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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-15 Ontario also does not feature any areas with high levels of individuals living with disabilities, which would therefore be especially vulnerable from a fair housing perspective due to accessibility concerns or risk of discriminatory actions. In San Bernardino County, Upland, the City of San Bernardino downtown, northeastern Victorville, the rural High Desert, and much of the Coachella Valley, have the highest concentrations of persons with disabilities. These areas largely do not coincide with R/ECAPs, except for downtown San Bernardino and the portion of Victorville that has a concentration of disabled persons. The distribution of persons with disabilities in San Bernardino County may reflect both the additional availability of most resources for persons with disabilities (San Bernardino and Victorville) and common places to retire (rural High Desert and the Coachella Valley). Within Ontario, disability was the most common alleged basis for discrimination cases received by HUD, with over one-third of cases identifying this protected class. While Ontario features a lower proportion of disabled residents than other areas of San Bernardino County, resulting in fewer access concerns for current residents, it may be worth considering whether there are factors, such as transit access, cost, or Americans with Disabilities Act (ADA)-accessible units, that are tending to preclude disabled individuals from residing in Ontario. In particular, the Ontario 2020 AFH identified “there is a significant shortage of affordable, accessible housing in a range of unit sizes in both Ontario and in the broader region.” Ontario’s available affordable, accessible housing are predominantly senior housing, limiting opportunity for non-elderly persons with disabilities to secure affordable housing within Ontario. To support the findings of the Ontario 2020 AFH, this Housing Element includes Program 30 and 32 to prioritize funding for developments that include permanent supportive housing for nonelderly persons with disabilities and ensure that existing housing may be retrofitted for ADA accessibility. In addition, while not indicated as an area of discrimination in data provided by HUD, current policies regarding restrictions on the criminal histories of residents in boarding, lodging, or rooming houses may be considered discriminatory under California Code of Regulations, Title 2, Section 12264-12271. As part of Program 20, the City commits to reviewing and removing this restriction to prevent future discrimination against federal, state, or youth authority parolees.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-16 Access to Opportunity
Ontario contains significant job centers for residents within the city and San Bernardino County as a whole. The City’s rapid job growth in the late twentieth century (1980s and 1990s) through the expansion of industrial sectors (e.g., the Ontario Airport, automotive plants, and air cargo) and the development of industrial and business parks in eastern Ontario cemented its role as a regional commerce center. As discussed in the Housing Needs Assessment, the net job inflow to Ontario supports the City’s position as a regional employment center: 43 percent of Ontario jobs are filled by out-of-city residents. Figure 3-9 (Job Proximity Index) shows Ontario serves as an employment epicenter for the San Bernardino Valley, along with San Bernardino, Loma Linda, and Redlands, which form another employment hot spot. HUD’s job proximity index for 2014- 2017 calculates scores based on the number of jobs filled by workers with less than a bachelor’s degree that fall within a typical commute distance for low-wage workers in the region for each block group. Block groups within Ontario receives relatively higher index scores for job proximity when compared to Rialto, Fontana, and the northern areas of Rancho Cucamonga, indicating that residents within Ontario benefit from closer proximity to employment centers as compared to surrounding cities.
As shown in Figure 3-9, within Ontario access to job centers falls along the east-west divide. While higher than surrounding cities like Fontana and Rialto, block groups in northwest Ontario west of S Euclid Avenue received the lowest scores within the city. Eastern Ontario, and to a lesser degree southern Ontario, primarily received a score of greater than 80, the highest score on the job proximity index. This reflects the pattern of housing development during the 1980s and 1990s, which was focused in master-planned communities on either side of Riverside Drive in the southern and eastern areas of Ontario, including the communities of Archibald Ranch and Creekside. Currently, this area has higher rates of owner-occupied housing and generally higher median incomes than northwestern Ontario. Residents in northwestern Ontario have to commute a longer distance to reach employment centers than residents in east and south Ontario. The mean commute time for Ontario residents in 2019 was 32.8 minutes, which exceeds the national average (26.9 minutes) and the San Bernardino County average (31.6 minutes), supporting that Ontario’s low job proximity may be a result of long commute times. The TCAC map categorized Ontario’s low resource areas due in part to less positive economic outcomes for households within those neighborhoods, based on low access to jobs and wages offered at available jobs, as well as low median household incomes and home values. To increase job opportunity and improve opportunity for economic mobility, Ontario will partner with San Bernardino County to promote the CalWorks program to assist eligible low-income families with children to meet basic needs and enter, or re-enter, the workforce (Program 27).
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-17 In February 2021, the California Office for Environmental Health Hazard Assessment (COEHHA) released the fourth version of CalEnviroScreen, a tool that uses environmental, health, and socioeconomic indicators to map and compare community environmental scores. A community with a high score has higher levels of pollution and other negative environmental indicators. While all of Ontario received scores above the 50th percentile, the highest scores are concentrated in the city’s lowresource areas, including the R/ECAPs and areas of high segregation and poverty, showing residents of these areas are disproportionately burdened by multiple sources of pollution. Ontario’s environmental conditions are similar to the dense urban communities in the San Bernardino Valley, which are highest in the low-resource areas of San Bernardino, Rialto, Bloomington, and Colton and drastically decrease in the high-resource areas of Upland and Rancho Cucamonga. Rancho Cucamonga and Upland not only feature increased access to parks and recreational areas within their city limits, but also border the Angeles National Forest, offering additional access to open space and wilderness area. To address environmental justice concerns in Ontario, the City is concurrently updating the Safety Element and incorporating Environmental Justice policies and actions, which include an assessment to identify neighborhoods that are disproportionately affected by pollution and other hazards that contribute to negative health effects, exposure, and environmental degradation as well as access to parks, grocery stores, and bicycle routes to inform policies to be included in the Policy Plan. Environmental Justice goals are interwoven throughout the City’s General Plan Elements.
Each year, the California Department of Education publishes performance metrics for each school in the state, including student assessment results for English Language Arts and Mathematics as they compare to the state on meeting grade-level standards. Reporting of educational indicators was suspended in 2020 due to the COVID-19 pandemic; therefore, 2019 is the most recent data available. There are 33 schools in Ontario, including 23 elementary schools, 6 middle schools, and 4 high schools. In 2019, the state-wide performance for English Language Arts was 2.5 points below standard and 33.5 points below standard for Mathematics. These scores measure how far students are from meeting the lowest possible score for their grade level standard, on average. A complete list of 2019 performance metrics is shown in Table 3-
1. Of the elementary schools, only Edison Elementary was higher than the standard for both English Language and Mathematics; all other elementary schools fell below the standard in either Mathematics or English Language. Of the 23 elementary schools, 4 exceeded the California statewide average for both English Language and Mathematics. While none of Ontario’s middle schools or high schools exceeded the statewide average for both English Language and Policy Plan Amendments, Hearing Draft, June 2026 17
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-18 Mathematics, all four high schools and Grace Yokley Middle School exceeded the statewide average for English Language. Colony High School and Ontario High School both exceeded the statewide average for college/career preparedness.
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School Performance Metrics, 2019
School English Language Arts Score Mathematics Score College/Career Preparedness Score California Statewide Average 2.5 points below standard 33.5 points below standard 44.1% prepared Elementary Schools
Edison Elementary 38.5 points above standard 19.3 points above standard N/A Liberty Elementary 4.3 points above standard 5.7 points below standard N/A Ranch View Elementary 20.3 points above standard 0.2 points below standard N/A Creek View Elementary 16.1 points below standard 34.5 points below standard N/A Mountain View Elementary 1.5 points below standard 23.3 points below standard N/A Vineyard Elementary 3.8 points below standard 33.2 points below standard N/A Richard Haynes Elementary 25.8 points below standard 38.6 points below standard N/A Levi H. Dickey Elementary 30.8 points below standard 48.2 points below standard N/A Vista Grande Elementary 11.2 points above standard 14.4 points below standard N/A Elderberry Elementary 4.5 points below standard 7.1 points below standard N/A El Camino Elementary 22.8 points below standard 43.3 points below standard N/A Sultana Elementary 6 points below standard 22.3 points below standard N/A Corona Elementary 21.6 points below standard 27.4 points below standard N/A The Ontario Center 19.3 points below standard 38.3 points below standard N/A Central Language Center 5.1 points below standard 42.8 points below standard N/A Hawthorne Elementary 24.4 points below standard 43.5 points below standard N/A Del Norte Elementary 26.8 points below standard 48.8 points below standard N/A Arroyo Elementary 28.8 points below standard 47.3 points below standard N/A Mission Elementary 23.4 points below standard 34.2 points below standard N/A Euclid Elementary 16.7 points below standard 34.3 points below standard N/A Berlyn Elementary 46.6 points below standard 66.8 points below standard N/A Policy Plan Amendments, Hearing Draft, June 2026 19
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School Performance Metrics, 2019
School English Language Arts Score Mathematics Score College/Career Preparedness Score Bon View Elementary 30 points below standard 50.9 points below standard N/A Mariposa Elementary 39.4 points below standard 55.2 points below standard N/A Middle Schools
Grace Yokley Middle School 7.1 points above standard 46.1 points below standard N/A Woodcrest Junior High 4.4 points below standard 39.8 points below standard N/A Oaks Middle School 13.3 points below standard 53.1 points below standard N/A De Anza Middle School 46 points below standard 63.9 points below standard N/A Vina Danks Middle School 28.6 points below standard 83.8 points below standard N/A Ray Wiltsey Middle School 36.2 points below standard 76.7 points below standard N/A High Schools
Colony High School 34.3 points above standard 37.6 points below standard 53.3% prepared Ontario High School 1.8 points above standard 65.7 points below standard 48.9% prepared Chaffey High School 1 point below standard 89.3 points below standard 37.5% prepared Chaffey District Online High School 70.6 points above standard 80.1 points below standard 57.1% prepared School Districts
Chaffey Joint Union High District 38.4 points above standard 38.1 points below standard 53.1% prepared Mountain View Elementary District 3.6 points above standard 33.8 points below standard N/A Ontario-Montclair District 16.9 points below standard 39.2 points below standard N/A Chino Valley Unified District Not Available Not Available N/A Cucamonga Elementary District Not Available Not Available N/A Source: California School Dashboard, 2019.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-21 Schools are fairly well distributed throughout the city, with no areas with dramatically less access or proximity to schools. The highest and lowest ranked schools (per California Student Dashboard) are not clustered in any particular area or neighborhood of the city. Ontario’s highestperforming schools (Edison Elementary, followed by Liberty Elementary) are located in moderate-resource areas with low rates of poverty, higher rates of home ownership, and higher median incomes, suggesting residents attending these schools may have more economic and housing stability than residents of low-resource areas. Ontario’s lowest performing schools (Berlyn Elementary and Ray Wiltsey Middle School) are located in a low-resource area and a TCAC/HCD-identified area of high segregation and poverty, respectively. For both schools, English learners, socioeconomically disadvantaged students, and homeless students have the highest rate of chronic absenteeism (missing more than 10 percent of instructional days) and suspension rate, further indicating the role of housing security in student performance and engagement at school. While most schools in the district perform similarly, there is not a significant difference in access to schools based on proficiency outside of access to Edison Elementary. Overall, addressing housing security and availability of multilingual support services may improve educational opportunities for all students, and particularly students residing in lowresource areas, areas of high segregation and poverty, and R/ECAPs. This Housing Element includes a set of programs to increase housing opportunity for extremely low-income households, including Programs 23, 24, 32, and 33.
