density Bonus provisions. Internal circulation is provided through a private drive aisle that connects directly to Holt Boulevard and Imperial Avenue, ensuring safe and efficient access throughout the site. (d) Access to Mass Transit — The PUD supports development that is wellconnected to public transit and encourages reduced automobile dependency through proximity to high-frequency transit corridors. The Project is located along the Holt Boulevard Bus Rapid Transit (BRT) Corridor, with an existing westbound Omnitrans Route 61 bus stop directly in front of the site. This location advances the City’s goals for mixed199 Planning Commission Agenda Report
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use and transit-oriented development by providing future residents with enhanced mobility options and convenient access to regional transit service. (e) Architectural Character — The PUD requires a modern interpretation of the Spanish colonial style to enhance the overall character of the Holt Boulevard corridor.
Building design will incorporate high-quality elements such as varied rooflines composed of gabled forms with s-profile terracotta tiles, stucco finishes, recessed windows, and decorative detailing to create visual interest. The PUD requires the use of at least 3 different materials and a combination of light and dark colors to provide contrast across the building elevations. Windows will be recessed, and decorative light fixtures will be consistent with the Spanish colonial character. Parapet walls and other architectural features conceal rooftop equipment from public view.
(2) Development Plan (File No. PDEV23-019)
(a) Density Bonus — As part of the Development Plan application, the Applicant is requesting a density bonus for the Project. Pursuant to the Ontario Development Code Section 6.01.010 H (Residential Zoning Districts, Density Bonus and Other Incentives) and California Government Code Section 65915 (Density Bonuses and Other Incentives), applicants can request an additional density beyond what the local General Plan and Development Code permits. The SDBL applies to multiple-family projects that provide on-site affordable housing and provides for increased residential density, other incentives, concessions, and waivers.
The Project site is 2.07 acres and is currently vacant. The Applicant proposes to develop 50 residential units, together with associated parking and open space. Three of the units (i.e., 5 % of the total 50 units) are offered for sale at levels affordable to very-low-income households (i.e., households earning 30% to 50% of the area median family income). The Project’s provision of 50 units, resulting in a density of 24.15 dwelling units per acre, is consistent with the TOP Mixed Use – Holt Boulevard Land use designation and aligns with the MU-6 (East Holt Mixed Use) zoning district.
While a density bonus is not required nor proposed to accommodate the planned number of units, the Project will provide 5% of its total units at affordability levels for very low-income households. This provision entitles the Project to one incentive or concession (Gov. Code Section 65915 (d)(2)(A)), an unlimited number of waivers (Gov. Code Section 65915(e)(1)), and reduced parking ratios (Gov. Code Section 65915(p)).
An incentive or concession is a reduction in development standards or modifications of zoning or architectural requirements, or any other regulatory incentive or concession proposed by the applicant, that results in identifiable and actual cost reductions to provide for affordable housing costs. The Applicant has not identified or proposed any incentives or concessions, although they have reserved the right to do so during the development review process.
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In addition to any incentives or concessions, an applicant may request a waiver of any development standard that would have the effect of physically precluding the construction of a development at the density, or with the incentives or concessions permitted by the SDBL (Gov. Code Section 65915(e)(1)). A development standard includes any site or construction condition including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, a minimum lot area per unit requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation (Gov. Code Section 65915(o)(2)).
The City can deny a waiver only in certain limited circumstances. The only reasons to deny a waiver are: (i) the waiver would have a specific, adverse impact on health or safety and there is no feasible way to mitigate or avoid the specific adverse impact; (ii) the waiver would have an adverse impact on any real property listed in the California Register of Historical Resources; or (iii) the waiver would be contrary to state or federal law (Gov Code Section 65915(e)(1)). Based on applicable State law, the Applicant is proposing the following waivers from the development standards of the Ontario Development Code and Holt Residential PUD:
• Reduce the need for decorative pavement in internal alleyways. • Removal of guest parking stalls as the Project is compliant with parking requirements as defined in the SDBL (Government Code Section 65915(p)(1)).
Additionally, approval of the requested density bonus will require the Applicant to enter into an Affordable Housing Regulatory Agreement with the City. Conditions of Approval require the Applicant to enter into an Affordable Housing Agreement with the City for 3 Very Low Income Affordable Units prior to the issuance of building permits. The term of the Affordable Housing Agreement is 55 years.
(b) Site Design/Building Layout — The Project site is 2.07 acres in size and is located at the northwest corner of Holt Boulevard and Imperial Avenue. The site will contain 12 residential buildings, each containing between 3 and 5 attached townhome units. The buildings are arranged in a generally east-west orientation across the interior of the site, with garage access provided from a rear alley. Vehicular access is accommodated by one main drive aisle that also functions as a fire lane, ensuring adequate emergency access while supporting efficient on-site circulation.
Buildings located along Holt Boulevard and Imperial Avenue are oriented towards the street with individual pedestrian entries and landscape treatments that activate the public realm. This frontage condition is consistent with the East Holt Corridor’s Community Design policies, which encourage residential buildings to front the street and provide “eyes on the street” to promote a safe, walkable, and human-scaled environment. The layout avoids driveway interruptions along Holt Boulevard, supporting the corridor’s vision for continuous, tree-lined sidewalks and a more inviting pedestrian experience. 201
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Internal buildings are accessed from a landscaped pedestrian pathway along the southern edge of the site, connecting Imperial Avenue to the interior of the development and reinforcing the corridor’s goals for a complete and connected network. A shared open space area is located near the western boundary, providing a passive recreation opportunity and a buffer between the residential uses and the alley.
Each unit includes a private two-car garage with integrated trash storage screened by decorative gates. The overall site design supports the East Holt Corridor Place Type by introducing compact residential infill that contributes to corridor identity, supports transit access, and creates a cohesive development pattern compatible with long-range planning objectives.
(c) Site Access/Circulation — The Project site will have 2 access points. Primary vehicular access is provided by a 24-foot-wide drive aisle from Holt Boulevard, located along the southern edge of the site, which also functions as a fire lane and connects to garages and off-street parking areas serving all units. A secondary shared access point is provided from Imperial Avenue at the eastern edge of the site, allowing for additional ingress, egress, and emergency vehicle access. Both access points connect to the internal circulation system and support efficient site access while preserving the pedestrian-oriented frontages along Holt Boulevard and Imperial Avenue.
Pedestrian access is provided through individual walk-up entries fronting both Holt Boulevard along the southern edge of the site and Imperial Avenue along the eastern edge, activating the street frontages and enhancing visibility from the public realm. A landscaped pedestrian pathway runs along the western edge of the site, connecting Imperial Avenue to the interior buildings and providing a continuous pedestrian connection across the development. The circulation design supports the East Holt Corridor’s vision for safe, accessible, and well-connected residential blocks that promote walkability and minimize conflicts between pedestrians and vehicles. (d) Parking — The Project provides off-street parking in accordance with the SDBL (Government Code Section 65915(p)(1)), which limits parking requirements to a maximum of 2 spaces per unit for projects that include 3 bedrooms per unit. The Project includes 50 residential units, with 3 units reserved for very low-income households, and is therefore required to provide no more than 100 off-street parking spaces. The Project meets this requirement by providing 100 parking spaces and each unit includes an enclosed private two-car garage. A summary of the off-street parking calculations is included in the Technical Appendix, Table 3: SDBL Parking Requirement Summary. (e) Architecture — The Applicant proposes a Transitional Spanish-inspired style utilizing the following treatments:
• Varied roofline made up of gabled forms with S-profile terracotta tiles; • Roof elements are complemented by simple eave detailing and occasional shed roof projections;
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• Neutral-toned stucco;
• Wood siding; and
• Dark metal accents.
(f) Landscaping — Perimeter landscaping is provided in the front, side, and rear yards. The Conceptual Landscape Plan includes California native and droughttolerant plant species, such as Peppermint Tree, Raywood Ash, Western Sycamore, Sweet Bay, and Western Redbud. A variety of drought-tolerant groundcover species are incorporated throughout the planters and open space areas to provide visual continuity, reduce soil erosion, and support low-maintenance landscaping. (g) Open Space/Amenities — Private open space is provided by first-floor courtyards in each residential unit, with each courtyard measuring at least 164 square feet and a minimum of 7 feet in any direction to ensure usable space. The required common open area is dispersed throughout the Project site in the form of passive landscaped areas. The design supports the Community Design Element’s vision for the East Holt Corridor by providing human-scale, livable outdoor spaces that enhance the pedestrian realm and offer informal gathering opportunities. These landscaped areas contribute to a more comfortable, safe public environment, consistent with the Element’s emphasis on neighborhood-scale open space, greenery, and visual relief along infill corridors.
(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 suggests the use of an infiltration chamber. 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 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 203
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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 Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending body for PUD-23-003 and the decision-making body for File No. PDEV23-019, 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
• 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).
(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.
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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.
Development Quality
• Unique and authentic districts, centers, and corridors of varied scales that establish Ontario as one of the most vital and diverse locales in Southern California.
• Superior quality and design of the built environment and open spaces through careful attention to detail at every scale, including public and private spaces and structures.
(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
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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 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.
Housing Element
Goal H-2 Housing Supply & Diversity: Diversity of types of quality housing that are affordable to a range of household income levels, accommodate changing demographics, and support and reinforce the economic sustainability of Ontario. • H-2.1 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 206
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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.
• 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.
Community Design Element
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 contextappropriate scale and proportion;
2. A true architectural style which is carried out in plan, section, and elevation through all aspects of the building and site design and appropriate for its setting; and
3. Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.
• CD-2.5 Streetscapes. We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen 207
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connectivity, and enhance community identity through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting and street furniture.
• CD-2.9 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:
1. Garage parking: providing access to single-family residential garages through alley access, recessing garages from the frontage to emphasize front doors or active living spaces.
• 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.
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.
• 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.
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• CD-5.2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.
HOUSING ELEMENT COMPLIANCE: The Project site is identified in the Housing Element Sites Inventory (Tables B-1 and B-2 of the Housing Element Technical Report) as accommodating up to 23 lower-income units (very low and low) and 23 moderateincome units. The Project proposes 3 very low-income units, which is fewer than the number identified in the Housing Element for this site.
However, the City currently maintains a surplus of Housing Element sites sufficient to accommodate the shortfall. Specifically, the City has an overall excess capacity of 230 lower-income units and 514 moderate-income units. Therefore, the reduction in affordable unit yield on this site will not impact on the City’s ability to meet its RHNA obligations or Housing Element goals. The Project remains consistent with the Housing Element’s overall strategy and does not compromise the adequacy of the site inventory.
ENVIRONMENTAL REVIEW: The proposed Development Plan is categorically exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to Section 15332 (Class 32, In-Fill Development Projects) of the CEQA Guidelines and meets all of the following conditions:
(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed Project is located within the Mixed Use – Holt Boulevard land use designation of the Policy Plan Land Use Map, and the MU-6 (East Holt Mixed Use) zoning district. The proposed Project is consistent with all applicable general plan policies, as well as with the MU-6 (East Holt Mixed Use) zoning district and applicable Holt Residential PUD, and Development Code regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project is proposed within the established boundaries of the City of Ontario, covering approximately 2.07 acres of land. To the north, there are single-family residential homes, while the parcels to the east, across Imperial Avenue, are developed with mobile home units. To the south, across Holt Boulevard, the area consists of automotive-related commercial businesses and retail storefronts. Properties to the west include both residential and commercial uses.
(c) The Project site has no value as habitat for endangered, rare, or threatened species. The site is currently vacant and lacks any wildlife, making it unsuitable as a habitat for endangered, rare, or threatened species. Furthermore, the site is not indicated on any federal or state designation maps. Surrounding developments include various types of properties: to the north, there are single-family residential homes; to the east, across Imperial Avenue, there are mobile home units; to the south, beyond Holt 209
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Boulevard, there are automotive-related businesses and retail storefronts; and to the west, the area features a mix of residential and commercial properties. (d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed residential development is similar to, and of no greater impact than other allowed uses and development projects within the MU-6 (East Holt Mixed Use) zoning district.
