On October 26, 2023, the Applicant applied for a General Plan Amendment, requesting to modify the Project site designation in TOP 2050 Land Use Plan from Mixed Use to Business Park. The amendment request was submitted in anticipation of future requests for a minor specific plan amendment and development plan for a business park development.
PROJECT SETTING: The Project site consists of 5.3 acres of land located on Euclid Avenue approximately 300 feet north of Edison Avenue, within the Euclid Mixed Use Specific Plan, which is depicted in Exhibit A: Project Location Map. The site is currently vacant but was previously used for agriculture and dairy uses.
The Project site is generally surrounded by vacant land, trailer storage, residential, and commercial uses. 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) General Plan Amendment (File No. PGPA23-003)
The Project would amend The Ontario Plan Policy Plan – Land Use Map and associated buildout tables to reflect the change in land use from Mixed Use – Great Park to Business Park (see Exhibit B). The proposed Project will establish the following:
• Convert 5.3 acres of Mixed Use – Great Park (MU-Great Park) to Business Park (BP) located on Euclid Avenue, approximately 300 feet north of Edison Avenue. • Remove the Affordable Housing overlay on 5.3 acres of land located on Euclid Avenue, approximately 300 feet north of Edison Avenue.
Under the current land use, the Project site is anticipated to have a buildout capacity of 130 dwelling units, 34,630 square feet of office and 46,173 square feet of retail. The assumed buildout is based on 35 du/ac, 1.5 Floor-Area Ratio (FAR) office, and 1.0 FAR retail at the land area percentages established for Mixed Use – Great Park. The Project site is also designated as Affordable Housing Overlay in TOP 2050 Land Use Map, which means that the anticipated 130 dwelling units are included in the City’s Regional Housing Needs Assessment (RHNA) analysis and calculations.
Changing the TOP 2050 land use designation would remove the anticipated residential, office and commercial developments, while increasing the Business Park buildout by approximately 138,520 square feet within Planning Area 3A of the Euclid Mixed Use Specific Plan. The proposed Project would have a removal and replacement effect regarding buildout and would have nominal changes in overall development intensity.
However, the reduction of 130 dwelling units impacts the City’s RHNA obligation and the anticipated reduction in dwelling unit count in the Euclid Mixed Use Specific Plan will 3653
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
have to be transferred to another location within the City to maintain the City’s RHNA obligation and avoid a “net loss” in dwelling units.
The reduction in dwelling units will be offset by a proposed General Plan Amendment (File No. PGPA24-003) that will provide additional dwelling units within the Esperanza Specific Plan. The proposed PGPA24-003 would change the TOP 2050 land use designation of approximately 10 acres of land, located within the Esperanza Specific Plan area, from Public School to Medium Density Residential, which results in a net gain of 224 dwelling units. File No. PGPA24-003 will be considered by the Planning Commission during its public meeting on September 23, 2025. Additional analysis is provided in the Housing Element Compliance section below.
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, the Project site was posted with one or more large public notification signs and notices were mailed to all owners of real property located within a minimum of 600 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. Any applicable comments are reflected in the proposed amendment.
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 authority 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 finds and determines that the 3654
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.
On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport (CNO) Overlay Zoning District (OZD) and Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP).
The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. 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 CNO ALUCP compatibility factors, including Safety, Airspace Protection, and Overflight.
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 California Airport Land Use Planning Handbook and the Chino ALUCP.
COMPLIANCE WITH THE ONTARIO PLAN: The proposed Project is consistent with the principles, goals and policies contained within the Vision, Governance, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan (TOP). More specifically, the goals and policies of TOP that are furthered by the proposed Project are as follows:
(1) City Council Goals
• Invest in the Growth and Evolution of the City's Economy • Operate in a Businesslike Manner
• Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
(2) 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.
3655
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
• G1-2 Long-term Benefit. We require decisions to demonstrate and document how they add value to the community and support the Ontario Vision.
(3) Policy Plan (General Plan)
Land Use Element
Goal LU-1: A community that has a spectrum of housing 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-1.4 Jobs-Housing Balance. We coordinate land use, infrastructure, and transportation planning and analysis with regional, county, and other local agencies to further regional and subregional goals for jobs-housing balance. • LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.