Ontario residents are served by OmniTrans, which provides bus routes connecting cities within San Bernardino Valley. There are six OmniTrans routes with transit stops within Ontario, most providing north-south service connecting Ontario to Upland, Montclair, and Rancho Cucamonga to the north and Chino and Eastvale to the south. Route 61, Route 82, and Route 290 provide east-west service through Ontario, connecting Pomona and Montclair to Fontana and San Bernardino via Ontario. Ontario bus routes typically arrive at stops at 60-minute intervals during morning and evening peak hours; however, Route 61 provides transit approximately every 20 to 30 minutes. Exception for express routes, OmniTrans bus routes operate seven days a week, typically with reduced schedules on weekends. Given that several routes are available to Ontario residents, transit is not considered a barrier to fair housing in the city; however, the City will meet biannually with San Bernardino County Transportation Authority (SBCTA) to assess if any new unmet transit needs have developed and, if so, will provide technical assistance in applying for state and federal funding for expansions (Program 27).
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-22 To meet the needs of persons with disabilities in Ontario, there are 6 licensed residential care facilities for the elderly and 27 licensed adult residential care facilities. Additionally, residents that qualify under the ADA can use OmniAccess, a curb-to-curb shared ride service that complements the OmniTrans fixed-route system. The OmniAccess service area is up to three-quarter mile on either side of an existing bus route.
OmniAccess riders make reservations for trips or arrange a subscription service for recurring trips. OmniTrans offers a Travel Training Program, providing one-on-one or group assistance to seniors and individuals with disabilities to learn to use the bus system. The City also requires new developments to comply with Title 24 of the 2019 California Building Code to ensure that all new construction meets accessible design standards, thus ensuring that all new housing is accessible for all residents regardless of disability. Additionally, the City ensures that older housing that may not meet the same accessibility requirements can be adapted as needed by seeking funding to assist with rehabilitations (Program 30).
Disproportionate Housing Need and Displacement Risk
As discussed previously in the Needs Assessment, overcrowding is an issue in the City of Ontario and significantly impacts renter households.
According to California Health and Human Services (CHHS), the rate of overcrowding is higher in the northwest area of the city and highest in areas designated as R/ECAPs and TCAC/HCD-identified areas of high segregation and poverty, where households are primarily renting (Figure 3-10). Overall, approximately 12 percent of households are experiencing overcrowding, which breaks out to 18 percent of renter-occupied households and 0.7 percent of owner-occupied households. Within the areas in Figure 3-10 showing the highest rate of overcrowding, approximately 22 to 32 percent of households are overcrowded. South of Highway 60, tracts experiencing overcrowding do not exceed 12 percent of households. Overcrowding typically implies that either appropriately sized housing is unaffordable or unavailable to current residents, and results in an increased risk of displacement for households living in unit types that do not meet their needs. The area of the city with the highest rate of overcrowding has older, smaller housing units compared to the newer development in southeast Ontario. As discussed in the San Bernardino County 2020 Regional Analysis of Impediments, “availability of housing in a variety sizes is important to meet the needs of different demographic groups.” Patterns of overcrowding in Ontario are similarly seen across the San Bernardino Valley; rates of overcrowding are highest in census tracts designated as R/ECAPs. This suggests that communities of color and areas of increased poverty are the most susceptible to overcrowding. Ontario places among San Bernardino, Fontana, and Rialto as cities with higher rates of overcrowding. Rancho Cucamonga and Upland predominantly have census tracts with very low rates of overcrowding, coinciding with census tract with largely White Policy Plan Amendments, Hearing Draft, June 2026 22
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-23 populations. Of San Bernardino County households receiving public assistance for housing, housing choice voucher (HCV) programs has the most success in placing households in units with at least three bedrooms (1,045 units), followed by public housing developments (152 units).
Project-based Section 8 program housing has allowed for households to occupy 107 units with at least three bedrooms, but is more successful in placing households in studio or one-bedroom units. This suggests that countywide, HCV programs could address issues of overcrowding by improving ability to obtain housing of a suitable size where rental price would have been a barrier. To address overcrowding as a result of doubling up, unaffordable housing options, or multi-generational households, among other reasons, the City commits to expanding HCV use (Program 23), will continue promoting the construction of ADUs (Program 20 and 27), expand housing opportunities for extremely low income households (Program 33) to encourage an increase in housing supply and reduce risk of displacement for residents of these neighborhoods.
As with overcrowding, overpayment (cost burden) is a widespread issue in Ontario, impacting over a third of owner-occupied housing (33 percent) and a majority of renter-occupied housing (58 percent of households).
This trend reflects patterns of overpayment throughout the SCAG region, and in much of California. In San Bernardino County, renting households are more highly impacted by overpayment than homeowning households; however, cities with R/ECAPs (San Bernardino, Fontana, and Ontario) exhibit a higher rate of over payment among homeowning households, including within census tracts designated as R/ECAPs (Figure 3-11). By comparison, homeowners in Rancho Cucamonga and Upland experience overpayment at a far lower rate of incidence. Renters experiencing overpayment is far more widespread across the entire county, but again affects census tracts in Rancho Cucamonga and Upland to lesser degree than cities such as Ontario, San Bernardino, and Fontana that contain R/ECAPs. Similar to overcrowding, overpayment is more likely to affect households with higher rates of poverty. As seen in Figure 3-11 the highest concentration of cost-burdened owner-occupied households are located in the city’s northwest areas, corresponding with the location of low-resource areas, R/ECAPs, and TCAC/HCD-identified areas of high segregation and poverty. Overpayment by renter-occupied households is experienced citywide, with a majority of the city’s census tracts made up of at least 40 percent of renter-occupied households experiencing cost burden (Figure 3-12). In the low resource areas in northwest Ontario, including the R/ECAP south of Holt Boulevard and the area of high segregation and poverty bounded Holt Boulevard, N Grove Avenue, E G Street, and N Allyn Avenue, the percentage of renter households experiencing cost burden increases to between 60 and 80 percent. In south Ontario, the area bounded by Edison Avenue, Hammer Policy Plan Amendments, Hearing Draft, June 2026 23
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-24 Avenue, E Riverside Avenue, and S Archibald Avenue also increases to between 60 and 80 percent cost-burdened, indicating the new development in south Ontario is unaffordable to renter households.
Overpayment increases the risk of displacing residents who are no longer able to afford their housing costs. To address displacement risks from overpayment, the City will provide incentives to encourage affordable development and will develop a targeted program to connect lowerincome residents with affordable home ownership within the city (Programs 6 and 24) and preserve at-risk affordable housing units to maintain affordability (Program 25).
The San Bernardino County 2020 Regional Analysis found that across the county, Black and Hispanic households had the highest rates of experiencing any of the four housing problems, including living in substandard housing. Ontario is among the oldest cities in San Bernardino County, along with San Bernardino, Colton, and Redlands (all established before 1900). Ontario and San Bernardino likely have some of the oldest existing housing in the County and substandard housing due to age may disproportionately impact Hispanic households in San Bernardino as it does in Ontario. Generally, Ontario’s recent development has focused in southeast Ontario while the city’s older housing is located in northwest Ontario. While some of northwest Ontario’s neighborhoods have maintained housing stock in good condition, such as the College Park Historic District, the burden of rehabilitation disproportionately impacts Ontario’s low-resource areas in northwest Ontario. As the housing stock ages, need for repair and rehabilitation may become more common. In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in substandard housing or increasing the risk of displacement for occupants of those units. Figure 2-2 in the Housing Needs Assessment identifies the four neighborhoods in Ontario with the highest rates of rehabilitation needs and abandoned homes, as reported in the 2019 Neighborhood Preservation Strategy. The City developed the Neighborhood Preservation Strategy Plan in July 2019, concentrating on four target neighborhoods: Downtown, Nocta, Mission-Mountain, and Fourth Grove neighborhoods. All of the target neighborhoods are identified as low-resource areas on the TCAC/HCD opportunity map and the Nocta and Mission-Mountain neighborhoods include areas designated as R/ECAPs. These neighborhoods were identified due to predominance of lower-income households, renter-occupied households, households experiencing a housing cost-burden at a higher rate than the city as whole, and calls for police services or other city services, such as debris removal from private property or public rights-of-way. The majority of housing stock in the four target neighborhoods exceeds 40 years of age and has a higher proportion of housing units greater than 80 years old (12.5 percent) than the city (5.6 percent) as a whole. Across the four neighborhoods identified in Figure 2-2, there are approximately 324 Policy Plan Amendments, Hearing Draft, June 2026 24
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-25 homes in need of rehabilitation and approximately 168 abandoned homes.