(e) The site can be adequately served by all required utilities and public services. All necessary wet and dry utilities are available for the Project site. 210
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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) Not Applicable North Single Family Residence Mixed Use - Holt (MU-Holt) MU-6 (East Holt Mixed Use) Not Applicable South Automotive Retail Business Park (BP): 0.60
FAR BP (Business Park) Not Applicable
East Mobile Homes Mixed Use - Holt (MU-Holt) MU-6 (East Holt Mixed Use) Not Applicable West Vacant Mixed Use - Holt (MU-Holt) MU-6 (East Holt Mixed Use) Not Applicable Table 2: General Site & Building Statistics
Item Required Min./Max. Provided (Ranges) Meets
Y/N
Project area (in acres): N/A 2.07 AC Y
Maximum project density
(dwelling units/ac): 14-40 DU/AC 24.15 DU/AC Y
Front yard setback (in FT): 10’-0” 26’- 8” Y
Side yard setback (in FT): 5’-0” 10’-0” Y
Rear yard setback (in FT): 5’-0” 16’-5” Y
Parking setback (in FT): N/A N/A Y
Maximum height (in FT): 75’-0” 37’-5” Y
Open space – private: 3,000 SF 8400 SF Y
Open space – common: 12,500 SF 18,558 SF Y
Table 3: Parking Summary
Type of Use Number of
Units Parking Ratio Spaces Required
Spaces
Provided
Multiple Family Residential 50 Units 2.0 spaces per unit (3-bedroom units per SDBL) 100 100
TOTAL 50 100 100
Table 4: Dwelling Unit Statistics:
Unit Type Unit Size (in SF) No. Bedrooms No. Bathrooms Private Open Space (in FT)
TYPE A 1,410 3 3 60 SF
TYPE B 1,410 3 3 60 SF
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Exhibit A: PROJECT LOCATION MAP
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Exhibit B: SITE PLAN
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Exhibit C: Perspective
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Exhibit D: ELEVATIONS
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Exhibit E: LANDSCAPE PLAN
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Exhibit F: SITE PHOTOS
View From Holt Boulevard
View From Imperial Avenue
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Attachment A:
Resolutions for File Nos. PUD-23-003 and PDEV23-019
(Document to follow this page)
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RESOLUTION NO. PC25-041
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ONTARIO, CALIFORNIA, RECOMMENDING CITY COUNCIL APPROVAL OF FILE NO. PUD-23-003, A PLANNED UNIT DEVELOPMENT TO
ESTABLISH PLANNING AND DESIGN PRINCIPLES, DEVELOPMENT
REGULATIONS, AND PERFORMANCE STANDARDS TO GOVERN
FUTURE DEVELOPMENT OF 2.07 ACRES OF LAND, LOCATED AT 1389 EAST HOLT BOULEVARD, WITHIN THE MU-6 (EAST HOLT MIXED USE) ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF— APN: 0110-071-02
WHEREAS, JWDA-MS ARCHITECTS (“Applicant”) has filed an Application for the approval of a Planned Unit Development, File No. PUD-23-003, as described in the title of this Resolution (hereinafter referred to as “Application” or “Project”); and WHEREAS, the Application applies to 2.07 acres of land located at the northwest corner of Holt Boulevard and Imperial Avenue, at 1389 East Holt Boulevard, within the MU-6 (East Holt 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 a single-family residence. The property to the east is within the MU-6 (East Holt Mixed Use) zoning district and is developed with mobile homes. The property to the south is within the BP (Business Park) zoning district and is developed with automotive retail. The property to the west is within the MU-6 (East Holt Mixed Use) zoning district and is currently vacant; and WHEREAS, the proposed PUD establishes site-specific development regulations, design guidelines, and land use standards to facilitate the residential development while ensuring compatibility with surrounding land uses and compliance with the City’s Development Code and policy documents; and
WHEREAS, the PUD is consistent with the goals and policies of The Ontario Plan (TOP), including the Land Use, Housing, and Community Design Elements, by promoting infill development, supporting transit-oriented housing along the Holt Boulevard corridor, and incorporating high-quality architectural and landscape design; and WHEREAS, the PUD contributes to the revitalization of the Holt Boulevard corridor by providing a high-quality residential development adjacent to a Bus Rapid Transit (BRT) stop, and supports the intent of the former Center City Redevelopment Plan to encourage higher-density housing in close proximity to Downtown Ontario and the Ontario Airport Metro Center; and
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WHEREAS, the proposed PUD includes development standards for height, setbacks, parking, circulation, landscaping, open space, and architectural design that are appropriate for the site and consistent with the MU-6 zoning district; and WHEREAS, the project site is located within a 65-70 CNEL noise contour of the Ontario International Airport Land Use Compatibility Plan, and the PUD requires compliance with indoor noise attenuation requirements for all residential units and indoor common areas; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act, commencing with Public Resources Code Section 21000 (hereinafter referred to as “CEQA”); and
WHEREAS, the Project is exempt from CEQA pursuant to a categorical exemption (listed in CEQA Guidelines Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make recommendation to the City Council on the subject Application; and WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of TOP 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
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WHEREAS, on August 26, 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 considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
(1) The administrative record has been completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (2) The Project is categorically exempt from environmental review pursuant to Section 15332 (Class 32, In-Fill Development Projects) of the CEQA Guidelines and meets all of the following conditions:
(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed Project is located within the Mixed Use – Holt Boulevard land use designation of the Policy Plan Land Use Map, and the MU-6 (East Holt Mixed Use) zoning district. The proposed Project is consistent with all applicable general plan policies, as well as with the MU-6 (East Holt Mixed Use) zoning district and applicable Holt Residential PUD, and Development Code regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The project is proposed within the established boundaries of the City of Ontario, covering approximately
2.07 acres of land. To the north, there are single-family residential homes, while the parcels to the east, across Imperial Avenue, are developed with mobile home units. To the south, across Holt Boulevard, the area consists of automotive-related commercial businesses and retail storefronts. Properties to the west include both residential and commercial uses.
(c) The Project site has no value as habitat for endangered, rare, or threatened species. The site is currently vacant and lacks any wildlife, making it unsuitable as a habitat for endangered, rare, or threatened species. Furthermore, the site 221
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is not indicated on any federal or state designation maps. Surrounding developments include various types of properties: to the north, there are single-family residential homes; to the east, across Imperial Avenue, there are mobile home units; to the south, beyond Holt Boulevard, there are automotive-related businesses and retail storefronts; and to the west, the area features a mix of residential and commercial properties. (d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed residential development is similar to, and of no greater impact than other allowed uses and development projects within the MU-6 (East Holt Mixed Use) zoning district.
(e) The site can be adequately served by all required utilities and public services. All necessary wet and dry utilities are available for the Project site; and (3) The application of the categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and (4) The determination of CEQA exemption reflects the independent judgment of the Planning Commission.
SECTION 2: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending 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 site is identified in the Housing Element Sites Inventory (Tables B-1 and B-2 of the Housing Element Technical Report) as accommodating up to 23 lower-income units (very low and low) and 23 moderate-income units. The Project proposes 3 very low-income units, which is fewer than the number identified in the Housing Element for this site. However, the City currently maintains a surplus of Housing Element sites sufficient to accommodate the shortfall. Specifically, the City has an overall excess capacity of 230 lower-income units and 514 moderate-income units. Therefore, the reduction in affordable unit yield on this site will not impact on the City’s ability to meet its RHNA obligations or Housing Element goals. The Project remains consistent with the Housing Element’s overall strategy and does not compromise the adequacy of the site inventory.
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. As 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 PUD 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. (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 proposed PUD would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The Planning Commission has imposed appropriate safeguards through conditions of approval to ensure that: [i] the intent and objectives of the Planned Unit Development are upheld; [ii] the project will not jeopardize public health or safety; [iii] no significant environmental impacts will occur as a result of the project; [iv] the development will be compatible with surrounding uses; and [v] the project is consistent with the Vision, Policy Plan, and City Council Priorities outlined in The Ontario Plan 2050. The PUD incorporates best practices in site planning, building orientation, and pedestrian connectivity, and provides both private and common open space, adequate vehicular access, and proximity to transit, ensuring that the development contributes positively to the overall welfare of the community. (3) In the case of an application affecting specific property(ies), the proposed PUD, or amendment thereto, will not adversely affect the harmonious 223
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relationship with adjacent properties and land uses. The proposed PUD will not adversely affect the harmonious relationship with adjacent properties and land uses. The Project site is surrounded by a mix of residential, commercial, and light industrial uses, and the PUD has been designed to complement this context. The motor court townhome configuration provides a scaled transition between surrounding development patterns, and incorporates appropriate setbacks, landscaping, and decorative walls to buffer adjacent parcels. The inclusion of multi-family housing along this segment of the Holt Boulevard Corridor supports the City’s mixed-use and revitalization objectives, and the project will reinforce the area’s character without introducing land use conflicts. (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.
The subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the proposed development. A detailed review of the
2.07-acre infill site was conducted, including evaluation of its rectangular shape, street frontage along Holt Boulevard and Imperial Avenue, access to existing water, sewer, and stormwater infrastructure, and capacity to accommodate 50 residential units with supporting amenities. The PUD also addresses building height and setbacks, vehicular and pedestrian circulation, required common and private open space, site landscaping, and proximity to public transit. Based on this review, the site is deemed physically appropriate to accommodate the proposed development in a safe, efficient, and highquality manner. (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 is superior to that which could be obtained through the application of the Development Code or a specific plan. The PUD establishes customized development standards and design guidelines that facilitate a higher-quality, context-sensitive residential project than would be possible under base zoning regulations alone. The PUD supports enhanced architectural articulation, improved streetscape interaction, flexible setbacks, and integration of indoor recreation spaces to comply with airport noise compatibility requirements. These standards will enable a well-designed infill development that aligns with the vision for the Holt Boulevard corridor and better supports the City’s goals for mixed-use revitalization, transit-oriented development, and housing diversity.
SECTION 5: Planning Commission Action. Based upon the findings and conclusions set forth in the Sections above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Application, subject to each and every condition set forth in the Department reports attached hereto as “Attachment A,” and incorporated herein by this reference. 224
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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: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
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ATTACHMENT A:
File No. PUD-23-003
Holt Residential Planned Unit Development
(Departmental conditions of approval to follow this page) 228
PLANNED UNIT
1389 E. Holt Boulevard
Ontario, California
Prepared for:
CITY OF ONTARIO
303 East B Street
Ontario, California 91764
Prepared by:
Integrity Property Group
Mike Ascione MPA, Principle
[email protected]
Henry Harutunyan, Project Manager
[email protected]
661.600.1265
In coordination with:
JWDA-MS ARCHITECTS
Michael Sun, President
[email protected]
626.288.9199
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TABLE OF CONTENTS
SECTION 1 INTRODUCTION.........................................................................................................1
1.1 Project Overview....................................................................................................................................2 SECTION 2 PROJECT OBJECTIVES................................................................................................3
2.1 Vision...................................................................................................................................................... 4
2.2 Ontario Plan – Policy Plan..........................................................................................................................5
2.3 City Council Goals....................................................................................................................................9
2.4 Implementation & Objectives.................................................................................................................... 9 SECTION 3 LAND USE PLAN.......................................................................................................10
3.1 Land Use Designation .............................................................................................................................10
3.2 Permitted Uses .......................................................................................................................................10 SECTION 4 DEVELOPMENT REGULATIONS.................................................................................10
4.1 Residential Density.................................................................................................................................10
4.2 Building Height .......................................................................................................................................10
4.3 Building Setbacks...................................................................................................................................11
4.4 Open Space............................................................................................................................................11
4.5 Landscaping & Irrigation Plan ..................................................................................................................12
4.6 Equipment Screening..............................................................................................................................12
4.7 Fences & Walls .......................................................................................................................................12 SECTION 5 PARKING AND CIRCULATION....................................................................................13
5.1 Site Accessibility.....................................................................................................................................13
5.2 Vehicle Circulation..................................................................................................................................13
5.3 Pedestrian Circulations ..........................................................................................................................13
5.4 Access to Mass Transit............................................................................................................................13
5.5 Public Right-of-Way Improvements .........................................................................................................14
5.6 Infrastructure..........................................................................................................................................14
5.7 Parking Requirements .............................................................................................................................14 SECTION 6 DESIGN GUIDELINES................................................................................................15
6.1 Building Orientation & Streetscapes ........................................................................................................15
6.2 Architectural Character ..........................................................................................................................15
6.3 Architectural Details...............................................................................................................................15
6.4 Materials and Color.................................................................................................................................15
6.5 On-site Lighting.......................................................................................................................................15
6.6 Signage ..................................................................................................................................................15
6.7 Off-site Improvements............................................................................................................................15 SECTION 7 ADMINISTRATION ....................................................................................................16
7.1 Items Not Addressed in the PUD..............................................................................................................16
7.2 Development Applications......................................................................................................................16
7.3 Administrative Exceptions ......................................................................................................................16 230
1 SECTION 1 INTRODUCTION
The Residential Development Planned Unit Development (“PUD”) applies to the vacant 2.02-acre property located at 1389 East Holt Boulevard within the City of Ontario (“City”). It is located on the northwestern corner of North Imperial Avenue and East Holt Boulevard just south of East Nocta Street (see Exhibit 1.1 Project Location Map). This PUD describes the City’s vision for the Residential Development that will bring a mix of market rate and affordable housing to the project site.