Goal LU-2: Compatibility between a wide range of uses and resultant urban patterns and forms.
• LU-2.1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests.
HOUSING ELEMENT COMPLIANCE: The proposed Project is not consistent with the Housing Element of the Policy Plan (general plan) component of The Ontario Plan. The site is one of the properties listed in the Housing Element Sites Inventory contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report, and the proposed Project is not consistent with the number of dwelling units or density specified.
Therefore, a General Plan Amendment to remove the subject property from the Housing Element Sites Inventory is required. Removal of the subject property from the inventory will impact the City's Regional Housing Needs Assessment (RHNA) obligations, as there are not an adequate number of sites identified in the inventory to meet the RHNA obligation.
Consequently, the following site will be added to the Available Land Inventory:
APN: 1073-101-050
Parcel Size: 10.02 acres
Housing Element Sites Inventory
Number of Units: 224
Assumed Density: 22.0 du/ac
3656
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Therefore, a separate General Plan Amendment application (File No. PGPA24-003; Esperanza GPA) proposes to allow additional dwelling units on the site noted above that was previously intended for a public school. The Esperanza GPA proposes to amend a Public School land use that allocated 0 dwelling units to a Medium Density Residential land use that will allow a maximum of 224 dwelling units. The reduction of 130 dwelling units resulting from the subject File No. PGPA23-003 will be transferred to the project site for the Esperanza GPA. The transfer of dwelling units will avoid a “net loss” with the City’s RHNA obligations and result in a positive gain of approximately 94 dwelling units. The Esperanza GPA will be considered concurrently by the Planning Commission at the September 23, 2025 public meeting.
ENVIRONMENTAL REVIEW: The TOP 2050 established the 5.3-acre Project site with a Mixed Use Land Use designation, resulting in a potential buildout of 130 dwelling units, 34,630 square feet of office, and 46,173 square feet of commercial. The environmental impacts of the potential buildout were reviewed on a programmatic level under the Supplemental Environmental Impact Report (State Clearinghouse #2021070364), which was adopted by the City Council on August 16, 2022.
The environmental impacts of the proposed Land Use change were previously reviewed in conjunction with the Euclid Mixed Use Specific Plan (File No. PSP22-001), for which the Euclid Mixed Use Specific Plan Environmental Impact Report (State Clearinghouse #2023020281) (EMUSP EIR) was adopted by the City Council on August 20, 2024. The EMUSP EIR analyzed the project site with a potential 122,898 square feet of warehouse and 30,225 square feet of commercial uses. The adopted mitigation measures for the EMUSP EIR accounted for Business Park land use at the Project site.
This Application introduces no new significant environmental impacts. All previously adopted mitigation measures are a condition of Project approval and are incorporated herein by this reference.
3657
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
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 – Great Park
(MU-Great Park);
Affordable Housing
Overlay; Chino Airport
Influence Area Overlay
Euclid Mixed Use
Specific Plan;
Affordable Housing
Overlay; CNO Overlay
Mixed Use
North Vacant, Utility Easement
Open Space – NonRecreational (OS-NR);
Chino Airport Influence
Area Overlay
Euclid Mixed Use
Specific Plan; CNO
Overlay
Open Space – NonRecreational
South Residential, Vacant,
RV storage
Mixed Use – Great Park
(MU-Great Park); Chino
Airport Influence Area
Overlay
Euclid Mixed Use
Specific Plan; CNO
Overlay
Mixed Use
East Agriculture
Mixed Use – Great Park
(MU-Great Park); Chino
Airport Influence Area
Overlay
Euclid Mixed Use
Specific Plan; CNO
Overlay
Mixed Use
West Commercial
(City of Chino)
Commercial General
(City of Chino)
East Chino Specific Plan
(City of Chino)
Office Commercial
(City of Chino)
3658
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Exhibit A: PROJECT LOCATION MAP
3659
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Exhibit B: EXISTING AND PROPOSED LAND USE PLAN
Legend
Business Park
Mixed Use
Open Space – Non Recreation
Project Site
N
3660
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Exhibit C: Future Buildout Table (Exhibit LU-03) Revision 3661
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
3662
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
3663
Planning Commission Agenda Report
File No.: PGPA23-003
September 23, 2025
Attachment A:
Resolution for File No. PGPA23-003
(Document to follow this page)
3664
RESOLUTION NO. PC25-045
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE FILE NO. PGPA23-003, AN AMENDMENT TO THE ONTARIO PLAN 2050 POLICY PLAN LAND USE MAP TO CHANGE THE LAND USE DESIGNATION OF APPROXIMATELY 5.3 ACRES OF LAND LOCATED
ON EUCLID AVENUE FROM MIXED USE TO BUSINESS PARK, AND