A key strategy identified in the Neighborhood Preservation Strategy Plan is increasing opportunities for homeownership with the intention to increase housing stability, educational achievement, property maintenance, and reduce crime in these neighborhoods. This Housing Element includes programs that will increase opportunities for homeownership through identifying funding mechanisms for homeowner assistance programs (Program 6 and Program 24). To address substandard or older housing, the City will continue to use its code enforcement program to bring substandard units into compliance with city codes and improve overall housing conditions in Ontario (Program 1). Additionally, the City will continue to provide rehabilitation loans and grants for low- and moderate-income homeowners and rental property owners who need assistance to rehabilitate or repair their homes (Program 3). Programs 16, 17 and 25 encourage the acquisition of housing.
As discussed in the Special Needs Group section of the Housing Needs Assessment, there are approximately 102 homeless persons residing in Ontario, including 74 persons unsheltered, and 28 homeless individuals living in emergency shelters or transitional housing, according to the San Bernardino County Point-In-Time report. Of the 54 unsheltered adults who completed a survey, the majority were male (45), between the ages of 25-39 (16), and White (30) or Hispanic/Latino (27).
Persons experiencing homelessness, or at risk of becoming homeless, are typically extremely low-income and are displaced from housing due to inability to pay or other issues. As identified in the San Bernardino PointIn-Time count, the population experiencing homelessness in Ontario and six other cities (San Bernardino, Fontana, Redlands, Rialto, and Victorville) account for more than two-thirds of the County’s total population experiencing homelessness. San Bernardino has the largest total population experiencing homelessness in the county (890 persons) by a large margin, followed by Victorville (133 persons). San Bernardino, as the largest city in the county and the San Bernardino Valley, acts as a hub of resources for the San Bernardino Valley, which may result in a larger population experiencing homelessness as compared to the region due to persons experiencing homelessness in the San Bernardino Valley migrating to San Bernardino to access resources. Victorville, as the largest city in the rural High Desert, serves a similar role in that area of the county. Therefore, the migration to Victorville may account for the disproportionately large population experiencing homelessness, considering Ontario, Fontana, and Rancho Cucamonga have a larger general population than Victorville. San Bernardino also has the most census tracts designated as R/ECAPs, and as discussed, shows similar patterns to Ontario for prevalence of poverty and housing problems (over payment, overcrowding, and substandard housing) in R/ECAP census tracts, which can result in a population highly vulnerable to Policy Plan Amendments, Hearing Draft, June 2026 25
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-26 homelessness. Rancho Cucamonga, while having a similar general population size to Ontario, Fontana, and Victorville, has approximately 58 persons experiencing homelessness, just slightly over half the population experiencing homelessness in Ontario (102 persons). Unlike Ontario, Fontana, San Bernardino, and Victorville, Rancho Cucamonga does not have any R/ECAPs within its city limits and as discussed, largely features high median incomes, access to opportunity, and low rates of overcrowding and substandard housing. The overall reduced risk to displacement in Rancho Cucamonga supports a smaller population experiencing homelessness.
Ontario offers substantial services and housing for its population experiencing homelessness, and participates in regional solutions for homelessness, as discussed in the Housing Needs Assessment. The City can accommodate its population experiencing homelessness with room to support the region’s population experiencing homelessness in its current supply of emergency, transitional, and supportive housing: as shown in Table 2-27, the total beds available (at least 155) can accommodate the city’s homeless persons (102 persons) based on the 2020 San Bernardino County Homeless Count. The City continues to make ongoing subsidies available to various homeless service providers to provide for public service programs serving homeless individuals and families, such as the Family Stabilization Program at SOVA Program Center, services for victims of domestic violence and their children provided by House of Ruth, and the Ontario Access Center and Assisi House and Aftercare Services Program provided by Mercy House CoC (Program 32).
The annual rate of increase in average home value or rental prices compared with annual changes in the average income in the County may also indicates an increased risk of displacement due to housing costs outpacing wage increase, a trend that is felt throughout the region, state, and nation. As shown in Table 3-2, citywide median rent increase from 2000 to 2019 was approximately 122 percent, outpacing the countywide median rent increase (approximately 110 percent), based on data from ACS and HUD. The difference in these trends indicates growing unaffordability of housing in Ontario and San Bernardino County as a whole, despite the low cost of housing itself compared to the region, state, and nation, and may prevent low-income households from remaining in their homes over time. The San Bernardino County 2020 Regional Analysis of Impediments similarly found that as of 2019, Rancho Cucamonga and Upland had the highest average rent prices ($2,480 and $2,460, respectively), while the eastern and southern areas of Ontario experienced the highest increases in rent in the City (157 and 139 percent median rent increase, respectively), and housing affordability in Ontario was more similar to Hesperia ($1,550), Apple Valley ($1,400), and Victorville ($1,450). Within Ontario, northwestern Ontario had a slightly lower median rent increase than the County as a whole (108 percent Policy Plan Amendments, Hearing Draft, June 2026 26
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-27 increase). The census tracts designated as R/ECAPs, which fall within northwestern Ontario, show very low increase in average rent compared to the City on the whole. While still showing an overall increase, the difference in median rent between northwestern Ontario and eastern and southern Ontario since 2000 may be a result from focused investment in these areas. As discussed, much of the housing growth in the 1980s and beyond was focused on master-planned communities on either side of Riverside Drive in the southern and eastern areas of Ontario, including the communities of Archibald Ranch and Creekside. Currently, this area has higher rates of owner-occupied housing and generally higher median incomes than northwestern Ontario.
Table 3-2
Change in Average Rent, 2000-2019
Area 20001 20052 2010 2015 2019
Percent
Change
2000-2019
San Bernardino
County Median 568 752 922 922 1,190 109.5%
Citywide Median 644 752 1,113 1,195 1,430 122.05%
Northwestern
Area3 644 752 1,092 1,160 1,338 107.78%
Eastern Area3 644 752 1,290 1,301 1,657 157.3%
Southern Area3 644 752 1,201 1,295 1,537 138.66%
R/ECAPs
Census Tract 16 644 752 859 875 968 50.3%
Census Tract
15.03 644 752 956 1,037 1,113 72.8%
Source: ACS 2000, 2010, 2015, 2019; HUD Fair Market Rent 2005 1 Median rent for 2000 is based on the citywide contract median rent; median rent per census tract was not available. 2 Rent for 2005 is based on the HUD Countywide Fair Market Rent estimates; median rent from ACS was not available for 2005.
3 Average rent determined by taking the average of the median contract rent of each census tracts falling within the Northwestern, Eastern, and Southern areas, as shown in Figure 3-1, with the following exceptions due to data limitations:
1) Median rent for 2000 is based on the citywide contract median rent; median rent per census tract was not available.
2) Rent for 2005 is based on the HUD Countywide Fair Market Rent estimates; median rent from ACS was not available for 2005.
While northwestern Ontario shows relatively lower increase in average rent since 2000, the area still has the highest rates of overpayment among renters, overcrowding, and neighborhoods with substandard housing.
Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. The City commits to Policy Plan Amendments, Hearing Draft, June 2026 27
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-28 actively combat displacement and protect vulnerable households by expanding HCV use (Program 23), continue promoting the construction of ADUs (Program 20 and 27), expand housing opportunities for extremely low income households (Program 33).
Lending Discrimination
The City of Ontario’s AFH identified lending discrimination as a potential contributing factor to fair housing issues in Ontario. Based on Home Mortgage Disclosure Act (HMDA) Data, “White residents are most likely to have their loan applications results in originated loans, Blacks are least likely, and Hispanics fall between the two groups. Hispanic borrowers are most likely to receive a high-priced loan followed by Black borrowers, while White and Asian borrowers are least likely to be given a high-cost loan. Data is similar for the region.” As new housing in southeast Ontario becomes available, past lending practices in Ontario imply White households will have the highest accessibility to the new development and, therefore, high resource areas. The analysis of HMDA data in Ontario found Black households and Hispanic households have less success originating loans that are low or moderate in cost, which can deny access to high resource areas. Additionally, home ownership is a primary means of building equity and intergenerational wealth. White households that have easier access to home ownership can benefit from the economic mobility home ownership provides, while Black and Hispanic households have limited access to economic mobility through home ownership. The City will expand opportunities for homeownership through identifying funding mechanisms for homeowner assistance programs (Program 6 and 24).
Enforcement and Outreach Capacity
The City enforces fair housing and complies with fair housing laws and regulations through a twofold process: review of city policies and code for compliance with State law and referring fair housing complaints to appropriate agencies.
Ontario refers fair housing complaints to IFHMB. IFHMB serves as an intermediary to assist individuals in resolving issues related to housing discrimination, homeownership sustainability, rental complaints, and disputes in court through the provision of resource recommendations, education, and mediation. In addition, the Fair Housing Council provides fair housing education, landlord/tenant counseling, and homebuyer HUD counseling, which includes first-time homebuyer education and mortgage default counseling. Services are available in English, and Spanish and are provided free of charge to clients. The City disseminates information about fair housing laws, resident rights, and remedies for fair housing complaints.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-29 During the outreach process for the Ontario 2020 AFH, fair housing surveys were conducted in person both in English and Spanish at the community meetings and community fair held in February 2020. The majority of respondents were members of protected classes. Of the 73 respondents, 21 (29 percent) found housing discrimination to be an issue in Ontario, and 14 (19 percent) directly experienced discrimination.
Survey respondents cited race as the reason for discrimination, followed by color, familial status, national origin, and disability.