Furthermore, the Holt Boulevard project area, explains how the PUD promotes the City’s land use goals and revitalization objectives, aligns with the City’s planning and design principles, and establishes the land use and development standards for the Project site as a residential development. The PUD site is located in The Ontario Plan (TOP) Mixed Use (M-U) land use designation and East Holt Mixed Use (MU-6) Zoning District which requires the establishment of a Planned Unit Development prior to the development of the property as set forth in the Ontario Development Code Section 4.01.030 (Planned Unit Development (PUD) and Amendments). Unless otherwise defined herein, the definitions and interpretations contained in the City’s Development Code shall apply to this PUD. City staff and private developers shall rely on this PUD to determine whether proposed development plans for the Property are adequate and meet the City’s land use and design objectives.
EXHIBIT 1.1: PROJECT LOCATION MAP
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2 1.1. Project Overview
This PUD will facilitate the development of the Holt Development (“Project’) as a residential development project consisting of affordable and market rate residential units. This development will consist of 50 units in a motor court townhome design as identified in the multiple-family development standards in the City of Ontario Development Code. Residential units are throughout twelve three-story buildings. Exhibit 1.2 shows the proposed Project Site Plan.
EXHIBIT 1.2: PROJECT SITE PLAN
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3 SECTION 2 PROJECT OBJECTIVES
The Ontario Plan (Policy Plan) designates the land use for the Property as Mixed Use- Holt Boulevard Area (MU-Holt) (see Exhibit 2.1). Generally, the Mixed-Use designation provides for “an intense mixture of uses that, when concentrated, create focal points for community activity and identity and facilitate walking, biking, and the use of transit”. More specifically, the Mixed Use – Holt Boulevard Area is envisioned as a low-rise (3 to 5 stories) intensification of the Holt Corridor. The intent is to create identity and place along the Holt Corridor, connect the corridor to Downtown, and connect the Downtown to the Ontario Airport Metro Center. The Holt Boulevard Area specifies a residential density range of 14.0 to 40.0 dwelling units per acre.
EXHIBIT 2.1: GENERAL PLAN LAND USE PLAN
The Holt Residential Project is consistent with the principles, goals, and policies set forth in the Ontario Plan, including: (1) Vision; (2) Policy Plan; (3) Implementation Programs; and (4) City Council Priorities.
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4 2.1 Vision
On August 16, 2022, the Ontario City Council adopted The Ontario Vision 2050. The central theme 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 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 Ontario Plan’s lifetime.” They are:
1. Dynamic Stability that enables the community to confront the continued dynamic 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 PUD would implement the Ontario Vision by:
• Developing residential units near high frequency transportation facilitating movement and connectivity.
• Developing a residential project on a site in close proximity to schools, recreation and cultural facilities, places of worship, places of employment and shopping, and transportation lines. • Further diversifying the City’s housing stock and jobs-housing ratio. • Preserving the integrity and character of the Holt Boulevard Mixed Use Zoning District while promoting the Ontario Plans residential goals.
• Incorporating high-quality materials that are complementary of the existing neighborhood and consistent with the design guidelines established for the City. • Creating housing in proximity to the future West Valley Connector bus rapid transit (BRT) line and, therefore, encouraging the development of higher density residential development near high frequency transportation, and facilitating movement and connectivity. 234
5 2.2 The Ontario Plan – Policy Plan
2.2.1 LAND USE ELEMENT
Relevant Ontario Plan Land Use Element (“LUE”) Goals and Policies are described below.
Goal/Policy General Plan Land Use Goal/Policy Discussion LUE Goal 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.
The PUD contributes to the range of
housing types and jobs in the City. It
provides multiple-family residences in
proximity to public transportation,
commercial, school, and park.
LUE Policy 1.1 Strategic Growth. Concentration of growth in strategic locations that help create place and
identity, maximize available and planned
infrastructure, foster the development of
transit, and support the expansion of the
active multimodal transportation networks
throughout the City.
The Project site is an infill parcel
surrounded by single and multi-family
residential, industrial, and
commercial uses. A transit stop
(Omnitrans Route 61) is located in
front of the parcel.
LUE Policy 1.3 Adequate Capacity. Adequate infrastructure and services for all development.
The Project as proposed has adequate
infrastructure and services as
required.
LUE Goal 2 Compatibility. Compatibility between a wide
range of uses and resultant urban patterns
and forms.
The PUD takes into account the
surrounding existing uses and
effectively transitions to the proposed
multiple family residential. It also
creates a balance and transition to
the adjacent medium and lowerdensity residential along Nocta Street and Imperial Avenue.
LUE Policy 2.1 Land Use Decisions. Minimize adverse
impacts on adjacent properties when
considering land use and zoning requests.
The PUD is consistent with the TOP
and surrounding commercial and
multiple family residential.
LUE Policy 2-2 Buffers. Mitigation or buffers between
existing uses where potential adverse
impacts could occur. Additional mitigation is
required when new uses could negatively
impact environmental
justice areas.
The PUD provides privacy buffers with
decorative masonry walls,
landscaping and setbacks.
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6 2 . 2 . 2 HOUSING ELEMENT
Relevant Ontario Plan Housing Element (“HE”) Goals & Policies are described below Goal/Policy Housing Element Goal/Policy Discussion
HE Goal 1 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 ensure that adequate
public services, infrastructure, open
space, parking and traffic
management, pedestrian and bicycle
routes, and public safety are provided
consistent with the City master plans
and neighborhood plans.
HE Goal 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.
The PUD will add 50 residential units
to the City's housing inventory which
will include affordable and market
rate housing to contribute to the City's
economic sustainability.
HE Policy 2.1 Corridor Housing. Revitalize transportation corridors by encouraging the production of
higher density residential and mixed-uses
that are architecturally, functionally, and
aesthetically suited to corridors.
The PUD will contribute to the
enhancement of the Holt Boulevard
corridor by providing a residential
development in front of an existing
transit stop to facilitate
transportation.
HE Policy 2-5 Housing Design. Architectural excellence
Through adherence to City design guidelines,
thoughtful site planning, environmentally
sustainable practices, and other best
practices.
The PUD will ensure the Project's
architectural enhancements
complement existing surrounding
uses.
HE Policy 2-6 Infill Development. Revitalization of
neighborhoods through the construction of
higher-density residential developments on
underutilized residential and commercial
sites.
The PUD would permit the
redevelopment of a vacant site to
achieve a better and more efficient
use while addressing the City’s goals.
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7 2 . 2 . 3 COMMUNITY DESIGN ELEMENT
Relevant Ontario Plan Community Design Element (“CDE”) Goals & Policies are described below.
Goal/Policy General Plan Community Design Element
Policy
Discussion
CDE Goal 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.
The PUD will preserve the integrity and
character of the Holt Boulevard area.
CDE Goal 2 Design Quality. A high level of design quality resulting in neighborhoods, commercial
areas, public spaces, parks, and
streetscapes that are attractive, safe,
functional, human-scale, and distinct.
The PUD provides an architectural
design and landscaping that are
consistent with, and promote
walkability of, the neighborhood.
CDE Policy 2-1 Quality Building Design and Architecture.
Convey visual interest and character through:
• Building volume, massing, and height to
provide appropriate scale and proportion;
• A true architectural style which is carried
out in plan, section, and elevation through
all aspects of the building and site design
and appropriate for its setting; and
• Exterior building materials that are
articulated, high quality, durable, and
appropriate for architectural style.
The PUD is architecturally consistent
with the City's design guidelines,
incorporating a variety of materials
and articulation throughout the
residential development, and further
enhanced with landscaping.
CDE Policy 2.4 Urban, Mixed Use, and Transit-oriented
Areas. Establish Place Types to require mixed
use, urban, and transit-oriented areas to be
designed and developed as pedestrian
oriented areas that are integrated with
adjacent neighborhoods and promote a
vibrant; comfortable, and functional
environment.
The PUD implements the East Holt
Boulevard Corridor Place Type by
providing residential units among
existing mixed use and commercial
uses connected with a transit stop for
mobility.
CDE Policy 2.9 Landscape Design. 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.
The PUD incorporates landscaping to
enhance provide screening of parking
areas and enhance the aesthetics of
buildings.
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8 Goal/Policy General Plan Land Use Goal/Policy Discussion CDE Policy 2.10 Parking Areas. We require all development to minimize visual impact of surface,
structured, and garage parking areas visible
from the public realm in an aesthetically
pleasing, safe and environmentally sensitive
manner.
1. Surface parking: shade trees,
pervious surfaces, urban run-off
capture and infiltration, and
pedestrian paths to guide users
through the parking field.
2. Structured parking: facade
articulation,
screening, appropriate lighting, and
landscaping.
3. Garage parking: providing access to
single-family residential garages
through alley access, recessing
garages from the frontage to
emphasize front doors or active living
spaces.
To the fullest extent possible, parking
areas in the PUD area screened from
the public view with residential
garages and efficient circulation
throughout the development to avoid
the clutter of parked vehicles and
emphasize landscaping and home
frontages.
CDE Goal 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.
The PUD is located adjacent to a BRT
stop on Holt Boulevard and provides
direct pedestrian linkages to the
residential component of the Project.
CDE Policy 3,2 Unique Identity. 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.
The PUD combines residential
development amongst existing
residential and commercial units to
create a unique community where
habitants can live, work, and have
access to necessities.
CDE Policy 3.5 Active Frontages. We create lively pedestrian streetscapes by requiring primary building,
business, and residential entrances, outdoor
dining, and storefronts be located on ground
floors adjacent to sidewalks or public spaces
and designed to maximize safety, comfort,
aesthetics, and the intended functionality.
The PUD supports active
commercial frontages that will
provide pedestrian access along Holt
Boulevard.
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9 2.2 . 4 Center City Redevelopment Plan Objectives
The PUD is located within the former Center City Redevelopment Project Area. Although the redevelopment project area no longer exists, the City continues to recognize the goals and objectives of the Center City Redevelopment Plan and support projects that achieve its vision. The following objectives have been identified from the Redevelopment Plan pertaining to the Planned Unit Development:
• Create a healthy and exciting urban variety, the ability to work, live, shop and play within a small area, combine daytime and nighttime use, and conserve energy and resources through mixed-use land development;
• Create an attractive and pleasant environment in the Project Area through the use of proper design, open space, and other amenities to enhance the aesthetic quality; • Encourage and facilitate medium and high-density development, including, but not limited to, condominiums, townhouses, apartments, and similar compatible uses; • Maximize the housing opportunities of the residential areas; and • Provide improvements necessary for the elimination of blight, and provide for the orderly development of commercial, industrial, and residential areas within the redevelopment project area.
The Center City Redevelopment Project Area Plan envisioned revitalization of the City’s downtown area, in part, by infusing high-density residential and mixed-use developments into the downtown core. The Ontario Plan was established to further this vision and is intended to create an intensive mixture of retail, office, and residential uses in a pedestrian-friendly atmosphere, ensure the historic character of the district is enhanced, and concentrate the most intense/dense development along Euclid Avenue and Holt Boulevard.
2.3 City Council Goals
The PUD is consistent with the City Council’s goals to:
• Invest in the growth and evolution of the City’s economy; and • Focus resources in Ontario’s commercial and residential neighborhoods.
2.4 Implementation & Objectives
The Ontario Mixed Use PUD implement The Ontario Plan through the development of multiple-family residences along a major corridor of the City. The PUD’s objectives are to:
• Develop high quality multiple-family housing;
• Provide a residential infill project that function with the surrounding area;
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10 • Provide new housing designed for families with children by providing both indoor gathering and play areas and outdoor recreation areas; and
• Provide areas of private and passive open space, including private entry patios for each residential unit and outdoor recreation area.