MAKING FINDINGS IN SUPPORT THEREOF—APN: 1053-281-08. (PART OF CYCLE 1 FOR THE 2025 CALENDAR YEAR)
WHEREAS, RCCD Inc. ("Applicant") has filed an Application for the approval of a General Plan Amendment, File No. PGPA23-003, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 5.3 acres of land located on Euclid Avenue, approximately 300 feet north of Edison Avenue, within the Euclid Mixed Use Specific Plan district, and is presently vacant; and
WHEREAS, the property to the north of the Project site is within the Euclid Mixed Use Specific Plan district and is an SCE Easement corridor. The property to the east is within the Euclid Mixed Use Specific Plan district and is currently occupied by agriculture and dairy uses. The properties to the south are within the Euclid Mixed Use Specific Plan district and are used for recreational vehicle storage, residences, as well as vacant land.
The properties to the west are within the City of Chino, within a commercial zone and are occupied by commercial and industrial uses; and
WHEREAS, the Land Use Element of the Policy Plan establishes the Project area as a Mixed Use – Great Park (MU-Great Park) land use designation. The proposed Project necessitates a modification in the existing land use designation to accommodate business park and light industrial uses. As part of this conversion, the proposed Project aims to:
• Convert 5.3 acres of Mixed Use – Great Park (MU-Great Park) to Business Park (BP) located on Euclid Avenue, approximately 300 feet north of Edison Avenue;
• Remove the Affordable Housing overlay on 5.3 acres of land located on Euclid Avenue, approximately 300 feet north of Edison Avenue; and WHEREAS, the City of Ontario adopted the Policy Plan (General Plan) as part of The Ontario Plan in January 2010. Since the adoption of The Ontario Plan, the City has evaluated Exhibits LU-01 (Official Land Use Plan) and LU-03 (Future Buildout) further and is considering the requested modification; and
3665
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
WHEREAS, Policy Plan Exhibit LU-03 (Future Buildout) specifies the expected buildout for the City of Ontario, incorporating the adopted land use designations. The proposed changes to Exhibit LU-01 (Official Land Use Plan) will require Exhibit LU-03 (Future Buildout) be modified to be consistent with Exhibit LU-01 (Official Land Use Plan) as depicted on Exhibit B, attached; and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act — Public Resources Code Section 21000 et seq. — (hereinafter referred to as "CEQA") and an initial study has been prepared to determine possible environmental impacts; and
WHEREAS, the environmental impacts of this Project were previously reviewed in conjunction with File No. PSP22-001, an application for the Euclid Mixed Use Specific Plan for which an Environmental Impact Report — State Clearinghouse No. 2023020281 — (hereinafter referred to as "Certified EIR") was adopted by the City Council on August 20, 2024, and this Application introduces no new significant environmental impacts; and WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make recommendation on the subject Application; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan 2050, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project’s consistency with the Housing Element of the Policy Plan component of The Ontario Plan 2050 is achieved in association with File No. PGPA24- 003, a General Plan Amendment to change approximately 10 acres of land from Public School to Medium Density Residential land use designation; 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 3666
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the proposed Project is located within the Airport Influence Area of Chino Airport, within the City of Ontario boundary, and is subject to, and must be consistent with, the policies criteria set forth in Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP), which applies only to jurisdictions within City of Ontario, and addresses the 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 September 23, 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 previous Certified EIR and supporting documentation. Based upon the facts and information contained in the previous Certified EIR and supporting documentation, the Planning Commission finds as follows:
(1) The environmental impacts of this Project were previously reviewed in conjunction with File No. PSP22-001, the Euclid Mixed Use Specific Plan for which a Certified EIR was adopted by the City Council on August 20, 2024. (2) The previous Certified EIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and (3) The previous Certified EIR was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
(4) The previous Certified EIR reflects the independent judgment of the Planning Commission; and
3667
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
(5) The proposed Project will introduce no new significant environmental impacts beyond those previously analyzed in the previous Certified EIR, and all mitigation measures previously adopted with the Certified EIR, are incorporated herein by this reference.