As part of the Fair Housing Assistance Program (FHAP), the California Department of Fair Employment and Housing (DFEH) dual-files fair housing cases with HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO); HUD FHEO reported that 32 cases were filed by residents of Ontario between January 1, 2013, and March 23, 2021 (see Table 3-3). The most common alleged basis of discrimination was Disability (inclusive of Disability and Rehabilitation) with over one-third of cases identifying this protected class. While a majority of cases were found to have no cause determination (53.1 percent), six cases were closed due to successful conciliation/settlement. The Fair Housing Foundation and DFEH were unable to provide specific location information for cases either because they do not track the geographic origin of complaints or because of confidentiality concerns. Therefore, the City was unable to conduct a complete spatial analysis of fair housing issues within the city.
Program 30 has been included to work with fair housing enforcement organizations and agencies to track issues and identify patterns in the city.
Policy Plan Amendments, Hearing Draft, June 2026 29
4685
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-30 Table 3-3
Discrimination Cases, 2013-2021
Bases
Number
of
Cases
Percentage
of Total
Cases
Closure Reason Number Percentage
Disability and
Disability &
Rehabilitation
12 37.5%
Conciliation/settlement
successful 4 33.3%
Dismissed for lack of
jurisdiction 1 8.3%
No cause determination 7 58.4%
Familial Status
and Familial
Status &
Rehabilitation
5 15.6%
Conciliation/settlement
successful 1 20%
No cause determination 1 20%
Complaint withdrawn by
complainant after
resolution
3 60%
National Origin 7 21.9%
No cause determination 3 42.9%
Complaint withdrawn by
complainant after
resolution
1 14.3%
DOJ Settlement 2 28.5%
Unable to locate
complainant 1 14.3%
Race, Race &
Color, and
Race &
Retaliation
7 21.9%
Conciliation/settlement
successful 1 14.3%
No cause determination 5 71.4%
Unable to locate
complainant 1 14.3%
Sex & Race 1 3.1% No cause determination 1 100%
Total 32 100%
Conciliation/settlement
successful 6 18.8%
Dismissed for lack of
jurisdiction 1 3.1%
No cause determination 17 53.1%
Complaint withdrawn by
complainant after
resolution
4 12.5%
DOJ Settlement 2 6.2%
Unable to locate
complainant 2 6.2%
Source: HUD, 2021.
Policy Plan Amendments, Hearing Draft, June 2026 30
4686
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-31 Site Inventory Analysis
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower-income households.
AB 686 added a new requirement for housing elements to analyze the location of lower-income sites in relation to areas of high opportunity. The California Tax Credit Allocation Committee (TCAC) and HCD prepared opportunity maps that identify resource areas. Areas of high or highest resource may have increased access to public services, educational and employment opportunities, medical services, and other daily services (e.g., grocery, pharmacy). Figure 3-13 shows the distribution of Ontario’s sites in each of the TCAC/HCD resource areas. Figures 3-14 through 3-22 show the distribution of projected units by income category of the following indicators to understand how the situation of units will affirmatively further fair housing: median income, R/ECAPs, jobs proximity, educational score, environmental conditions, overcrowding, and overpayment. The discussion is aided by charts that show the number of projected units by income category, site acreage by income category to further assess the potential impacts of the sites inventory to affirmatively further fair housing.
Potential Impacts on Patterns of Integration & Segregation Income
As shown in Figure 3-13, the City primarily identified candidate sites to accommodate low- and very low-income households in south Ontario bounded by Eucalyptus Avenue to the south and E Riverside Drive to the north, within the Ontario Ranch master plan area and a TCAC-designated high-resource area. Candidate sites for moderate and above moderate sites are also primarily located in Ontario Ranch. As shown in Table 5-16 8,746 low- and very low-income units (79 percent of the total very lowand low-income units), 3,286 308 moderate-income units (69 70 percent of moderate-income units), and 9,5558,181 percent of above moderateincome units (92 91 percent of above moderate-income units) have been identified within Ontario Ranch. Chart 3-1 shows the general distribution of units into resource areas. As Ontario Ranch is designated high resource (along with other areas of the city), the high resource designation is shown as receiving the most projected units.
Policy Plan Amendments, Hearing Draft, June 2026 31
4687
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-32 Chart 3-1
Unit Count and Site Acreage by TCAC Resource Designation 117
22 14
67 3235
133
45 679
3308
249
128
1070
8181
0 0
782
810
31 12
225
0 1000 2000 3000 4000 5000 6000 7000 8000 9000
High Resource
High Segregation & Poverty
Low Resource
Moderate Resource
High Resource High Segregation &
Poverty Low Resource Moderate Resource
Site Acreage 810 31 12 225
Above Moderate Units 8181 0 0 782
Moderate Units 3308 249 128 1070
Low Units 3235 133 45 679
Very Low Units 117 22 14 67
Policy Plan Amendments, Hearing Draft, June 2026 32
4688
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-33 As shown in Figure 3-14, this distribution of sites allows integration of all income levels in the Ontario Ranch development, which directly addresses the need expressed by the community and stakeholders that new development in Ontario Ranch should not be limited to affluent households but include a balance of affordable housing. Development within Ontario Ranch will be determined through specific plans, with the proposed Policy Plan designations laying groundwork to support mixeduse development, including mixed-density residential neighborhoods, commercial uses, and open space and park area. The candidate sites for low- and very low-income units have proposed Policy Plan designations for Medium-Density Residential and Mixed-Use, adjacent to areas designated for recreational open space, general commercial uses, and business parks. As discussed, Ontario’s lower-income households are primarily concentrated in northwest Ontario, which is the location of the city’s TCAC/HCD-identified areas of high segregation and poverty and R/ECAPs and correlate with factors that limit economic mobility and perpetuate poverty. As a key area for growth and investment for the city, locating the majority of candidate sites intended for low- and very low136 18 7
76 3236
190
34 927
3286
233
37 1190
9554
0 0
785
984
21 3
234
0 2000 4000 6000 8000 10000 12000
High Resource
High Segregation & Poverty
Low Resource
Moderate Resource
High
Resource
High
Segregation &
Poverty
Low Resource Moderate
Resource
Site Acreage 984 21 3 234
Above Moderate Units 9554 0 0 785
Moderate Units 3286 233 37 1190
Low Units 3236 190 34 927
Very Low Units 136 18 7 76
Policy Plan Amendments, Hearing Draft, June 2026 33
4689
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-34 income in Ontario Ranch disrupts patterns of concentrated poverty in Ontario. Moreover, populations currently concentrated in northwest Ontario, including single-parent households, lower-income Hispanic households, and Black/African American households, will have access to positive education and economic outcomes from expanding affordable housing opportunities to south Ontario. The City will implement Program 11 to ensure that in addition to affordable housing opportunities to highresource areas, such as Ontario Ranch, the City will reduce barriers to mobility from language barriers, particularly Spanish, to promote an inclusive community for all families, individuals, and households.
The City will additionally locate low- and very low-income sites along Holt Boulevard. Holt Boulevard serves as a boundary for the city’s R/ECAPs and TCAC/HCD-identified areas of high segregation and poverty and is designated as a low-resource area on the TCAC map. As shown in Table 5-16, a total of 623 632 low- and very low-income units (about 65 percent of the total very low- and low-income units) are in Downtown (205 units) and along West Holt (227 159 units) and East Holt (284 468 units), which transverse R/ECAPs or areas of high segregation and poverty. Locating additional affordable housing along Holt Boulevard, particularly within R/ECAPs and areas of high segregation and poverty, supports placed-based solutions to alleviating fair housing issues and disproportionate housing need issues. As shown in Figure 3- 10 and Figure 3-11, northwest Ontario and particularly areas of high segregation and poverty and R/ECAPs have the highest rates of overcrowding and overpayment in the city. Expanding affordable housing options will reduce competition for existing units. The Downtown District Plan (Plan), which encompasses portions of Holt Boulevard and seven of the low- and very low-income candidate sites, creates an opportunity for reinvestment in northwest Ontario. Downtown will also accommodate moderate housing units, with a total of 20 6 units located in the Downtown area. The Plan includes goals to expand housing choice and “ensure access to diverse range of quality housing options, encourage density, and variety of affordable price points.” Along Holt Boulevard specifically, the plan identifies opportunities to create marketrate and affordable housing, develop vertical and horizontal mixed-use, and provide residential access to downtown amenities, shopping, public services, open space, and transportation. The City will ensure existing residents are protected from displacement risk through implementing Program 6. Through focused community reinvestment along Holt Boulevard, the City will reduce fair housing issues and expand economic opportunities for new and future residents in northwest Ontario.