SECTION 3 LAND USE PLAN
3.1 Land Use Designation
The Project site is located within the Mixed Use- Holt Boulevard Area land use designation (General Plan) and the MU-6 (East Holt Mixed-Use) zoning district. The MU-6 zoning district is established to accommodate the intensification of the Holt Boulevard Corridor with low-rise buildings (up to 5 stories) housing a mixture of retail and office uses at a development intensity of up to 1.0 FAR for retail uses and 2.0 FAR for office uses, and residential uses at a density of 14 to 40 dwelling units per acre. Development projects within the MU-6 zoning district are intended to create identity and place along the Holt Boulevard Corridor and provide a connection between the Downtown Mixed-Use Area and the Ontario Airport Metro Center.
Consistent with the intent of the Mixed Use- Holt Boulevard Area and the MU-6 zoning district, the project site is designated for Multiple-Family Residential (MFR).
3. 2 Permitted Uses
Refer to Division 5.02 (“General Land Use Provisions”) and 5.03 (“Supplemental Land Use Regulations”) of the Ontario Development Code for permitted, conditionally permitted and prohibited land uses.
SECTION 4 DEVELOPMENT REGULATIONS
4.1 Residential Density
Residential density shall range from 14 to 40 dwelling units per acre, consistent with the MU-6 (East Holt Mixed-Use) zoning district. This development will have 24 dwelling units per acre.
4.2 Building Height
No residential structure shall exceed 37 feet in height, except that the maximum height may be exceeded by roof-mounted equipment, architectural projections, chimneys, elevator towers, parapet walls, and any other roof top structures, by up to 10% of the allowed building height. No rooftop equipment shall be visible from anywhere on the project site, public streets, or adjacent properties, and shall be fully screened with appropriate architectural parapet walls or appropriate roof treatments. Roof mounted equipment shall not exceed the height of the structures and appurtenances used to screen the equipment.
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11 4.3 Building Setbacks
Building setbacks shall be set forth in Table 4.1 (Building Setbacks) and shall comply with Table 4.1.
TABLE 4.1: BUILDING SETBACKS
Minimum Setback
South - Holt Boulevard 10’0”
East - Imperial Avenue 5’0”
North - Rear 5’8”
West - Interior Side 15’8”
Garage to Garage - Entry to Entry 30’0”
Garage to Garage - Entry to Side 30’0”
All setbacks shall be measured from the ultimate property lines. Placement of buildings, structures, fences, walls, utility facilities, yards, etc. will be based on the street right-of-way and property line dimensions. Allowable encroachments in yards include (maximum 6-foot high) property line fences and gates, landscaping, paving, public utilities, and trash enclosures.
4.4 Open Space
Open space shall be required for the multiple family residences. Open space shall be provided for passive and active recreation opportunities within the project site. Two types of open space are required: private open space and common open space. These open space areas are for the use of the on-site residents and their guests. Required minimum street setback areas are not counted towards common open space requirements.
4.4.1 Private Open Space
Private open space shall be provided for all residential units. Types of areas considered private open space include balconies, decks, and enclosed patios and yards. Residential units shall have a minimum contiguous clear area of 60 square feet and a minimum clear horizontal dimension of 7 feet.
4.4.2 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 residents and their guests and may include indoor recreational facilities. Areas not considered common open space include parking lots, walkways, street setback areas, and other areas not intended for active or passive recreation. The amount of required common open space is based on the number of dwellings developed and shall be provided at the rate of 250 square feet of common open space for each dwelling unit. Site amenities may include an indoor fitness room, daycare, movie room, billiards, office/workspace, 241
12 pools, spas, and barbeques or any similar amenity as approved by the Planning Director. Additionally, the project site is located within the 65-70 dB CNEL Noise Impact Zone of the Ontario International Airport Land Use Compatibility Plan. This plan restricts land uses within the Noise Impact Zones; however, multi-family residential land uses with a density greater than 8 dwelling units per acre are acceptable, provided that the structure is capable of attenuating exterior noise from all noise sources to an indoor CNEL of 45 dB or less. Furthermore, any proposed major or minor common space/recreational facilities must be incorporated indoors to comply with these noise attenuation requirements.
4.5 Landscaping & Irrigation Plan
A conceptual landscape plan and preliminary drainage plan shall be submitted with the development plan for the project. The plan shall specify all landscape and hardscape elements for the development plan site. Detailed landscape and irrigation plans shall be required prior to issuance of building permits. The detailed plans shall show location of ground-mounted utility boxes and equipment, along with the methods of screening for these items from the public right-of-way and adjacent residences where possible. The landscape and irrigation plan shall be designed with water conservation in mind, utilizing “California friendly” species and drought tolerant planting materials.
The landscaping and irrigation shall comply with AB 1881, and all other laws the regulations related to planting materials.
EXHIBIT 4.1 LANDSAPE PLAN
4.6 Equipment Screening
All roof-mounted and ground-mounted equipment shall be fully screened from view of the public street and adjacent developments. The location of equipment shall be designed to allow screening with landscape materials, walls, architectural features, parapet walls, etc. Screening shall be designed to be integrated into the design of the Project. 242
13 4.7 Fences & Walls
Fences and walls shall be made of decorative materials which are compatible with the overall architectural character of the development. 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 project area shall comply with Engineering Corner Sight Distance Standards and other applicable standards. All decorative walls, monuments and/or other similar features shall not encroach into the public street right of-way. Within the project area, fences and walls shall not exceed 6 feet in height within any front or street-adjacent side yard area. Interior or rear walls shall be a maximum of 6 feet in height, consistent with the Ontario Development Code requirements for walls and fences in residential zoning districts (refer to Development Code Section 6.02.020 (Design Standards for Residential Zoning Districts)).
Trash enclosures shall include plant and building materials compatible with the project design so that it is well integrated and hidden within the project area.
SECTION 5 PARKING AND CIRCULATION
5.1 Site Accessibility
The site shall be designed to promote the safety of residents. This can be achieved through building orientation and placement to minimize the use of gates and fencing. The Project would be accessed by a single driveway from Holt Boulevard and a driveway at the rear of the property on Imperial Avenue for residents. Imperial Avenue and the proposed driveway onto Holt Boulevard shall be restricted to right-in/right-out access only once the West Valley Connector Project raised median is constructed along Holt Boulevard.
5.2 Vehicle Circulation
The location of the drive aisle on Holt Boulevard and Imperial Avenue shall be approved by the City Engineer.
5.3 Pedestrian Circulation
Site design must provide for safe pedestrian circulation by separating the pedestrian areas from the vehicular access. Walking paths are provided along the boundaries of the Property.
5.4 Access to Mass Transit
Holt Boulevard is along the Bus Rapid Transit (BRT) Corridor. The westbound line (Omnitrans 61) has a bus stop in front of the Project site on East Holt Boulevard. 243
14 5.5 Public Right - of - Way Improvements
Required public right-of-way improvement shall be consistent with the City’s General Plan and Municipal Code. Public right-of-way improvements include, but are not limited to, the following:
street pavement, curb and gutter, parkway landscaping, parkway irrigation, raised landscape median with irrigation on Holt Boulevard, public sidewalks, traffic signage and striping, streetlights, bus stop, bus shelter, and amenities. At a minimum, the improvements shall incorporate all items along the street frontage to be developed with proper transitioning if the entire block frontage is not being installed simultaneously.
5.6 Infrastructure
Water service for the site will be provided by utilizing the existing water lines under Imperial Avenue.
Sewer connections from the PUD project site will also connect to existing lines in Holt Boulevard.
Onsite storm water 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 retention/infiltration vaults. 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.
5.7 Parking Requirements
Parking shall be provided in accordance with the Ontario Development Code, Division 6.03 – OffStreet Parking and Loading. The PUD enforces the multi-family parking standards as set forth in Table
6.03-1: Off-Street Parking Requirements. On-street parking may be permitted on Imperial Avenue; however, Imperial Avenue is a public street and will not be designated for guest parking. On-street parking shall not be counted toward required on-site parking as specified in Division 6.03.
5.7.1Parking Standards
All parking space size and location requirements shall conform to the standards set forth in Section 6.03.045 (Off-street Parking Standards) of the Ontario Development Code. 244
15 SECTION 6 DESIGN GUIDELINES
6.1 Building Orientation & Streetscapes
Building orientation shall be designed to minimize noise impacts, aid in providing site safety, create proper accessibility to commercial and residential unit entries, garages, and surface parking.
6.2 Architectural Character
The PUD allows for a modern interpretation of the Spanish Colonial style. Where this style is used, designs shall incorporate varied rooflines composed of gabled forms with S-profile terracotta tiles, complemented by simple eave detailing and occasional shed roof projections. Building exteriors shall feature neutral-toned stucco walls accented with wood siding and dark metal elements to create contrast. Windows shall be recessed, and decorative light fixtures shall be consistent with the Spanish Colonial character.
6.3 Architectural Details
Architectural details shall complement and enhance building openings and accentuate the overall design of the structure. Such details shall be achieved through the use of varied colors and materials to create visually interesting exterior elevations. Windows shall remain clear and free of dark tint.
6.4 Materials and Color
Materials and color scheme shall be compatible with, and complementary to, the overall style of the Project. All buildings on-site will utilize a combination of light and dark colors to break up the building planes. A minimum of three material changes shall be required and windows shall have substantial recess from the building wall face.
6.5 On-site Lighting
Decorative light fixtures attached to the buildings shall be compatible with the architectural style of the buildings. All other on-site lighting shall meet the development standards of the Ontario Development Code.
6. 6 Signage
Project signage shall comply with Division 8.01 (Sign Regulations) of the Ontario Development Code.
6.7 Off-site Improvements
All off-site improvements shall be installed in accordance with City standards, and to the satisfaction of the City Engineering Department.
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16 SECTION 7 ADMINISTRATION
7.1 Items Not Addressed in the PUD
Any terms, requirements, or regulations not addressed within this Planned Unit Development document shall be governed by the City of Ontario Development Code, the regulations of the General Mixed-Use zones, and City standards.
7.2 Development Applications
Development Plan approval, pursuant to the requirements of Ontario Development Code Section
4.02.025 (Development Plans), shall be required for the physical alteration of lots, the construction of a building, or the addition or significant alteration of an existing building. A development plan application shall be submitted to the Planning Department on a City application form pursuant to the requirements of Ontario Development Code Division 2.02 (Application Filing and Processing), commencing with Subsection B (Discretionary Permits and Actions) of Section 2.02.015 (Application Processing Procedures).
7.3 Administrative Exceptions
Deviation from the development standards set forth in this document may be granted up to a maximum of 10 percent by the Zoning Administrator. Any deviation that is greater than 10 percent shall require variance approval.
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ORDINANCE NO.________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PUD23-003, A PLANNED UNIT
DEVELOPMENT TO ESTABLISH PLANNING AND DESIGN PRINCIPLES,
DEVELOPMENT REGULATIONS, AND PERFORMANCE STANDARDS
TO GOVERN FUTURE DEVELOPMENT OF 2.07 ACRES OF LAND,
LOCATED AT 1389 EAST HOLT BOULEVARD, WITHIN THE MU-6 (EAST
HOLT MIXED USE) ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF—APN: 0110-071-02.