SECTION 2: Subsequent or Supplemental Environmental Review Not Required. Based on the information presented to the Planning Commission, and the specific findings set forth in Section 1, above, the Planning Commission finds that the preparation of a subsequent or supplemental Certified EIR is not required for the Project, as the Project:
(1) Does not constitute substantial changes to the Certified EIR that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
(2) Does not constitute substantial changes with respect to the circumstances under which the Certified EIR was prepared, that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and (3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Certified EIR was certified/adopted, that shows any of the following:
(a) The Project will have one or more significant effects not discussed in the Certified EIR; or
(b) Significant effects previously examined will be substantially more severe than shown in the Certified EIR; or
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Certified EIR would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.
SECTION 3: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending authority 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 proposed Project is not consistent with the 3668
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
Housing Element of the Policy Plan (General Plan) component of The Ontario Plan 2050.
The Project site is listed in the Housing Element Sites Inventory contained in Tables B-1 and B-2 of the Housing Element Technical Report, and the proposed Project is not consistent with the number of dwelling units or density specified in the Housing Element Sites Inventory; therefore, a General Plan Amendment to remove the subject property from the Housing Element Sites Inventory is required. Removal of the subject property from the inventory will impact the City's Regional Housing Needs Assessment ("RHNA") obligations, as there are not an adequate number of sites identified in the inventory to meet the RHNA obligation. Consequently, the following site will be added to the Housing Element Sites Inventory through a separate General Plan Amendment (PGPA24-003):
APN: 1073-101-050
Parcel Size: 10.02 acres
Available Land Inventory
Number of Units: 221
Assumed Density: 22.0 du/ac
SECTION 4: 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 recommending authority 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 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 (2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport ("CNO") Overlay 3669
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
Zoning District ("OZD") and Reference I, Chino Airport Land Use Compatibility Plan ("CNO ALUCP"). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. As the recommending authority for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the CNO ALUCP compatibility factors, including Safety, Airspace Protection, Overflight. 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 California Airport Land Use Planning Handbook and the Chino ALUCP.
SECTION 5: 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 General Plan Amendment is consistent with the goals and policies of The Ontario Plan as follows:
Policy Plan (General Plan)
Land Use Element:
• LU-1.4 Jobs-Housing Balance. We coordinate land use, infrastructure, and transportation planning and analysis with regional, county, and other local agencies to further regional and subregional goals for jobs-housing balance. • 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. • LU-2.1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests; and (2) The proposed General Plan Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City; and 3670
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
(3) The Land Use Element is a mandatory element allowed for general plan amendments per calendar year and this general plan amendment is part of the first amendment to the Land Use Element of the 2025 calendar year consistent with Government Code Section 65358; and
(4) The Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, 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 aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
(5) During the amendment of the general plan, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with Government Code Section 65351.
SECTION 6: 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.
SECTION 7: 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 8: 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 9: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
- - - - - - - - - - - - - -
3671
3672
3673
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
EXHIBIT A: Policy Plan Land Use Plan (Exhibit LU-01) Revision Legend
Business Park
Mixed Use
Open Space – Non Recreation
Project Site
N
3674
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
EXHIBIT B: Future Buildout Table (Exhibit LU-03) Revision 3675
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
3676
Planning Commission Resolution
File No. PGPA23-003
September 23, 2025
3677
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PGPA23-003, AN AMENDMENT TO THE ONTARIO PLAN 2050 POLICY PLAN LAND USE MAP TO CHANGE THE LAND USE DESIGNATION OF APPROXIMATELY 5.3 ACRES OF
LAND LOCATED ON EUCLID AVENUE FROM MIXED USE TO
BUSINESS PARK, AND MAKING FINDINGS IN SUPPORT THEREOF—
APN: 1053-281-08 (PART OF CYCLE 1 FOR THE 2025 CALENDAR YEAR)
WHEREAS, RCCD Inc. ("Applicant") has filed an Application for the approval of a General Plan Amendment, File No. PGPA23-003, as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and WHEREAS, the Application applies to 5.3 acres of land generally located on Euclid Avenue, approximately 300 feet north of Edison Avenue, within the Euclid Mixed Use Specific Plan district, and is presently vacant; and
WHEREAS, the property to the north of the Project site is within the Euclid Mixed Use Specific Plan district and is an SCE Easement corridor. The property to the east is within the Euclid Mixed Use Specific Plan district and is currently occupied by agriculture and dairy uses. The properties to the south are within the Euclid Mixed Use Specific Plan district and are used for recreational vehicle storage, residences, as well as vacant land.