Policy Plan Amendments, Hearing Draft, June 2026 34
4690
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-35 Chart 3-2
Unit Count and Site Acreage by R/ECAP
Not an R/ECAP R/ECAP
Site Acreage 1065 12
Above Moderate Units 8963 0
Moderate Units 4627 128
Low Units 4047 45
Very Low Units 6897 82 1065 12 8963
0 4627
128
4047
45 6897
82 Not an R/ECAP R/ECAP
Site Acreage 1240 2
Above Moderate Units 10340 0
Moderate Units 4722 23
Low Units 4368 19
Very Low Units 6600 3 1240
2 10340
0 4722
23 4368
19 6600
3 Policy Plan Amendments, Hearing Draft, June 2026 35
4691
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-36 Chart 3-3
Average Racial/Ethnic Distribution by R/ECAP
R/ECAPs
Figure 3-15 shows the distribution of sites by income level in census tracts designated as R/ECAPs compared to the rest of the city. There are five fourteen sites that fall within Ontario’s two designated R/ECAPs, which Not an R/ECAP R/ECAP
Average of Percent Lantinx 56.5 94.4
Average of Percent Black 6.4 0.4
Average of Percent White 18.7 4.4
Average of Percent Asian 14.8 0.3
Average of Percent Other 3.5 0.5
56.5 94.4
6.4 0.4
18.7 4.4
14.8 0.3 3.5 0.5
Not an R/ECAP R/ECAP
Average of Percent Lantinx 51.4 91.0
Average of Percent Black 6.6 0.0
Average of Percent White 19.6 8.3
Average of Percent Asian 18.3 0.8
Average of Percent Other 4.2 0.0
51.4 91.0
6.6 0.0
19.6 8.3
18.3 0.8 4.2
0.0 Policy Plan Amendments, Hearing Draft, June 2026 36 4692
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-37 can provide a total of 4519 low-income units, 823 very low-income units (amounting to roughly less than 1.52 percent of the total low and very low-income units) and 12823 moderate income units (again, amounting to less than 32.871 percent of the total moderate units) (Chart 3-2). There are no above moderate-income units proposed in R/ECAPs. Chart 3-3 identifies the racial/ethnic composition of the R/ECAPs where the sites are located, showing these areas overwhelmingly Hispanic with a small White population. On average, sites in census tracts that are not designated as R/ECAPs have a majority Hispanic population (51 percent). In R/ECAP designated census tracts, this majority jumps to 91 percent. As discussed, the City’s R/ECAPs indicate areas of predominantly non-white populations and high rates of poverty. The assessment of fair housing repeatedly identifies that R/ECAPs correlate with factors that limit economic mobility and perpetuate poverty, keeping residents at an overall disadvantage. In particular, census tracts designated as R/ECAPs show higher rates of overpayment (for both renting and homeowner households) and overcrowding as compared to the rest of the city, indicating residents may be more vulnerable to displacement risk. This also identifies a demand for more affordable housing, which is served by providing very low-, low-, and moderateincome housing within the R/ECAPs. Further, integration of moderateincome units in R/ECAPs will promote mixed-income communities.
Existing residents within R/ECAPs will have benefit from additional affordable housing opportunities by introducing a total of 127623 lowand very low-income units (about 1.5 1 percent of the total very low- and low-income units) in the Downtown (5 units20) and along West Holt (227 units) and East Holt (122468284 units) opportunity areas, both of which transverse intersect R/ECAPs or areas of high segregation and poverty.
Moreover, although the West Holt opportunity area is not located within a R/ECAP or area of high segregation and poverty, its 159 low- and very low-income units will provide housing opportunities for residents living in the adjacent R/ECAPs and areas of high segregation and poverty.
Additionally, the City has included Program 23, committing to expanding HCV use, Program 33 to expand housing opportunities for extremely low income households, and Program 24 and Program 27 to provide resources for homeownership and fair housing implementation in multiple languages to reduce language barriers.
Policy Plan Amendments, Hearing Draft, June 2026 37
4693
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-38 Familial Status
To understand the potential impact on familial status, Figure 3-16 shows the distribution of sites by income level by areas with percent children in families with married parents. Chart 3-4 further demonstrates that on 23 33 acres, or approximately 2 3 percent of the total site inventory acreage, up to 60 percent of households with children live in a family type other than married parents, which could include a single parent or guardian.
As discussed, single-parent households with children typically requires more affordable, multi-bedroom units due to family sized coupled with a single-source income. In order to reduce displacement risk for these households, units affordable to low- and very low-income households comprise just over 50 percent of the units proposed in areas with highest concentration of non-married parent households, thereby increasing the affordable housing supply in the area. This accounts for approximately 2 percent of the lower income units; the majority of lower income units are planned within Ontario Ranch. Providing lower income housing in Ontario Ranch will assist in reducing the current concentration of nonmarried parent households with children in northwestern Ontario (Figure 3-16), encouraging access to mixed income communities. Further, the Ontario Ranch development will include new schools, parks, and recreational areas, supporting increased access to opportunity important to families that will not be limited to affluent, married-parent families.
Chart 3-4
Unit Count and Site Acreage by Familial Status (Percent Children in Married Couple Household) Between 40-60% Between 60-80% Over 80%
Site Acreage 33 234 810
Above Moderate Units 0 782 8181
Moderate Units 272 1175 3308
Low Units 141 716 3235
Very Low Units 227 1241 5511
33 234
810
0 782
8181
272
1175
3308
141
716
3235
227
1241
5511
Policy Plan Amendments, Hearing Draft, June 2026 38
4694
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-39 Population with Disability
There are a total of six census tracts within Ontario where the population with a disability exceeds 10 percent, with the highest concentration of persons with a disability not exceeding 13 percent. While Ontario’s population with a disability is low, particularly when compared to cities such as San Bernardino, Upland, or the rural High Desert, all but one of the census tracts that do contain a higher concentration of persons with disabilities are located in northwestern Ontario, coinciding with area of lower median income and less access to opportunity (see Figure 3-17).
Chart 3-5 shows the distribution of units by affordability and overall site acreage based on the percent of population with a disability. As the City overall has a small population of persons with a disability, Chart 3-5 shows a large proportion of units projected in census tracts with a disability rate not exceeding 10 percent. This includes the units proposed in Ontario Ranch, which offers units at all affordability levels to provide housing mobility opportunities. There are 48 33 lower income units (less than 1 percent of the total projected lower units) proposed in areas where the population of persons with disabilities exceeds 10 percent. As discussed, the Ontario 2020 AFH identified that there is a significant need for affordable housing exclusively for persons with disabilities, which may contribute to the City’s low population of persons with disabilities as compared to other San Bernardino County cities of similar general population size. In addition to the projected housing units in areas of higher concentration and the housing mobility opportunities in Ontario Ranch, the City commits to specifically expand available housing for persons with disabilities through prioritizing funding for developments that include permanent supportive housing for non-elderly persons with Between 40-60% Between 60-80% Over 80%
Site Acreage 23 235 984
Above Moderate Units 0 785 9554
Moderate Units 255 1204 3286
Low Units 210 942 3236
Very Low Units 46 1048 5510
23 235
984
0 785
9554
255
1204
3286
210
942
3236
46 1048
5510
Policy Plan Amendments, Hearing Draft, June 2026 39
4695
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-40 disabilities and ensure that existing housing may be retrofitted for ADA accessibility (Program 30 and 32).
Policy Plan Amendments, Hearing Draft, June 2026 40
4696
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-41 Chart 3-5
Unit Count and Site Acreage by Population with Disability Potential Impact on Access to Opportunity
As a larger metropolitan center in both San Bernardino County and the greater San Bernardino-Riverside-Ontario region, Ontario provides access to quality jobs at all skill levels, well-distributed higher performing schools, and reliable public transit with frequent service within the city Less than 10% Between 10-20%
Site Acreage 1073 3
Above Moderate Units 8963 0
Moderate Units 4723 32
Low Units 4080 12
Very Low Units 6958 21
1073
3 8963
0 4723
32 4080
12 6958
21 Between 10-15% Less than 10%
Site Acreage 5 1237
Above Moderate Units 0 10340
Moderate Units 47 4698
Low Units 27 4361
Very Low Units 21 6583
5 1237
0 10340
47 4698
27 4361
21 6583
Policy Plan Amendments, Hearing Draft, June 2026 41
4697
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-42 and in the greater San Bernardino Valley. As shown in Chart 3-1 and Figure 3-13, projected units at all affordability levels are predominantly located in high resource areas (i.e., Ontario Ranch), where new residential units will be in close proximity to jobs in eastern Ontario and have access to newly built schools, parks, and recreational areas. As discussed, Ontario Ranch will be developed through specific plans, with the proposed Policy Plan designations laying groundwork to support mixeduse development, including mixed-density residential neighborhoods, commercial uses, and open space and park area. The projected sites for low- and very low-income units have proposed Policy Plan designations for Medium-Density Residential and Mixed-Use, adjacent to areas designated for recreational open space, general commercial uses, and business parks, thereby increasing access to job centers, environmentallyhealthy uses, and essential commercial services, such as pharmacies and grocery stores.
Policy Plan Amendments, Hearing Draft, June 2026 42
4698
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-43 As discussed, units are projected in Ontario’s low resource areas in northwestern Ontario (see Chart 3-1 and Figure 3-13). The City identified sites with opportunities to increase the supply of affordable housing in northwestern Ontario, addressing issues of overpayment and overcrowding as a result of higher rates of poverty. The identified sites reflect renewed interest in northwestern Ontario, supported by the implementation of the Downtown, Mountain and Euclid Corridor, and Holt Boulevard plans (Program 8, 9, and 10) to catalyze place-based revitalization. Ontario intends to take a measured approach to revitalization in northwestern Ontario to ensure that revitalization efforts do not result in gentrification-based displacement. To this end, the City is committed to neighborhood engagement strategies (Program 6), promoting homeownership (Program 24), and expanding affordable housing for extremely low income households (Program 32) to improve housing stability.
Job Proximity
As shown in Figure 3-18 and Chart 3-6, the sites identified to meet Ontario’s RHNA are located in areas that are either considered highly proximate to employment or in relatively close proximity to employment.
As discussed in the assessment of fair housing, areas that show a lower job proximity index value within Ontario still score higher than many areas in San Bernardino County (the lowest score within Ontario is 51).
Approximately 1.53 percent of the total units will be located in areas that received a job index score between 40-60. The City has committed to continuing to improve job opportunities in these areas, disseminating job options from eastern Ontario to a more equal distribution citywide by providing employment services to low-wage workers (Program 27).
Locating housing in this area will serve resident interest in increasing the supply of affordable units to reduce displacement risk due to higher rates of poverty. Most of the existing large employers are located in eastern Ontario. Approximately 76 69.7 percent of lower income units will be located in areas with closest proximity to Ontario’s employment centers, and the remaining 21 28.5 percent of lower income units will still be within very reasonable distance (receiving a score between 60 and 80), thus providing housing mobility opportunities for all income categories in high resource areas that may facilitate further economic opportunities.