WHEREAS, JWDA-MS ARCHITECTS ("Applicant") has filed an Application for the approval of a Planned Unit Development, File No. PUD23-003, as described in the title of this Ordinance (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 2.07 acres of land generally located at the northwest corner of Holt Boulevard and Imperial Avenue, at 1389 East Holt Boulevard within the MU-6 (East Holt 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 a single-family residence. The property to the east is within the MU-6 (East Holt Mixed Use) zoning district and is developed with mobile homes. The property to the south is within the BP (Business Park) zoning district and is developed with automotive retail. The property to the west is within the MU-6 (East Holt Mixed Use) zoning district and is currently vacant; and WHEREAS, the proposed PUD establishes site-specific development regulations, design guidelines, and land use standards to facilitate the residential development while ensuring compatibility with surrounding land uses and compliance with the City’s Development Code and policy documents; and
WHEREAS, the PUD is consistent with the goals and policies of The Ontario Plan, including the Land Use, Housing, and Community Design Elements, by promoting infill development, supporting transit-oriented housing along the Holt Boulevard corridor, and incorporating high-quality architectural and landscape design; and WHEREAS, the PUD contributes to the revitalization of the Holt Boulevard corridor by providing a high-quality residential development adjacent to a Bus Rapid Transit (BRT) stop, and supports the intent of the former Center City Redevelopment Plan to encourage higher-density housing in close proximity to Downtown Ontario and the Ontario Airport Metro Center; and
WHEREAS, the proposed PUD includes development standards for height, setbacks, parking, circulation, landscaping, open space, and architectural design that are appropriate for the site and consistent with the MU-6 zoning district; and 247
WHEREAS, the project site is located within a 65-70 CNEL noise contour of the Ontario International Airport Land Use Compatibility Plan, and the PUD requires compliance with indoor noise attenuation requirements for all residential units and indoor common areas; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"); and WHEREAS, the Project is exempt from CEQA pursuant to a categorical exemption (listed in CEQA Guidelines Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport ("ONT"), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on August 26, 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. PC25-041 recommending the City Council approve the Application; and
WHEREAS, on September 16, 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 decisionmaking 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 Project is categorically exempt from environmental review pursuant to Section 15332 (Class 32, In-Fill Development Projects) of the CEQA Guidelines and meets all of the following conditions
(a) The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The proposed Project is located within the Mixed Use – Holt Boulevard land use designation of the Policy Plan Land Use Map, and the MU-6 (East Holt Mixed Use) zoning district. The proposed Project is consistent with all applicable general plan policies, as well as with the MU-6 (East Holt Mixed Use) zoning district and applicable Holt Residential Planned Unit Development, and Development Code regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The project is proposed within the established boundaries of the City of Ontario, covering approximately 2.07 acres of land. To the north, there are single-family residential homes, while the parcels to the east, across Imperial Avenue, are developed with mobile home units.
To the south, across Holt Boulevard, the area consists of automotiverelated commercial businesses and retail storefronts. Properties to the west include both residential and commercial uses.
(c) The Project site has no value as habitat for endangered, rare, or threatened species. The site is currently vacant and lacks any wildlife, making it unsuitable as a habitat for endangered, rare, or threatened species. Furthermore, the site is not indicated on any federal or state designation maps. Surrounding developments include various types of properties: to the north, there are singlefamily residential homes; to the east, across Imperial Avenue, there are mobile home units; to the south, beyond Holt Boulevard, there are automotive-related businesses and retail storefronts; and to the west, the area features a mix of residential and commercial properties.
(d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The proposed residential development is similar to, and of no greater impact than other allowed uses and development projects within the MU-6 (East Holt Mixed Use) zoning district.
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(e) The site can be adequately served by all required utilities and public services. All necessary wet and dry utilities are available for the Project site; and
(3) The application of the categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines Section 15300.2; and (4) The determination of CEQA exemption reflects the independent judgment of the City Council.
SECTION 2: Airport Land Use Compatibility Plan ("ALUCP") Compliance.
The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and
SECTION 3: Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 and 2, above, the City Council hereby concludes as follows:
(1) The proposed PUD, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan. The proposed PUD 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.
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(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 proposed PUD would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The City Council has imposed appropriate safeguards through conditions of approval to ensure that: [i] the intent and objectives of the Planned Unit Development are upheld; [ii] the project will not jeopardize public health or safety; [iii] no significant environmental impacts will occur as a result of the project; [iv] the development will be compatible with surrounding uses; and [v] the project is consistent with the Vision, Policy Plan, and City Council Priorities outlined in The Ontario Plan 2050. The PUD incorporates best practices in site planning, building orientation, and pedestrian connectivity, and provides both private and common open space, adequate vehicular access, and proximity to transit, ensuring that the development contributes positively to the overall welfare of the community.
(3) In the case of an application affecting specific property(ies), the proposed PUD, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed PUD will not adversely affect the harmonious relationship with adjacent properties and land uses. The Project site is surrounded by a mix of residential, commercial, and light industrial uses, and the PUD has been designed to complement this context. The motor court townhome configuration provides a scaled transition between surrounding development patterns, and incorporates appropriate setbacks, landscaping, and decorative walls to buffer adjacent parcels. The inclusion of multi-family housing along this segment of the Holt Boulevard Corridor supports the City’s mixed-use and revitalization objectives, and the project will reinforce the area’s character without introducing land use conflicts. (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. The subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the proposed development. A detailed review of the 2.07-acre infill site was conducted, including evaluation of its rectangular shape, street frontage along Holt Boulevard and Imperial Avenue, access to existing water, sewer, and stormwater infrastructure, and capacity to accommodate 50 residential units with supporting amenities. The PUD also addresses building height and setbacks, vehicular and pedestrian circulation, required common and private open space, site landscaping, and proximity to public transit. Based on this review, the site is deemed physically appropriate to accommodate the proposed development in a safe, efficient, and high-quality manner. (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 is superior to that which could be obtained through the 251
application of the Development Code or a specific plan. The PUD establishes customized development standards and design guidelines that facilitate a higher-quality, context-sensitive residential project than would be possible under base zoning regulations alone. The PUD supports enhanced architectural articulation, improved streetscape interaction, flexible setbacks, and integration of indoor recreation spaces to comply with airport noise compatibility requirements. These standards will enable a welldesigned infill development that aligns with the vision for the Holt Boulevard corridor and better supports the City’s goals for mixed-use revitalization, transit-oriented development, and housing diversity.
SECTION 4: City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 3, above, the City Council hereby APPROVES the herein described Planned Unit Development, attached hereto as "Attachment A," and incorporated herein by this reference.
SECTION 5: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.
SECTION 6: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.
SECTION 7: Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The People of the City of Ontario hereby declare that they would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
SECTION 8: Effective Date. This Ordinance shall become effective 30 days following its adoption.
SECTION 9: Publication and Posting. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within 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. 252
PASSED, APPROVED, AND ADOPTED this ________ day of _________ 2025. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________
SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________
BEST BEST & KRIEGER LLP
CITY ATTORNEY
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STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. _______ was duly introduced at a regular meeting of the City Council of the City of Ontario held _____________ and adopted at the regular meeting held ___________, 2025 by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
_________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. _______ duly passed and adopted by the Ontario City Council at their regular meeting held ____________ and that Summaries of the Ordinance were published on ___________ and _____________, in the Inland Valley Daily Bulletin newspaper.
__________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
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ATTACHMENT A:
File No. PUD23-003;
HOLT RESIDENTIAL PLANNED UNIT DEVELOPMENT
(Document follows this page)
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PLANNED UNIT
1389 E. Holt Boulevard
Ontario, California
Prepared for:
CITY OF ONTARIO
303 East B Street
Ontario, California 91764
Prepared by:
Integrity Property Group
Mike Ascione MPA, Principle
[email protected]
Henry Harutunyan, Project Manager
[email protected]
661.600.1265
In coordination with:
JWDA-MS ARCHITECTS
Michael Sun, President
[email protected]
626.288.9199
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TABLE OF CONTENTS
SECTION 1 INTRODUCTION.........................................................................................................1
1.1 Project Overview....................................................................................................................................2 SECTION 2 PROJECT OBJECTIVES................................................................................................3
2.1 Vision...................................................................................................................................................... 4
2.2 Ontario Plan – Policy Plan..........................................................................................................................5
2.3 City Council Goals....................................................................................................................................9
2.4 Implementation & Objectives.................................................................................................................... 9 SECTION 3 LAND USE PLAN.......................................................................................................10
3.1 Land Use Designation .............................................................................................................................10
3.2 Permitted Uses .......................................................................................................................................10 SECTION 4 DEVELOPMENT REGULATIONS.................................................................................10
4.1 Residential Density.................................................................................................................................10
4.2 Building Height .......................................................................................................................................10
4.3 Building Setbacks...................................................................................................................................11
4.4 Open Space............................................................................................................................................11
4.5 Landscaping & Irrigation Plan ..................................................................................................................12
4.6 Equipment Screening..............................................................................................................................12
4.7 Fences & Walls .......................................................................................................................................12 SECTION 5 PARKING AND CIRCULATION....................................................................................13
5.1 Site Accessibility.....................................................................................................................................13
5.2 Vehicle Circulation..................................................................................................................................13
5.3 Pedestrian Circulations ..........................................................................................................................13
5.4 Access to Mass Transit............................................................................................................................13
5.5 Public Right-of-Way Improvements .........................................................................................................14
5.6 Infrastructure..........................................................................................................................................14
5.7 Parking Requirements .............................................................................................................................14 SECTION 6 DESIGN GUIDELINES................................................................................................15
6.1 Building Orientation & Streetscapes ........................................................................................................15
6.2 Architectural Character ..........................................................................................................................15
6.3 Architectural Details...............................................................................................................................15
6.4 Materials and Color.................................................................................................................................15
6.5 On-site Lighting.......................................................................................................................................15
6.6 Signage ..................................................................................................................................................15
6.7 Off-site Improvements............................................................................................................................15 SECTION 7 ADMINISTRATION ....................................................................................................16
7.1 Items Not Addressed in the PUD..............................................................................................................16
7.2 Development Applications......................................................................................................................16
7.3 Administrative Exceptions ......................................................................................................................16 257
1 SECTION 1 INTRODUCTION
The Residential Development Planned Unit Development (“PUD”) applies to the vacant 2.02-acre property located at 1389 East Holt Boulevard within the City of Ontario (“City”). It is located on the northwestern corner of North Imperial Avenue and East Holt Boulevard just south of East Nocta Street (see Exhibit 1.1 Project Location Map). This PUD describes the City’s vision for the Residential Development that will bring a mix of market rate and affordable housing to the project site.
Furthermore, the Holt Boulevard project area, explains how the PUD promotes the City’s land use goals and revitalization objectives, aligns with the City’s planning and design principles, and establishes the land use and development standards for the Project site as a residential development. The PUD site is located in The Ontario Plan (TOP) Mixed Use (M-U) land use designation and East Holt Mixed Use (MU-6) Zoning District which requires the establishment of a Planned Unit Development prior to the development of the property as set forth in the Ontario Development Code Section 4.01.030 (Planned Unit Development (PUD) and Amendments). Unless otherwise defined herein, the definitions and interpretations contained in the City’s Development Code shall apply to this PUD. City staff and private developers shall rely on this PUD to determine whether proposed development plans for the Property are adequate and meet the City’s land use and design objectives.
EXHIBIT 1.1: PROJECT LOCATION MAP
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2 1.1. Project Overview
This PUD will facilitate the development of the Holt Development (“Project’) as a residential development project consisting of affordable and market rate residential units. This development will consist of 50 units in a motor court townhome design as identified in the multiple-family development standards in the City of Ontario Development Code. Residential units are throughout twelve three-story buildings. Exhibit 1.2 shows the proposed Project Site Plan.
EXHIBIT 1.2: PROJECT SITE PLAN
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3 SECTION 2 PROJECT OBJECTIVES
The Ontario Plan (Policy Plan) designates the land use for the Property as Mixed Use- Holt Boulevard Area (MU-Holt) (see Exhibit 2.1). Generally, the Mixed-Use designation provides for “an intense mixture of uses that, when concentrated, create focal points for community activity and identity and facilitate walking, biking, and the use of transit”. More specifically, the Mixed Use – Holt Boulevard Area is envisioned as a low-rise (3 to 5 stories) intensification of the Holt Corridor. The intent is to create identity and place along the Holt Corridor, connect the corridor to Downtown, and connect the Downtown to the Ontario Airport Metro Center. The Holt Boulevard Area specifies a residential density range of 14.0 to 40.0 dwelling units per acre.
EXHIBIT 2.1: GENERAL PLAN LAND USE PLAN
The Holt Residential Project is consistent with the principles, goals, and policies set forth in the Ontario Plan, including: (1) Vision; (2) Policy Plan; (3) Implementation Programs; and (4) City Council Priorities.
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4 2.1 Vision
On August 16, 2022, the Ontario City Council adopted The Ontario Vision 2050. The central theme 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 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 Ontario Plan’s lifetime.” They are:
1. Dynamic Stability that enables the community to confront the continued dynamic 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 PUD would implement the Ontario Vision by:
• Developing residential units near high frequency transportation facilitating movement and connectivity.
• Developing a residential project on a site in close proximity to schools, recreation and cultural facilities, places of worship, places of employment and shopping, and transportation lines. • Further diversifying the City’s housing stock and jobs-housing ratio. • Preserving the integrity and character of the Holt Boulevard Mixed Use Zoning District while promoting the Ontario Plans residential goals.