The properties to the west are within the City of Chino, within a commercial zone and are occupied by commercial and industrial uses; and
WHEREAS, the Land Use Element of the Policy Plan establishes the Project area as a Mixed Use – Great Park (MU-Great Park) land use designation. The proposed Project necessitates a modification in the existing land use designation to accommodate business park and light industrial uses. As part of this conversion, the proposed Project aims to;
Convert 5.3 acres of Mixed Use – Great Park (MU-Great Park) to Business Park (BP) located on Euclid Avenue, approximately 300 feet north of Edison Avenue. Maintain 128 residential units’ capacity to comply with Senate Bill 330. Remove the Affordable Housing overlay on 5.3 acres Project site resulting in the reduction of 128 residential units.
WHEREAS, in compliance with Senate Bill 330, in order to maintain 128 residential unit capacity, the city is moving forward with a General Plan Amendment application (File No. PGPA24-003), which proposes amending 10 acres of land within the Esperanza 3678
Specific Plan, from Public School to Medium Density Residential, resulting in an overall residential increase of 224 dwelling units, which results in a net gain of 96 units.
WHEREAS, the Project site is identified in the Housing Element Sites Inventory, and its removal requires adjustments to maintain Housing Element and Regional Housing Needs Assessment (RHNA) compliance. The Affordable Housing Overlay identifies the buildout of 128 residential units, which includes 64 Lower-Income units, 32 ModerateIncome units, and 32 Above-Moderate-Income units.
WHEREAS, on August 16, 2022, City Council certified The Ontario Plan 2050 Policy Plan (File No. PGPA20-002) update and certified Supplemental Environmental Impact Report (SEIR) in conjunction with The Ontario Plan 2050 Update (TOP 2050; File No. PGPA20-002). On October 26, 2023, the Applicant applied for a General Plan Amendment, requesting to modify the TOP 2050 Land Use Plan for 5.3-acre Project site from Mixed Use to Business Park: and
WHEREAS, Policy Plan Exhibit LU-03 (Future Buildout) specifies the expected buildout for the City of Ontario, incorporating the adopted land use designations. The proposed changes to Exhibit LU-01 (Official Land Use Plan) as depicted on Attachment A will require Exhibit LU-03 (Future Buildout) to be modified to be consistent with Exhibit LU-01 (Official Land Use Plan) as depicted on Attachment B; and WHEREAS, the Application is a project pursuant to the California Environmental Quality Act — Public Resources Code Section 21000 et seq. — (hereinafter referred to as "CEQA") and an initial study has been prepared to determine possible environmental impacts; and
WHEREAS, the environmental impacts of this Project were previously reviewed in conjunction with File No. PSP22-001, an application for the Euclid Mixed Use Specific Plan for which an Environmental Impact Report — State Clearinghouse No. 2023020281 — (hereinafter referred to as "Certified EIR") was adopted by the City Council on August 20, 2024, and this Application introduces no new significant environmental impacts; and WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, the Application is a project pursuant to CEQA (Public Resources Code Section 21000 et seq.), and an initial study has been prepared to determine possible environmental impacts; 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
3679
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, 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 ("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, the proposed Project is located within the Airport Influence Area of Chino Airport, within the City of Ontario boundary, and is subject to, and must be consistent with, the policies criteria set forth in Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP), which applies only to jurisdictions within City of Ontario, and addresses the 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 September 23, 2025, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date, voting 6-0 to issue Resolution No. PC25-045 recommending the City Council approve the Application; and
WHEREAS, on November 4, 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 Resolution have occurred.
NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED 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 previous Certified EIR and supporting documentation. Based upon the facts and information contained in the previous Certified EIR and supporting documentation, the City Council finds as follows:
3680
(1) The environmental impacts of this project were previously reviewed in conjunction with File No. PSP22-001, the Euclid Mixed Use Specific Plan for which a Certified EIR was adopted by the City Council on August 20, 2024; and (2) The previous Certified EIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and (3) The previous Certified EIR was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
(4) The previous Certified EIR reflects the independent judgment of the City Council; and
(5) The proposed project will introduce no new significant environmental impacts beyond those previously analyzed in the previous Certified EIR, and all mitigation measures previously adopted with the Certified EIR, are incorporated herein by this reference.
SECTION 2: Subsequent or Supplemental Environmental Review Not Required. Based on the information presented to the City Council, and the specific findings set forth in Section 1, above, the City Council finds that the preparation of a subsequent or supplemental Certified EIR is not required for the Project, as the Project:
(1) Does not constitute substantial changes to the Certified EIR that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and
(2) Does not constitute substantial changes with respect to the circumstances under which the Certified EIR was prepared, that will require major revisions to the Certified EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and (3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Certified EIR was certified/adopted, that shows any of the following:
(a) The project will have one or more significant effects not discussed in the Certified EIR; or
(b) Significant effects previously examined will be substantially more severe than shown in the Certified EIR; or
3681
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Certified EIR would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.
SECTION 3: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the decision-making body for the Project, the City Council finds that based on the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan. The Project site is one of the properties listed in the Housing Elements Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report. With this amendment request, the Regional Housing Needs Assessment (RHNA) obligations for each income category will continue to be adequately accommodated by the City’s RHNA obligation and the City retains sufficient capacity to meet the Lower Income and Moderate-Income RHNA obligations, as provided in an Administrative Housing Elements Site Inventory Amendment (Zoning Administrator Decision No. ZA25-034).
SECTION 4: 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 (2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport (“CNO”) Overlay 3682
Zoning District (“OZD”) and Reference I, Chino Airport Land Use Compatibility Plan (“CNO ALUCP”). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. As the decisionmaking body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the CNO ALUCP compatibility factors, including Safety, Airspace Protection, Overflight. 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 California Airport Land Use Planning Handbook and the Chino ALUCP.
SECTION 5: Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 4, above, the City Council hereby concludes as follows:
(1) The proposed General Plan Amendment is consistent with the goals and policies of The Ontario Plan as follows:
Policy Plan (General Plan)
Land Use Element:
LU-1.4 Jobs-Housing Balance. We coordinate land use, infrastructure, and transportation planning and analysis with regional, county, and other local agencies to further regional and subregional goals for jobs-housing balance. 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. LU-2.1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests; and (2) The proposed General Plan Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City; and (3) The Land Use Element is a mandatory element allowed for general plan amendments per calendar year and this general plan amendment is part of the first 3683
amendment to the Land Use Element of the 2025 calendar year consistent with Government Code Section 65358; and
(4) The Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, 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 aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
(5) During the amendment of the general plan, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with Government Code Section 65351.
SECTION 6: City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 5, above, the City Council hereby APPROVES the herein described General Plan Amendment, attached hereto as "Attachment A" and “Attachment B” and incorporated herein by this reference.
SECTION 7: 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 8: 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. - - - - - - - - - - - - - -
3684
PASSED, APPROVED, AND ADOPTED this ____ day of _________ 20___. _____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________
SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________
BEST, BEST & KRIEGER, LLP
CITY ATTORNEY
3685
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Resolution No. ____ was duly passed and adopted by the City Council of the City of Ontario at their regular meeting held __________, 20___, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
_________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
The foregoing is the original of Resolution No. ____ duly passed and adopted by the Ontario City Council at their regular meeting held __________, 20___. _________________________________
SHEILA MAUTZ, CITY CLERK
(SEAL)
3686
ATTACHMENT A:
Policy Plan Land Use Plan (Exhibit LU-01) Revision
Legend
Business Park
Mixed Use
Open Space – Non Recreation
Project Site
N
3687
ATTACHMENT B:
Future Buildout Table (Exhibit LU-03) Revision
3688
3689
3690