Policy Plan Amendments, Hearing Draft, June 2026 43
4699
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-44 Chart 3-6
Unit Count and Site Acreage by Job Proximity
17 331
729
0 4119
4844
197
834
3724
67 1168
2857
130
1990
4859
Between 40-60 Between 60-80 Greater than 80
(closest proximity)
Very Low Units 130 1990 4859
Low Units 67 1168 2857
Moderate Units 197 834 3724
Above Moderate Units 0 4119 4844
Site Acreage 17 331 729
Very Low Units
Low Units
Moderate Units
Above Moderate Units
Site Acreage
Policy Plan Amendments, Hearing Draft, June 2026 44
4700
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-45 Environmental Health
As Ontario is situated within a urbanized valley, the overall predicted environmental health of residents citywide scores poorly. As northwest Ontario has compounding factors of higher rates of poverty and lower access to parks, recreational area, and open space, those census tracts received scored marginally worse than areas of the city with higher median income (southern and eastern Ontario); however, no area within the city scored positively. The sites identified to meet the City’s RHNA are anticipated to combat the existing patterns of lower-income areas coinciding with poor environmental conditions. First, approximately 17 19 percent of the site acreage are within areas with more positive environmental scores (Chart 3-7 and Figure 3-19). Ontario Ranch will offer the most reprieve from poor environmental conditions and accommodates 80 75 percent of site acreage, supporting the majority of lower income and moderate units as well as above moderate. As discussed, the Ontario Ranch area will be developed through specific plans, with the proposed Policy Plan designations laying groundwork to support mixed-use development, including mixed-density residential neighborhoods, commercial uses, and open space and park area. Lower 24 311
907
3 4010
6327
277
642
3826
214
938
3235
66 1373
5165
Between
40-60
Between
60-80
Greater
than 80
(closest
proximity
)
Very Low Units 66 1373 5165
Low Units 214 938 3235
Moderate Units 277 642 3826
Above Moderate Units 3 4010 6327
Site Acreage 24 311 907
Very Low Units
Low Units
Moderate Units
Above Moderate Units
Site Acreage
Policy Plan Amendments, Hearing Draft, June 2026 45
4701
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-46 income households, which are currently concentrated in northwestern Ontario, will have access to nearby parks and open space that is less available in the northwest area. Further, the mixed-use design will locate commercial uses, employment areas, schools, and other resources within close proximity to residential units, reducing pollution from traffic as a result of increased and/or longer vehicle trips to daily conveniences/necessities. Given the poor environmental conditions in Ontario, identifying sites in a variety of conditions will ensure that there are housing opportunities regardless of socioeconomic status in a range of places to reduce congestion that may worsen negative conditions resulting from traffic or associated impacts. The distribution of sites will aid in improving environmental conditions for all areas in the City, including where units are projected.
Chart 3-7
Unit Count and Site Acreage by CalEnviroscreen 4.0 Score Between 50-60 Between 60-70 Between 70-80 Between 80-90 Between 90-100 Site Acreage 208 3 819 31 15
Above Moderate Units 782 0 8181 0 0
Moderate Units 879 32 3423 249 172
Low Units 613 12 3273 133 61
Very Low Units 1047 21 5588 213 110
208 3
819
31 15
782
0 8181
00 879
32 3423
249 172 613
12 3273
133 61
1047
21 5588
213 110
Policy Plan Amendments, Hearing Draft, June 2026 46
4702
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-47 Between 50-60 Between 60-70 Between 70-80 Between 80-90 Between 90-100 Site Acreage 212 3 994 21 11
Above Moderate Units 782 0 9554 0 3
Moderate Units 933 33 3418 233 129
Low Units 730 12 3368 190 87
Very Low Units 985 21 5510 42 46 212
3 994
21 11
782
0 9554
03 933
33 3418
233
129
730
12 3368
190
87 985
21 5510
4246
Policy Plan Amendments, Hearing Draft, June 2026 47
4703
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-48 Potential Impact on Disproportionate Housing Need and Displacement Risk As identified in this assessment, overpayment is a significant issue citywide, impacting high, moderate, and low resource areas.
Overpayment rates among both renting households and owner households are highest in northwest Ontario, including within the City’s R/ECPAPs. Overpayment among renting households citywide does not decrease below 50 percent citywide and overpayment among homeowning households does not decrease below 30 percent citywide.
The City is actively combatting this issue by identifying sites for affordable housing citywide to increase the supply of housing, thus addressing existing demand. The Housing Element sites were selected in an effort to increase the supply of affordable housing units in high resource areas, disrupting the current concentration of lower-income households in northwest Ontario. The City has committed to housing mobility strategies to support lower income households in accessing opportunities in high resources, including addressing linguistic barriers (Program 24 and 27). The housing opportunities presented by these sites will aid in preventing future displacement of low-income residents from their homes and communities while also providing additional units for households that may currently be living in overcrowded situations to afford housing. Additionally, the moderate- and above moderate-income sites will easy ease pressure on the housing stock, thus potentially reducing displacement risk and overcrowding for these households as well as more units become available.
Overcrowding most significantly impacts residents in northwestern Ontario (see Figure 3-20), where 22 to 32 percent of households are overcrowded. South of Highway 60, tracts experiencing overcrowding do not exceed 12 percent of households. As shown in Chart 3-8, approximately 7 percent of projected lower income units are slated for census tracts experiencing highest rates of overcrowding. The majority of lower income units (92 percent) will be located in Ontario Ranch, with close access to schools, parks, commercial areas, and employment areas, offering lower income households improved access to opportunity. While a limited number of units are slated in areas experiencing the highest rates of overcrowding, the overall increased supply of affordable housing will support households at-risk of displacement by reducing competition for limited number of units. The City commits to further serving households experiencing overcrowding through Program 31 (Family Housing) implements programs through CDBG funding to support large families, including HCV use for units appropriate for large families, Program 7 (ADUs) to expand ADU development through incentive programs, and Program 3 (Housing Rehabilitation Loans & Grants) will continue providing rehabilitation programs to qualifying lower income households.
Policy Plan Amendments, Hearing Draft, June 2026 48
4704
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-49 Chart 3-8
Unit Count and Site Acreage by Overcrowding
Between 10-
15%
Between 15-
20%
Between 20-
30%
Between 30-
35% Between 5-10% Less than 5%
Site Acreage 3 4 19 15 983 53
Above Moderate Units 0 0 0 0 8635 328
Moderate Units 32 44 220 104 4031 324
Low Units 12 16 75 92 3657 240
Very Low Units 3 5 31 17 157 7
34 19
15 983
0000
53 8635
328
32 44
220
104
4031
324
12 16
75 92
3657
240
3 5
31 17
157
7 Between 10-
15%
Between 15-
20%
Between 20-
30%
Between 30-
35% Between 5-10% Less than 5%
Site Acreage 3 8 11 12 781 427
Above Moderate Units 0 3 0 0 8036 2301
Moderate Units 33 92 132 138 2050 2301
Low Units 12 53 132 134 2361 1695
Very Low Units 3 10 24 15 134 51
3 81112
781
427
0 3
00 8036
2301
33 92
132
138
2050
2301
12 53
132
134
2361
1695
3 10
24 15
134
51 Policy Plan Amendments, Hearing Draft, June 2026 49
4705
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-50 As shown in Figure 3-21 and 3-22, all projected units, regardless of expected income, are on sites located in areas where at least 30 percent of homeowners are cost burdened and 50 percent of renter households are cost burdened. As stated previously, rates of overpayment are most significant in northwestern Ontario, where supplying lower income units is critical to alleviating risk of displacement due to overpayment. A total of 142 96 project lower income units are identified in areas of where at least 60 percent of owners experience overpayment and 142 units are identified in areas where at least 65 percent of renters experience overpayment, which accounts for approximately 3 less than 2 percent of the total lower income units in each area. While this represents a small fraction of the total lower income units, importantly only moderate- and lower-income units are slated in areas of highest overpayment. Typically, above moderate-income units are unaffordable to cost-burdened households, while lower- and moderate-income housing units can help alleviate overpayment. The focused effort to provide affordable units in northwestern Ontario, coupled with the new housing opportunities for all incomes in Ontario Ranch, provide existing, cost burdened households housing choice that has not been previously available outside of northwest Ontario. While increasing the overall supply of affordable housing reduces the risk of displacement due to overpayment, the distribution of lower income sites has the additional benefit of providing access to high resource areas and creating mixed-income communities in southern Ontario.
Chart 3-9
Unit Count and Site Acreage by Overpayment (Homeowners) Policy Plan Amendments, Hearing Draft, June 2026 50
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-51 Between 30-35% Between 35-40% Between 40-45% Between 45-50% Between 60-65% Very Low Units 125 37 14 32 12
Low Units 3255 613 53 87 84
Moderate Units 3363 879 149 283 81
Above Moderate Units 8181 782 0 0 0
Site Acreage 815 208 13 27 13 125 37143212 3255 613 538784 3363 879 149283 81 8181 782 000
815
208
13 27
13 Policy Plan Amendments, Hearing Draft, June 2026 51
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-52 Chart 3-10
Unit Count and Site Acreage by Overpayment (Renters)
Between 30-
35%
Between 35-
40%
Between 40-
45%
Between 45-
50%
Between 60-
65%
Between 70-
75%
Very Low Units 144 39 9 33 10 2
Low Units 3267 730 48 213 115 15
Moderate Units 3341 933 78 263 115 15
Above Moderate Units 9554 782 3 0 0 0
Site Acreage 989 212 7 22 10 1 144 39
9 33
10 2
3267
730
48 213
115
15 3341
933
78 263
115
15 9554
782
3000
989
212
7 22
10 1
Between 50-55% Between 55-60% Between 65-70%
Site Acreage 759 296 22
Above Moderate Units 7853 1110 0
Moderate Units 3007 1562 186
Low Units 3003 968 121
Very Low Units 115 84 21 759 296 22 7853 1110
0 3007
1562
186
3003
968
115
84 121
21 Policy Plan Amendments, Hearing Draft, June 2026 52
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-53 Contributing Factors
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City identified factors that contribute to fair housing issues in Ontario, as shown in Table 3-4. While there are several strategies identified to address the fair housing issues, the most pressing barriers are the concentration of lower-income households in northwest Ontario, lack of affordable housing in high resource areas, and displacement risk, that may prevent lower-income households from securing safe and stable housing. The City has identified the factors that contribute to these issues as priorities in combatting fair housing issues and facilitating new housing choices in high resource areas and place-based revitalization in northwestern Ontario. Prioritized contributing factors are bolded in the table.