• Incorporating high-quality materials that are complementary of the existing neighborhood and consistent with the design guidelines established for the City. • Creating housing in proximity to the future West Valley Connector bus rapid transit (BRT) line and, therefore, encouraging the development of higher density residential development near high frequency transportation, and facilitating movement and connectivity. 261
5 2.2 The Ontario Plan – Policy Plan
2.2.1 LAND USE ELEMENT
Relevant Ontario Plan Land Use Element (“LUE”) Goals and Policies are described below.
Goal/Policy General Plan Land Use Goal/Policy Discussion LUE Goal 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.
The PUD contributes to the range of
housing types and jobs in the City. It
provides multiple-family residences in
proximity to public transportation,
commercial, school, and park.
LUE Policy 1.1 Strategic Growth. Concentration of growth in strategic locations that help create place and
identity, maximize available and planned
infrastructure, foster the development of
transit, and support the expansion of the
active multimodal transportation networks
throughout the City.
The Project site is an infill parcel
surrounded by single and multi-family
residential, industrial, and
commercial uses. A transit stop
(Omnitrans Route 61) is located in
front of the parcel.
LUE Policy 1.3 Adequate Capacity. Adequate infrastructure and services for all development.
The Project as proposed has adequate
infrastructure and services as
required.
LUE Goal 2 Compatibility. Compatibility between a wide
range of uses and resultant urban patterns
and forms.
The PUD takes into account the
surrounding existing uses and
effectively transitions to the proposed
multiple family residential. It also
creates a balance and transition to
the adjacent medium and lowerdensity residential along Nocta Street and Imperial Avenue.
LUE Policy 2.1 Land Use Decisions. Minimize adverse
impacts on adjacent properties when
considering land use and zoning requests.
The PUD is consistent with the TOP
and surrounding commercial and
multiple family residential.
LUE Policy 2-2 Buffers. Mitigation or buffers between
existing uses where potential adverse
impacts could occur. Additional mitigation is
required when new uses could negatively
impact environmental
justice areas.
The PUD provides privacy buffers with
decorative masonry walls,
landscaping and setbacks.
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6 2 . 2 . 2 HOUSING ELEMENT
Relevant Ontario Plan Housing Element (“HE”) Goals & Policies are described below Goal/Policy Housing Element Goal/Policy Discussion
HE Goal 1 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 ensure that adequate
public services, infrastructure, open
space, parking and traffic
management, pedestrian and bicycle
routes, and public safety are provided
consistent with the City master plans
and neighborhood plans.
HE Goal 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.
The PUD will add 50 residential units
to the City's housing inventory which
will include affordable and market
rate housing to contribute to the City's
economic sustainability.
HE Policy 2.1 Corridor Housing. Revitalize transportation corridors by encouraging the production of
higher density residential and mixed-uses
that are architecturally, functionally, and
aesthetically suited to corridors.
The PUD will contribute to the
enhancement of the Holt Boulevard
corridor by providing a residential
development in front of an existing
transit stop to facilitate
transportation.
HE Policy 2-5 Housing Design. Architectural excellence
Through adherence to City design guidelines,
thoughtful site planning, environmentally
sustainable practices, and other best
practices.
The PUD will ensure the Project's
architectural enhancements
complement existing surrounding
uses.
HE Policy 2-6 Infill Development. Revitalization of
neighborhoods through the construction of
higher-density residential developments on
underutilized residential and commercial
sites.
The PUD would permit the
redevelopment of a vacant site to
achieve a better and more efficient
use while addressing the City’s goals.
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7 2 . 2 . 3 COMMUNITY DESIGN ELEMENT
Relevant Ontario Plan Community Design Element (“CDE”) Goals & Policies are described below.
Goal/Policy General Plan Community Design Element
Policy
Discussion
CDE Goal 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.
The PUD will preserve the integrity and
character of the Holt Boulevard area.
CDE Goal 2 Design Quality. A high level of design quality resulting in neighborhoods, commercial
areas, public spaces, parks, and
streetscapes that are attractive, safe,
functional, human-scale, and distinct.
The PUD provides an architectural
design and landscaping that are
consistent with, and promote
walkability of, the neighborhood.
CDE Policy 2-1 Quality Building Design and Architecture.
Convey visual interest and character through:
• Building volume, massing, and height to
provide appropriate scale and proportion;
• A true architectural style which is carried
out in plan, section, and elevation through
all aspects of the building and site design
and appropriate for its setting; and
• Exterior building materials that are
articulated, high quality, durable, and
appropriate for architectural style.
The PUD is architecturally consistent
with the City's design guidelines,
incorporating a variety of materials
and articulation throughout the
residential development, and further
enhanced with landscaping.
CDE Policy 2.4 Urban, Mixed Use, and Transit-oriented
Areas. Establish Place Types to require mixed
use, urban, and transit-oriented areas to be
designed and developed as pedestrian
oriented areas that are integrated with
adjacent neighborhoods and promote a
vibrant; comfortable, and functional
environment.
The PUD implements the East Holt
Boulevard Corridor Place Type by
providing residential units among
existing mixed use and commercial
uses connected with a transit stop for
mobility.
CDE Policy 2.9 Landscape Design. 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.
The PUD incorporates landscaping to
enhance provide screening of parking
areas and enhance the aesthetics of
buildings.
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8 Goal/Policy General Plan Land Use Goal/Policy Discussion CDE Policy 2.10 Parking Areas. We require all development to minimize visual impact of surface,
structured, and garage parking areas visible
from the public realm in an aesthetically
pleasing, safe and environmentally sensitive
manner.
1. Surface parking: shade trees,
pervious surfaces, urban run-off
capture and infiltration, and
pedestrian paths to guide users
through the parking field.
2. Structured parking: facade
articulation,
screening, appropriate lighting, and
landscaping.
3. Garage parking: providing access to
single-family residential garages
through alley access, recessing
garages from the frontage to
emphasize front doors or active living
spaces.
To the fullest extent possible, parking
areas in the PUD area screened from
the public view with residential
garages and efficient circulation
throughout the development to avoid
the clutter of parked vehicles and
emphasize landscaping and home
frontages.
CDE Goal 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.
The PUD is located adjacent to a BRT
stop on Holt Boulevard and provides
direct pedestrian linkages to the
residential component of the Project.
CDE Policy 3,2 Unique Identity. 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.
The PUD combines residential
development amongst existing
residential and commercial units to
create a unique community where
habitants can live, work, and have
access to necessities.
CDE Policy 3.5 Active Frontages. We create lively pedestrian streetscapes by requiring primary building,
business, and residential entrances, outdoor
dining, and storefronts be located on ground
floors adjacent to sidewalks or public spaces
and designed to maximize safety, comfort,
aesthetics, and the intended functionality.
The PUD supports active
commercial frontages that will
provide pedestrian access along Holt
Boulevard.
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9 2.2 . 4 Center City Redevelopment Plan Objectives
The PUD is located within the former Center City Redevelopment Project Area. Although the redevelopment project area no longer exists, the City continues to recognize the goals and objectives of the Center City Redevelopment Plan and support projects that achieve its vision. The following objectives have been identified from the Redevelopment Plan pertaining to the Planned Unit Development:
• Create a healthy and exciting urban variety, the ability to work, live, shop and play within a small area, combine daytime and nighttime use, and conserve energy and resources through mixed-use land development;
• Create an attractive and pleasant environment in the Project Area through the use of proper design, open space, and other amenities to enhance the aesthetic quality; • Encourage and facilitate medium and high-density development, including, but not limited to, condominiums, townhouses, apartments, and similar compatible uses; • Maximize the housing opportunities of the residential areas; and • Provide improvements necessary for the elimination of blight, and provide for the orderly development of commercial, industrial, and residential areas within the redevelopment project area.
The Center City Redevelopment Project Area Plan envisioned revitalization of the City’s downtown area, in part, by infusing high-density residential and mixed-use developments into the downtown core. The Ontario Plan was established to further this vision and is intended to create an intensive mixture of retail, office, and residential uses in a pedestrian-friendly atmosphere, ensure the historic character of the district is enhanced, and concentrate the most intense/dense development along Euclid Avenue and Holt Boulevard.
2.3 City Council Goals
The PUD is consistent with the City Council’s goals to:
• Invest in the growth and evolution of the City’s economy; and • Focus resources in Ontario’s commercial and residential neighborhoods.
2.4 Implementation & Objectives
The Ontario Mixed Use PUD implement The Ontario Plan through the development of multiple-family residences along a major corridor of the City. The PUD’s objectives are to:
• Develop high quality multiple-family housing;
• Provide a residential infill project that function with the surrounding area;
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10 • Provide new housing designed for families with children by providing both indoor gathering and play areas and outdoor recreation areas; and
• Provide areas of private and passive open space, including private entry patios for each residential unit and outdoor recreation area.
SECTION 3 LAND USE PLAN
3.1 Land Use Designation
The Project site is located within the Mixed Use- Holt Boulevard Area land use designation (General Plan) and the MU-6 (East Holt Mixed-Use) zoning district. The MU-6 zoning district is established to accommodate the intensification of the Holt Boulevard Corridor with low-rise buildings (up to 5 stories) housing a mixture of retail and office uses at a development intensity of up to 1.0 FAR for retail uses and 2.0 FAR for office uses, and residential uses at a density of 14 to 40 dwelling units per acre. Development projects within the MU-6 zoning district are intended to create identity and place along the Holt Boulevard Corridor and provide a connection between the Downtown Mixed-Use Area and the Ontario Airport Metro Center.
Consistent with the intent of the Mixed Use- Holt Boulevard Area and the MU-6 zoning district, the project site is designated for Multiple-Family Residential (MFR).
3. 2 Permitted Uses
Refer to Division 5.02 (“General Land Use Provisions”) and 5.03 (“Supplemental Land Use Regulations”) of the Ontario Development Code for permitted, conditionally permitted and prohibited land uses.
SECTION 4 DEVELOPMENT REGULATIONS
4.1 Residential Density
Residential density shall range from 14 to 40 dwelling units per acre, consistent with the MU-6 (East Holt Mixed-Use) zoning district. This development will have 24 dwelling units per acre.
4.2 Building Height
No residential structure shall exceed 37 feet in height, except that the maximum height may be exceeded by roof-mounted equipment, architectural projections, chimneys, elevator towers, parapet walls, and any other roof top structures, by up to 10% of the allowed building height. No rooftop equipment shall be visible from anywhere on the project site, public streets, or adjacent properties, and shall be fully screened with appropriate architectural parapet walls or appropriate roof treatments. Roof mounted equipment shall not exceed the height of the structures and appurtenances used to screen the equipment.
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11 4.3 Building Setbacks
Building setbacks shall be set forth in Table 4.1 (Building Setbacks) and shall comply with Table 4.1.
TABLE 4.1: BUILDING SETBACKS
Minimum Setback
South - Holt Boulevard 10’0”
East - Imperial Avenue 5’0”
North - Rear 5’8”
West - Interior Side 15’8”
Garage to Garage - Entry to Entry 30’0”
Garage to Garage - Entry to Side 30’0”
All setbacks shall be measured from the ultimate property lines. Placement of buildings, structures, fences, walls, utility facilities, yards, etc. will be based on the street right-of-way and property line dimensions. Allowable encroachments in yards include (maximum 6-foot high) property line fences and gates, landscaping, paving, public utilities, and trash enclosures.
4.4 Open Space
Open space shall be required for the multiple family residences. Open space shall be provided for passive and active recreation opportunities within the project site. Two types of open space are required: private open space and common open space. These open space areas are for the use of the on-site residents and their guests. Required minimum street setback areas are not counted towards common open space requirements.
4.4.1 Private Open Space
Private open space shall be provided for all residential units. Types of areas considered private open space include balconies, decks, and enclosed patios and yards. Residential units shall have a minimum contiguous clear area of 60 square feet and a minimum clear horizontal dimension of 7 feet.
4.4.2 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 residents and their guests and may include indoor recreational facilities. Areas not considered common open space include parking lots, walkways, street setback areas, and other areas not intended for active or passive recreation. The amount of required common open space is based on the number of dwellings developed and shall be provided at the rate of 250 square feet of common open space for each dwelling unit. Site amenities may include an indoor fitness room, daycare, movie room, billiards, office/workspace, 268
12 pools, spas, and barbeques or any similar amenity as approved by the Planning Director. Additionally, the project site is located within the 65-70 dB CNEL Noise Impact Zone of the Ontario International Airport Land Use Compatibility Plan. This plan restricts land uses within the Noise Impact Zones; however, multi-family residential land uses with a density greater than 8 dwelling units per acre are acceptable, provided that the structure is capable of attenuating exterior noise from all noise sources to an indoor CNEL of 45 dB or less. Furthermore, any proposed major or minor common space/recreational facilities must be incorporated indoors to comply with these noise attenuation requirements.
4.5 Landscaping & Irrigation Plan
A conceptual landscape plan and preliminary drainage plan shall be submitted with the development plan for the project. The plan shall specify all landscape and hardscape elements for the development plan site. Detailed landscape and irrigation plans shall be required prior to issuance of building permits. The detailed plans shall show location of ground-mounted utility boxes and equipment, along with the methods of screening for these items from the public right-of-way and adjacent residences where possible. The landscape and irrigation plan shall be designed with water conservation in mind, utilizing “California friendly” species and drought tolerant planting materials.
The landscaping and irrigation shall comply with AB 1881, and all other laws the regulations related to planting materials.
EXHIBIT 4.1 LANDSAPE PLAN
4.6 Equipment Screening
All roof-mounted and ground-mounted equipment shall be fully screened from view of the public street and adjacent developments. The location of equipment shall be designed to allow screening with landscape materials, walls, architectural features, parapet walls, etc. Screening shall be designed to be integrated into the design of the Project. 269
13 4.7 Fences & Walls
Fences and walls shall be made of decorative materials which are compatible with the overall architectural character of the development. 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 project area shall comply with Engineering Corner Sight Distance Standards and other applicable standards. All decorative walls, monuments and/or other similar features shall not encroach into the public street right of-way. Within the project area, fences and walls shall not exceed 6 feet in height within any front or street-adjacent side yard area. Interior or rear walls shall be a maximum of 6 feet in height, consistent with the Ontario Development Code requirements for walls and fences in residential zoning districts (refer to Development Code Section 6.02.020 (Design Standards for Residential Zoning Districts)).
Trash enclosures shall include plant and building materials compatible with the project design so that it is well integrated and hidden within the project area.
SECTION 5 PARKING AND CIRCULATION
5.1 Site Accessibility
The site shall be designed to promote the safety of residents. This can be achieved through building orientation and placement to minimize the use of gates and fencing. The Project would be accessed by a single driveway from Holt Boulevard and a driveway at the rear of the property on Imperial Avenue for residents. Imperial Avenue and the proposed driveway onto Holt Boulevard shall be restricted to right-in/right-out access only once the West Valley Connector Project raised median is constructed along Holt Boulevard.
5.2 Vehicle Circulation
The location of the drive aisle on Holt Boulevard and Imperial Avenue shall be approved by the City Engineer.
5.3 Pedestrian Circulation
Site design must provide for safe pedestrian circulation by separating the pedestrian areas from the vehicular access. Walking paths are provided along the boundaries of the Property.
5.4 Access to Mass Transit
Holt Boulevard is along the Bus Rapid Transit (BRT) Corridor. The westbound line (Omnitrans 61) has a bus stop in front of the Project site on East Holt Boulevard. 270
14 5.5 Public Right - of - Way Improvements
Required public right-of-way improvement shall be consistent with the City’s General Plan and Municipal Code. Public right-of-way improvements include, but are not limited to, the following:
street pavement, curb and gutter, parkway landscaping, parkway irrigation, raised landscape median with irrigation on Holt Boulevard, public sidewalks, traffic signage and striping, streetlights, bus stop, bus shelter, and amenities. At a minimum, the improvements shall incorporate all items along the street frontage to be developed with proper transitioning if the entire block frontage is not being installed simultaneously.
5.6 Infrastructure
Water service for the site will be provided by utilizing the existing water lines under Imperial Avenue.
Sewer connections from the PUD project site will also connect to existing lines in Holt Boulevard.
Onsite storm water 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 retention/infiltration vaults. 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.
5.7 Parking Requirements
Parking shall be provided in accordance with the Ontario Development Code, Division 6.03 – OffStreet Parking and Loading. The PUD enforces the multi-family parking standards as set forth in Table
6.03-1: Off-Street Parking Requirements. On-street parking may be permitted on Imperial Avenue; however, Imperial Avenue is a public street and will not be designated for guest parking. On-street parking shall not be counted toward required on-site parking as specified in Division 6.03.
5.7.1Parking Standards
All parking space size and location requirements shall conform to the standards set forth in Section 6.03.045 (Off-street Parking Standards) of the Ontario Development Code. 271
15 SECTION 6 DESIGN GUIDELINES
6.1 Building Orientation & Streetscapes
Building orientation shall be designed to minimize noise impacts, aid in providing site safety, create proper accessibility to commercial and residential unit entries, garages, and surface parking.
6.2 Architectural Character
The PUD allows for a modern interpretation of the Spanish Colonial style. Where this style is used, designs shall incorporate varied rooflines composed of gabled forms with S-profile terracotta tiles, complemented by simple eave detailing and occasional shed roof projections. Building exteriors shall feature neutral-toned stucco walls accented with wood siding and dark metal elements to create contrast. Windows shall be recessed, and decorative light fixtures shall be consistent with the Spanish Colonial character.
6.3 Architectural Details
Architectural details shall complement and enhance building openings and accentuate the overall design of the structure. Such details shall be achieved through the use of varied colors and materials to create visually interesting exterior elevations. Windows shall remain clear and free of dark tint.
6.4 Materials and Color
Materials and color scheme shall be compatible with, and complementary to, the overall style of the Project. All buildings on-site will utilize a combination of light and dark colors to break up the building planes. A minimum of three material changes shall be required and windows shall have substantial recess from the building wall face.
6.5 On-site Lighting
Decorative light fixtures attached to the buildings shall be compatible with the architectural style of the buildings. All other on-site lighting shall meet the development standards of the Ontario Development Code.
6. 6 Signage
Project signage shall comply with Division 8.01 (Sign Regulations) of the Ontario Development Code.
6.7 Off-site Improvements
All off-site improvements shall be installed in accordance with City standards, and to the satisfaction of the City Engineering Department.
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16 SECTION 7 ADMINISTRATION
7.1 Items Not Addressed in the PUD
Any terms, requirements, or regulations not addressed within this Planned Unit Development document shall be governed by the City of Ontario Development Code, the regulations of the General Mixed-Use zones, and City standards.
7.2 Development Applications
Development Plan approval, pursuant to the requirements of Ontario Development Code Section
4.02.025 (Development Plans), shall be required for the physical alteration of lots, the construction of a building, or the addition or significant alteration of an existing building. A development plan application shall be submitted to the Planning Department on a City application form pursuant to the requirements of Ontario Development Code Division 2.02 (Application Filing and Processing), commencing with Subsection B (Discretionary Permits and Actions) of Section 2.02.015 (Application Processing Procedures).
7.3 Administrative Exceptions
Deviation from the development standards set forth in this document may be granted up to a maximum of 10 percent by the Zoning Administrator. Any deviation that is greater than 10 percent shall require variance approval.
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Department: Housing
Prepared By: Albert Ramirez
Department:
Prepared By: Kaela Fengler
Staff Member Presenting: Helen McAlary,
Executive Director Community Life and Culture
Reviewed By: Lacey A Rightmer
Approved By:
Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 13
SUBJECT: A PUBLIC HEARING TO CONSIDER THE FIRST AMENDMENTS TO THE FISCAL YEAR 2023-24 AND 2024-25 HUD ONE-YEAR ACTIONS PLANS
CITY OF ONTARIO
Agenda Report
September 16, 2025
SECTION:
PUBLIC HEARINGS
RECOMMENDATION: That the City Council take the following actions:
A. Conduct a Public Hearing and receive comments related to the First Amendments to the Fiscal Year 2023-24 and 2024-25 One-Year Action Plans;
B. Approve the First Amendments to the Fiscal Year 2023-24 and 2024-25 One-Year Action Plans; and
C. Authorize the City Manager, or his designee, to execute any related documents and agreements necessary to implement the amendments.
THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:
Pursue City's Goals and Objectives by Working with Other Governmental Agencies Focus Resources in Ontario's Commercial and Residential Neighborhoods FISCAL IMPACT: The Fiscal Year 2025-26 Adopted Budget includes appropriations in the Community Development Block Grant (CDBG) and HOME Grants funds for the HUD Action Plans.
The proposed reallocations are made from existing available funds, and no changes are required to the adopted budget.
BACKGROUND & ANALYSIS: Each year, the City of Ontario receives entitlement grant funds from the United States Department of Housing and Urban Development (HUD) for the Community Development Block Grant (CDBG), HOME Investment Partnership Act and Emergency Solutions Grant (ESG). These funds support low-income and moderate-income residents by providing affordable housing, improving living environments and expanding economic opportunities.
The City Council and HUD must approve a One-Year Plan Action Plan (Action Plan) before entitlement grant funds can be used. Action Plans include how the funding will be spent, which 274
entities will receive the funding, and the services that will be provided to the community. The City Council approved the Fiscal Year 2023-24 Action Plan on May 2, 2023, and the Fiscal Year 2024-25 Action Plan on May 7, 2024. Both plans were subsequently approved by HUD.
An amendment to an Action Plan is required when the City decides not to carry out an activity, adds a new activity or makes a substantial change in the purpose, scope, location or beneficiaries. The City is requesting approval of the First Amendments to its Fiscal Years 2023-24 and 2024-25 Action Plans, which are described below.
Fiscal Year 2023-24 Amendment
The adopted 2023-24 Action Plan awarded $152,637 in ESG funds to Mercy House, Incorporated (Mercy) for homeless services. Following adoption, the City terminated its agreement with Mercy, making these ESG funds available for reallocation.
The proposed amendment reallocates:
$51,515 to the City's Eviction Prevention Program, which provides short-term rental assistance to extremely low-income Ontario households that are at risk of homelessness due to non-payment of rent.
$95,104 to the City's Street Outreach Program, which is responsible for building relationships with people experiencing unsheltered homelessness and connecting them to housing, healthcare, mental health treatment and other services. $6,018 to the City's administrative budget (from $5,870 to $11,888) to support operational expenses.
Fiscal Year 2024-25 Amendment
The adopted 2024-25 Action Plan awarded $153,065 in ESG funds to the City's Eviction Prevention Program. Staff projects that only $53,780 will be used. The proposed amendment reallocates $99,285 to the City's Street Outreach Program.
The proposed First Amendments to the Fiscal Years 2023-24 and 2024-25 Action Plans were advertised in the Inland Valley Daily Bulletin on August 15, 2025. The draft document was made available for public review from August 15, 2025, to September 15, 2025. No public comments were received. If approved by City Council, the amendments will be submitted to the HUD for approval.
Staff recommends approval of the First Amendments to the Fiscal Years 2023-24 and 2024-25 Action Plans. These reallocations direct ESG funds to fast-spending activities, ensuring continued support for critical housing and homeless services while avoiding potential recapture of funds by HUD.
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Department: Housing
Prepared By: Albert Ramirez
Department:
Prepared By: Albert Ramirez
Staff Member Presenting: Helen McAlary,
Executive Director Community Life and Culture
Reviewed By: Lacey A Rightmer
Approved By:
Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 14
SUBJECT: A PUBLIC HEARING TO CONSIDER ADOPTION OF THE CONSOLIDATED ANNUAL PERFORMANCE AND EVALUATION REPORT (CAPER) FOR FISCAL YEAR 2024-25
CITY OF ONTARIO
Agenda Report
September 16, 2025
SECTION:
PUBLIC HEARINGS
RECOMMENDATION: That the City Council take the following actions:
A. Conduct a public hearing and receive comments on the draft Fiscal Year 2024-25 Consolidated Annual Performance and Evaluation Report (CAPER); B. Authorize staff to submit the final Fiscal Year 2024-25 CAPER to the U.S. Department of Housing and Urban Development (HUD); and
C. Authorize the City Manager, or his designee, to execute all documents necessary to submit the CAPER.
THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:
Pursue City's Goals and Objectives by Working with Other Governmental Agencies FISCAL IMPACT: There is no direct fiscal impact associated with this action.