Between 50-55% Between 55-60% Between 65-70%
Site Acreage 560 671 10
Above Moderate Units 7253 3086 0
Moderate Units 1022 3608 115
Low Units 1575 2697 115
Very Low Units 92 135 10 560 671 10 7253 3086
0 1022
3608
115
1575
2697
92 135
115
10 Policy Plan Amendments, Hearing Draft, June 2026 53
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-54 Programs to address Housing Choice and Affordability in High Resource Areas:
• Program 7 explores initiatives to promote ADU development in high resource areas, including reviewing impact fees, actively marketing ADU materials, and implementing a monitoring
program.
• Program 11 (Ontario Ranch) encourages development of
affordable housing in future developments in Ontario Ranch, the high resource area in the city.
• Program 23 (Public Housing) commits to expanding HCV use in high and moderate resource areas.
• Program 27 (Fair Housing) commits the City to conducting fair housing training for landlords and tenants on California’s Source of Income Discrimination protections, to reduce the number of voucher holders turned away, particularly in high resource areas.
Programs to address Place-based Revitalization Strategies:
• Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario.
• Program 8 (Downtown Plan), which implements the Downtown Plan
• Program 27 (Fair Housing) commits the City to coordinate with San Bernardino County to expand the CalWorks program,
providing trainings, job fairs, and/or other key resources to northwest Ontario.
Programs to address Anti-Displacement Strategies.
• Program 3 (Housing Rehabilitation Loans & Grants) will continue providing rehabilitation programs, with the goal of rehabilitating at least 30 units.
• Program 31 (Family Housing) implements programs through CDBG funding to support large families, including HCV use for units appropriate for large families.
• Program 23 (Public Housing) commits to expanding HCV use. • Program 32 (Extremely Low Income Households) commits to expanding housing opportunities for ELI households.
Policy Plan Amendments, Hearing Draft, June 2026 54
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-55 • Program 24 (Homeownership) will expand homeownership
opportunities, including in low resources areas.
• Program 27 (Fair Housing) commits the city to partner with the local fair housing provider to improve access to fair housing resources (including legal aid) and education for tenants and landlords.
Programs to address Housing Mobility to High Resource Areas:
• Program 24 (Homeownership) and Program 27 (Fair Housing Implementation) will provide resources in multiple languages to reduce language barriers
• Program 23 (Public Housing) commits to expanding HCV use in high and moderate resource areas.
• Program 30 (Housing for People with Disabilities) commits the City to assist with the development of affordable housing for persons with disabilities.
• Program 27 (Fair Housing) commits the City to meet with transit authorities biannually to discuss unmet transit needs.
Policy Plan Amendments, Hearing Draft, June 2026 55
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-56 Table 3-4
Contributing Factors to Fair Housing
AFH Identified Fair
Housing Issues Contributing Factors Meaningful Actions
Presence of R/ECAPs and Areas of High Segregation and Poverty Lack of meaningful language access for individuals with limited English proficiency Lack of affordable housing in moderate and high-resource areas of the city Lack of investment/community revitalization strategies in low-resource areas of the city Availability of rentals that accept HCV in moderate and high resource areas of the city Displacement of residents in moderate and/or high resource areas of the city due to economic pressure Program 24 (Homeownership) and Program 27 (Fair Housing Implementation) will provide resources in multiple languages to reduce language barriers. Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario. Program 23 (Public Housing) commits to expanding HCV use, in high and moderate resource areas.
Concentration of communities of color in low-resource areas, TCAC/HCD-identified areas of high segregation and poverty, and R/ECAPs Lack of meaningful language access for individuals with limited English proficiency Lack of affordable housing in moderate and high-resource areas of the city Availability of rentals that accept HCV in moderate and high resource areas of the city Program 24 (Homeownership) and Program 27 (Fair Housing Implementation) will provide resources in multiple languages to reduce language barriers. Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario. Program 23 (Public Housing) commits to expanding HCV use in high and moderate resource areas.
Concentration of singleparent households
Concentration of affordable housing in low resource areas of the city Lack of affordable housing in moderate and high-resource areas of the city Lack of access to opportunity due to high housing cost Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 23 (Public Housing) commits to expanding HCV use, in high and moderate resource areas.
Discriminatory actions against persons with disabilities Instances of private discrimination Lack of accessible affordable housing appropriate for persons with disabilities Cost of home repairs Program 3 (Housing Rehabilitation Loans & Grants) will continue providing rehabilitation programs, with the goal of rehabilitating at least 30 units. Program 30 (Housing for People with Disabilities) commits the City to assist with the development of affordable housing for persons with disabilities.
Policy Plan Amendments, Hearing Draft, June 2026 56
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-57 Table 3-4
Contributing Factors to Fair Housing
AFH Identified Fair
Housing Issues Contributing Factors Meaningful Actions
Displacement risk from overcrowding
Availability of affordable housing units in a range of sizes Availability of affordable housing in the form of ADUs and JADUs Program 31 (Family Housing) implements programs through CDBG funding to support large families, including HCV use for units appropriate for large families. Program 20 (Development Code Amendments) implements code updates to comply with recent state law for ADUs, supporting the development of ADUs citywide. Program 7 (ADUs) explores initiatives to promote ADU development in high resource areas, including reviewing impact fees, actively marketing ADU materials, and implementing a monitoring program.
Displacement risk due to housing condition
Age of housing stock in northwest area of the city Cost of home repairs Lack of meaningful language access for individuals with limited English proficiency to learn about rehabilitation options Program 3 (Housing Rehabilitation Loans & Grants) will continue providing rehabilitation programs, with the goal of rehabilitating at least 30 units. Program 24 (Homeownership) and Program 27 (Fair Housing Implementation) will provide resources in multiple languages to reduce language barriers.
Displacement due to overpayment
Lack of affordable housing in moderate and high-resource areas of the city Displacement of residents in moderate and/or high resource areas of the city due to economic pressure Lack of investment/community revitalization strategies in low-resource areas of the city to improve economic outcomes for residents Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 23 (Public Housing) commits to expanding HCV use, in high and moderate resource areas.
Location of environmental health hazards
Lack of investment/community revitalization strategies in low-resource areas of the city that would improve health outcomes for residents Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario.
Access to proficient schools and low student performance Lack of access to opportunity due to high housing cost Lack of investment/community revitalization strategies in low-resource areas of the city to improve economic outcomes for residents Availability of rentals that accept HCV in moderate and high resource areas of the city Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 23 (Public Housing) commits to expanding HCV use, in high and moderate resource areas. Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario.
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-58 Table 3-4
Contributing Factors to Fair Housing
AFH Identified Fair
Housing Issues Contributing Factors Meaningful Actions
Location of employers
Lack of investment/community revitalization strategies in low-resource areas of the city that would improve health outcomes for residents Lack of affordable housing in moderate and high-resource areas of the city Program 11 (Ontario Ranch) encourages development of affordable housing in future developments in Ontario Ranch, the high resource area in the city. Program 23 (Public Housing) commits to expanding HCV use, in high and moderate resource areas. Program 6 (Neighborhood Stabilization) implements the Neighborhood Preservation Strategy Plan, which identifies revitalization strategies in key neighborhoods in northwest Ontario.
Policy Plan Amendments, Hearing Draft, June 2026 58
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-59 Figure 3-2 TCAC/HCD Opportunity Map
Policy Plan Amendments, Hearing Draft, June 2026 59
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-60 Figure 3-3 Racially or Ethnically Concentrated Areas of Poverty Policy Plan Amendments, Hearing Draft, June 2026 60
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-61 Figure 3-4 Predominant Population - Hispanic Majority
Policy Plan Amendments, Hearing Draft, June 2026 61
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-62 Figure 3-5 Diversity Index
Policy Plan Amendments, Hearing Draft, June 2026 62
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-63 Figure 3-6 Median Income
Policy Plan Amendments, Hearing Draft, June 2026 63
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-64 Figure 3-7 Poverty Status
Policy Plan Amendments, Hearing Draft, June 2026 64
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-65 Figure 3-8 Children in Married Couple Households
Policy Plan Amendments, Hearing Draft, June 2026 65
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-66 Figure 3-9 Job Proximity
Policy Plan Amendments, Hearing Draft, June 2026 66
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-67 Figure 3-10 Overcrowded Households
Policy Plan Amendments, Hearing Draft, June 2026 67
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-68 Figure 3-11 Overpayment by Owners
Policy Plan Amendments, Hearing Draft, June 2026 68
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-69 Figure 3-12 Overpayment by Renters
Policy Plan Amendments, Hearing Draft, June 2026 69
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-70 Figure 3-13(2021) Sites Inventory and Resource Areas
Policy Plan Amendments, Hearing Draft, June 2026 70
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-71 Policy Plan Amendments, Hearing Draft, June 2026 71
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-72 Figure 3-13(2026) 2026 Sites Inventory and Resource Areas Policy Plan Amendments, Hearing Draft, June 2026 72
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-73 Figure 3-14 Sites Inventory and Median Income
Policy Plan Amendments, Hearing Draft, June 2026 73
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-74 Policy Plan Amendments, Hearing Draft, June 2026 74
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-75 Figure 3-15 Sites Inventory and R/ECAPs
Policy Plan Amendments, Hearing Draft, June 2026 75
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-76 Policy Plan Amendments, Hearing Draft, June 2026 76
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-77 Figure 3-16 Sites Inventory and Familial Status
Policy Plan Amendments, Hearing Draft, June 2026 77
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-78 Policy Plan Amendments, Hearing Draft, June 2026 78
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-79 Figure 3-17 Sites Inventory and Population with Disability Policy Plan Amendments, Hearing Draft, June 2026 79
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-80 Policy Plan Amendments, Hearing Draft, June 2026 80
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-81 Figure 3-18 Sites Inventory and Proximity to Jobs
Policy Plan Amendments, Hearing Draft, June 2026 81
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-82 Policy Plan Amendments, Hearing Draft, June 2026 82
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-83 Figure 3-19 Sites Inventory and CalEnviroScreen (CES 4.0) Policy Plan Amendments, Hearing Draft, June 2026 83
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-84 Policy Plan Amendments, Hearing Draft, June 2026 84
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-85 Figure 3-20 Sites Inventory and Overcrowding
Policy Plan Amendments, Hearing Draft, June 2026 85
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-86 Policy Plan Amendments, Hearing Draft, June 2026 86
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-87 Figure 3-21 Sites Inventory and Overpayment (Owner-Occupied Housing) Policy Plan Amendments, Hearing Draft, June 2026 87
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-88 Policy Plan Amendments, Hearing Draft, June 2026 88
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-89 Figure 3-22 Sites Inventory and Overpayment (Renter-Occupied Housing) Policy Plan Amendments, Hearing Draft, June 2026 89
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City of Ontario Policy Plan
Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-90 Policy Plan Amendments, Hearing Draft, June 2026 90
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-1
5. Resources
5.1 Housing Resources
This section describes the land resources within Ontario that are available to address the City's existing and future housing needs, including its share of the Regional Housing Needs Assessment (RHNA).