BACKGROUND & ANALYSIS: Each year, the City of Ontario receives entitlement grant funds from the United States Department of Housing and Urban Development (HUD) for the Community Development Block Grant (CDBG), HOME Investment Partnership Act (HOME) and Emergency Solutions Grant (ESG). The City receives approximately $2.8 million annually from HUD for these programs. These funds support low-income and moderate-income residents by providing affordable housing, improving living environments and expanding economic opportunities. As a recipient of entitlement grant funds, the City is required to submit a CAPER report to HUD at the end of each fiscal year.
The CAPER is prepared to assist residents and HUD in evaluating the City's use of entitlement grant funds to address the priority needs identified in the City's Fiscal Year 2024-25 One-Year Action Plan, approved on May 7, 2024. The City successfully implemented numerous projects in alignment with 415
key priorities, resulting in many residents obtaining housing, receiving social services, and benefitting from public infrastructure improvements. The CAPER was prepared using accomplishment data reported by the City and its partner agencies.
During Fiscal Year 2024-25, a combined total of $3.9 million of federal funds were expended to implement nineteen housing and community development programs and projects. Listed below are some of the accomplishments reported in this year's CAPER:
The Public Works Agency used CDBG to install twenty-five wheelchair ramps and seventeen new streetlights with LED fixtures.
The Public Works Agency used CDBG to complete multiple alley pavement projects, which directly benefited ninety-six residential parcels.
The Public Works Agency used CDBG to install eight new light fixtures at John Galvin Park.
The Housing Department used CDBG and HOME to provide one hundred and forty-eight households with rental assistance to avoid homelessness.
The Housing Department used CDBG to support two hundred and seventy-one homeless individuals with motel vouchers during times of extreme weather.
Inland Fair Housing and Mediation Board used CDBG to serve six hundred and forty-three individuals with tenant and landlord mediation.
Ontario-Montclair YMCA used CDBG to support forty-five low- and moderate-income households with childcare.
The Draft Fiscal Year 2024-25 CAPER was advertised in the Inland Valley Daily Bulletin on August 29, 2025. The draft document was made available for public review from August 29, 2025, to September 15, 2025. No public comments were received during the public review period.
Staff recommends approval of the Fiscal Year 2024-25 CAPER. If approved by City Council, the CAPER will be submitted to HUD for approval.
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Department: Public Works
Prepared By: Craig Cruz
Department: Public Works
Prepared By: Jay Bautista
Staff Member Presenting: Tito Haes, Executive
Director Public Works
Reviewed By: Khoi Do, Andrea Ampig, Bonnie
Tam
Approved By:
Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 15
SUBJECT: AN ORDINANCE AMENDING SECTION 4-6.1305 OF THE ONTARIO MUNICIPAL
CODE RELATING TO PERMIT PARKING ZONES ON RESIDENTIAL STREETS
CITY OF ONTARIO
Agenda Report
September 16, 2025
SECTION:
ADMINISTRATIVE
REPORTS/DISCUSSION/ACTION
RECOMMENDATION: That the City Council introduce an Ordinance amending Section 4-6.1305 of the Ontario Municipal Code relating to permit parking zones on residential streets.
THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:
Operate in a Businesslike Manner
FISCAL IMPACT: There is not a direct fiscal impact associated with this action.
BACKGROUND & ANALYSIS: On February 19, 1980, the City Council adopted an ordinance establishing permit parking zones on residential streets. Under the current ordinance language, adjacent residences are eligible to obtain parking permits. An adjacent residence is defined as a residential dwelling unit fronting upon or having direct access to a residential street. As a result, residential units located near, but outside of, the designated permit parking zone may still qualify for permits.
The proposed Amendment would clarify the eligibility by specifying that only residences located within the boundaries of an established permit parking zone may obtain residential parking permits. This revision is intended to:
Refine who qualifies for a parking permit;
Align permit eligibility strictly with zone boundaries; and Help ensure that available on-street parking in permit zones is prioritized for residents who live within them.
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ORDINANCE NO. ________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, AMENDING SECTION 4-6.1305 OF THE ONTARIO
MUNICIPAL CODE RELATING TO PERMIT PARKING ZONES ON
RESIDENTIAL STREETS.
WHEREAS, the Ontario Municipal Code currently contains provisions regulating permit parking zones on residential streets; and
WHEREAS, the City Council desires to revise the language to eliminate confusion surrounding resident vehicle parking, prevent nonresident and cross-zone parking, and otherwise make the permit parking zones more specific to the residences within the permit parking zones;
WHEREAS, pursuant to Article XI, Section 7 of the California Constitution, the City has broad discretionary power to make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and WHEREAS, this Ordinance amends Section 4-6.1305 to be more specific to which residences are within a permit parking zone and to otherwise update the section.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ONTARIO DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The above recitals are true and correct and are incorporated herein by this reference.
SECTION 2. Section 4-6.1305 of Chapter 6 (Traffic) of Title 4 (Public Safety) of the Ontario Municipal Code is hereby amended in its entirety to read as follows:
“Sec. 4-6.1305. Permit parking zones on residential streets (a) Definitions. For the purposes of this section, unless otherwise apparent from the context, certain words, terms, and phrases used in this section are defined as follows:
(1) “Cross-zone parking” shall mean the parking or standing of any vehicle in a permit parking zone using a permit that was issued for a different permit parking zone, which is prohibited under this section to ensure exclusive use by residents of dwelling units within the specific zone.
(2) “Dwelling unit” shall mean a house, apartment, condominium, mobile home or other type of residence providing complete independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.
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(3) “Motor vehicle” or “vehicle” shall mean an automobile, truck, recreation vehicle, motorcycle or other motor-driven or self-propelled form of transportation.
(4) “Nonresident vehicle” shall mean any motor vehicle parked in a zone that does not display a valid permit issued specifically for that zone and is otherwise not a “resident vehicle” as defined herein. (5) “Permit parking zone” or “zone” shall mean a permit parking zone for the exclusive benefit of residents of dwelling units within that zone and their resident vehicles, in which zone vehicles may not park unless an authorized zone-specific permit is displayed thereon or unless such vehicle is otherwise exempt as provided in this section. (6) “Resident” shall mean a person owning, leasing, or residing in a dwelling unit within a permit parking zone.
(7) “Resident vehicle” shall mean a motor vehicle parked in a zone that is registered with a state motor vehicle department to a resident of a dwelling unit within that specific permit parking zone and displaying a valid permit issued for that zone.
(b) Designation of permit parking zones. The City Council, by resolution, may designate a permit parking zone and establish the days and hours during such days when parking in such permit parking zone shall be restricted. (c) Findings. Prior to designating certain residential streets, or portions thereof, as a permit parking zone, the City Council shall find:
(1) That such zone is necessary to provide reasonably available and convenient parking for residents of dwelling units within the zone; (2) That the proposed zone is desirable to encourage the use of carpooling; (3) That the proposed zone is desirable to enhance or protect the quality of life in the area of the proposed zone, preventing cross-zone and nonresident parking; and
(4) That the proposed zone will tend to encourage nonresident vehicles to park in off-street parking facilities.
(d) Considerations. Before making its findings with respect to any proposed permit parking zone, the City Council shall consider such factors as it deems appropriate, including the following:
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(1) Whether nonresident vehicles substantially and regularly interfere (or may interfere) with residents’ use of a majority of available public street parking spaces in the proposed permit parking zone, including whether such interference occurs at regular and significant intervals; (2) Whether nonresident vehicles driven or parked in the proposed permit parking zone are a source of unreasonable litter, noise, traffic hazards, environmental pollution, or devaluation of real property in the area of the proposed permit parking zone;
(3) Whether the residents of dwelling units in the proposed permit parking zone desire its establishment;
(4) Whether a shortage of residential-related parking spaces exists in the area of the proposed permit parking zone, including due to crosszone parking; and (5) Whether an alternative solution is feasible or practical. (e) Posting required. The City Traffic Engineer shall designate established permit parking zones by placing and maintaining appropriate signs indicating that parking is prohibited for vehicles without a zone-specific permit and the hours and days when such parking is prohibited.
During the hours and on the days designated on such signs, it shall be unlawful for the operator of any vehicle to park such vehicle on any street in a permit parking zone unless there is displayed on such vehicle a valid permit issued for such zone or such vehicle is otherwise exempt. (f) Parking permits. Permits, of a type and design established by resolution of the City Council authorizing parking only in the permit parking zone for which issued, shall be issued by the License Official.
(1) Upon submitting such application and supplying such proof of residence as is required by the License Official, the License Official shall issue up to three resident permits upon payment of the of the applicable fee to a dwelling unit within a zone for motor vehicles that are either registered in a resident’s name, or otherwise under his or her exclusive control, as demonstrated by insurance or other documentation. No more than one parking permit shall be issued to each motor vehicle for which application is made. The License Official may issue more than three (3) parking permits for a dwelling unit in the zone if it is shown, by proof satisfactory to the License Official, that there are more than three (3) vehicles registered to residents of the dwelling unit and that insufficient off-street parking is available to them during the restricted hours. Permits are valid only in the issued zone and not transferrable to other zones. 469
(2) A permit issued pursuant to this section shall remain valid for so long as the person to whom it was issued continues to reside in the dwelling unit within the zone for which the permit was issued or until the permit parking zone for which such permit was issued is disestablished.
(3) It shall be unlawful for any person to whom a permit is issued to transfer, sell, rent, or lease such permit, or to allow such permit to be used on a nonresident vehicle, either with or without consideration.
The License Official shall revoke the parking permit of any person who is convicted of a violation of this subsection.
(4) It shall be unlawful for any person to pay any consideration for the purchase or use of a parking permit issued pursuant to this section.
It shall be unlawful for any person who is not a resident of a dwelling unit within a specific zone to display in a vehicle any parking permit issued pursuant to this section, except that a resident may allow visitors to their dwelling unit to temporarily use one or more of the resident’s allotted permits for parking within the zone, subject to the restrictions in subsection (f)(3) of this section. Otherwise, visitors must park on driveways or off-street parking facilities. (g) Exempt vehicles. The posted restrictions of a permit parking zone shall not apply to:
(i) Commercial vehicles while making pickups, deliveries, or service calls from or to any building or structure located within the zone, or for the purpose of delivering materials to be used in the actual and bona fide repair, alteration, remodeling, or construction of any building or structure within the zone for which a building permit has been previously obtained.
(ii) (Vehicles displaying a valid distinguishing placard or special license plates issued to disabled persons or disabled veterans pursuant to Vehicle Code Sections 22511.55, 22511.59, or 5007, as provided in Vehicle Code Section 22511.5, except where parking is prohibited for reasons of public safety, such as in red zones, fire lanes, or areas that obstruct traffic. (h) Disestablishment. The City Council, by resolution, may disestablish or modify a permit parking zone whenever the City Council finds that it is in the public interest to do so.
(i) Penalties. Law enforcement officers, City code enforcement officers, and other persons authorized by State law are hereby authorized and directed to issue citations to any person who violates this section, and such citation shall be deemed to be a civil complaint charging violations of this section and requiring payment of the penalty set forth therein. The method of giving 470
notice of citation for unattended vehicles shall be as specified in Section 40202 of the California Vehicle Code or any successor provision thereto.
Violations of this section shall be processed as civil penalties in accordance with California Vehicle Code Sections 40200 et seq., or any successor provision thereto.”
SECTION 3. CEQA. The City Council finds that adoption of this Ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15358 (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. Moreover, the City Council finds that this Ordinance is also exempt under CEQA pursuant to Guidelines Section 15061(b)(3) (there exists no possibility that the activity will have a significant adverse effect on the environment).
SECTION 4. Severability. If any section, sentence, clause, or phrase of this Ordinance of the application thereof to any entity, person, or circumstance is held for any reason to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect other provisions or applications of the 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 by declared invalid or unconstitutional.
SECTION 5. Effective Date. This Ordinance shall become effective thirty (30) days after its adoption by the City Council.
SECTION 6. Certification. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within fifteen (15) days of the adoption. The City Clerk shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.
PASSED, APPROVED, AND ADOPTED this ________ day of _________ 2025. _____________________________________
PAUL S. LEON, MAYOR
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ATTEST:
_________________________________
SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________
BEST BEST & KRIEGER LLP
CITY ATTORNEY
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STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. _______ was duly introduced at a regular meeting of the City Council of the City of Ontario held _____________ and adopted at the regular meeting held ___________, 2025 by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
_________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. _______ duly passed and adopted by the Ontario City Council at their regular meeting held ____________ and that Summaries of the Ordinance were published on ___________ and _____________, in the Inland Valley Daily Bulletin newspaper.
__________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
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