Regional Housing Needs
The regional housing needs mandate requires every local government in California to plan for its “fair share” of the region's existing and future housing needs. The California Legislature has stated that housing availability is of vital statewide importance, as is the early attainment of decent housing and a suitable living environment for every Californian.
State law, therefore, requires the California Department of Housing and Community Development (HCD) to develop housing needs projections for every region in California. As directed by state law, HCD estimates each region’s existing and future needs every eight years; each eight-year period is called a housing cycle. For Ontario and the rest of the Southern California Association of Governments (SCAG) region, the upcoming housing cycle (the 6th cycle) plans for projected housing needs between 2021 and 2029.
For the 6th cycle, the SCAG region has been allocated more than 1.3 million housing units to be planned for by 2029. This estimate is 300 percent higher than the approximately 400,000 units required in the previous housing planning period (the 5th cycle, which covered 2013- 2021). The large regional allocation results from underproduction of housing, rapidly increasing housing prices and rents, and increasing levels of housing overpayment among residents. As a result, local governments across the region must plan to accommodate an unprecedented increase in housing goals.
SCAG is responsible for dividing the 1.3-million-unit target between each of the 191 jurisdictions in the region. Under state law, SCAG must consider specific planning factors in allocating the required housing units between jurisdictions, but it can develop a tailored model for the region.
SCAG’s model for the 6th cycle considers the availability of land, adequacy of infrastructure and services, market demand for housing, fair housing, availability of employment and transit, local population growth estimates, and many other housing and planning considerations; the model, however, weights opportunities to promote fair housing, proximity to employment, and transit accessibility more heavily than other factors, so jurisdictions that were closer to jobs centers, had a lower concentration of poverty, and had more access to transit opportunities Policy Plan Amendments, Hearing Draft, June 2026 92
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-2 were generally allocated more units than those with poor jobs access and no public transit.
In Ontario, the RHNA goal has nearly doubled since the last Housing Element planning period. For the 2013-2021 planning period, Ontario's RHNA was 10,861 units; the allocation increased 92 percent to 20,854 units for the 2021-2029 period. Within this goal, the City must plan for housing production at three different income levels: lower-income housing (includes extremely low, very low, and low income), moderateincome, and above moderate-income. Table 5-1 summarizes the City’s 2021–2029 RHNA. Ontario is required to set aside sufficient land, adopt programs, and provide funding (to the extent feasible) to facilitate and encourage housing production commensurate with that need.
Table 5-1
Ontario Regional Housing Need Allocation, 2021–2029
Lower
Income
Moderate
Income
Above
Moderate
Income
Total
Capacity
RHNA Need 8,926 3,329 8,599 20,854
Source: SCAG, 2021.
California law holds local governments responsible for planning for their share of the region’ housing needs and ensuring that housing is planned commensurate with the total assigned need for each affordability category. However, state law does not require a city to build housing; that is the responsibility of the building industry. Local governments can obtain credit toward meeting their RHNA target in four ways:
• Housing Production. Housing units built and occupied (received a certificate of occupancy) on or after June 30, 2021, when the projection period for the 6th cycle RHNA begins.
• Planned Production. Housing units proposed for construction that are likely to be approved and built during the planning period, from July 2021 to October 2029.
• Available Land. Designation of vacant and underutilized sites with zoning, development standards, services, and public facilities in place so housing can be built.
• Alternative Credits. Qualified projects that involve the rehabilitation, preservation, and conversion of non-affordable units to affordable units, subject to conditions.
Policy Plan Amendments, Hearing Draft, June 2026 93
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-3 The City’s housing strategies use the first three options. The following section describes how the City will address its housing planning and production goals for the 2021-2029 RHNA.
Relationship of Zoning and Density to Housing
Affordability
This section describes the suitability of residential development standards, namely allowed density and zoning districts, for facilitating housing affordable to different income levels.
Zoning and density standards are correlated to the affordability of housing. In general, higher-density housing projects, like apartment buildings, are more affordable than lower-density projects, like singlefamily homes. While other factors such as location, the size of the units, and quality of the finish materials also contribute to a project’s ultimate affordability, the state has determined that density and zoning standards are suitable proxies for identifying the potential affordability level of a site.
The following sections describe the density thresholds identified for each income category and the current zoning districts that allow the identified densities.
Lower Income
Density
Housing element law requires jurisdictions to provide a requisite analysis showing that zones identified for lower-income households provide sufficient density to encourage such development. The law provides two options for preparing the analysis: (1) describe market demand and trends, financial feasibility, and recent development experience; (2) utilize default density standards deemed adequate to meet the appropriate zoning test. According to state law, the default density standard for Ontario is 30 dwelling units per acre. In 2019 and 2020, two 100-percent affordable housing projects were built in Ontario with densities between 25 and 30 dwelling units per acre:
• Vista Verde. Completed in 2021. Consists of 101 affordable units (lower-income); built at a density of 26 dwelling units per acre. • Emporia Place I. Completed in 2020. Consists of 74 affordable units (lower-income); built at a density of 26.7 dwelling units per acre.
Therefore, for the 2021-2029 planning period, the City has determined that the default density adequately demonstrates its capacity to accommodate the lower-income RHNA.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-4 Zoning
Under the current development standards, residential development within the following zoning districts allows for densities of 30 dwelling units per acre or more.
• Mixed-Use (MU-1) – 20–75 dwelling units per acre
• Mixed-Use (MU-26) – 14-40 dwelling units per acre
- The City’s Development Code allows for stand-alone
multifamily residential projects in mixed-use districts. • Planned Unit Development (PUDs) – 25–75 dwelling units per acre
• High-Density Residential (HDR-45) – 25.1–45 dwelling units per acre
The City’s rezoning program (Program 13) will also create an affordable housing overlay that expands the land use categories that can accommodate at least 30 dwelling units per acre, exempt projects with at least 20 percent of units affordable to lower incomes from specific plan requirements if no specific plan exists, and revises existing specific plans to allow at least 30 dwelling units per acre on identified sites. Each of these changes will play a key role in fulfilling the City’s lower-income RHNA.
Moderate Income
Density
Typically, medium to medium-high multiple-family zoning districts are suitable for facilitating the construction of housing affordable to moderate-income households. To determine the densities needed to accommodate moderate-income housing, nearly 2,000 properties sold or listed on the MLS between September 2020 and September 2021 were analyzed. Of the 2,000 records analyzed, 66 were newer construction (built after 2017) townhomes or condos, most of which were built at densities between 8 and 18 dwelling units per acre. Of those, 10 properties sold for less than $410,000, the moderate-income threshold, indicating the densities were sufficient to produce moderate-income housing. These sales included four new construction homes in the New Haven masterplanned community (two two-bedroom units and two three-bedroom units), where projects are typically 18 units per acre or less.
In recognition of increasing home prices, however, the City has determined that a higher density of 25 units per acre would be more conducive to creating moderate-income housing. In support of this, the Cities of Chino, Fontana, and Rancho Cucamonga indicate that masterPolicy Plan Amendments, Hearing Draft, June 2026 95 4751
City of Ontario Policy Plan
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-5 planned communities with densities up to 25 dwelling units per acre offer homes that are affordable to moderate-income households. Therefore, the City’s land inventory will focus on sites that allow for 25 or more dwelling units per acre to fulfill its moderate-income allocation.
Zoning
The same zoning districts identified as suitable for lower-income housing are suitable for moderate-income housing, as well as the following:
• Medium-Density Residential (MDR-25) – 18.1 – 25 dwelling units per acre
• Specific Plan (SP) – Sites designated as SP, where no specific plan exists, can facilitate moderate-income housing if the
corresponding Policy Plan designation allows densities up to 25 dwelling units per acre. Such Policy Plan designations include:
- Medium-Density Residential (MDR) – 11 to 25 dwelling units per acre
- Mixed-Use (MU) – current and proposed designations for various mixed-use areas allow a range of densities with maximums ranging from 25 to 125 dwelling units per acre.
Above Moderate Income
Density and Zoning
The planned residential development projects in the city (see Table 5-2) include a mix of housing types at various densities. Most, however, are anticipated to develop at market rates that are affordable to abovemoderate-income households. Therefore, it is assumed that any density and any residentially zoned land can support the development of abovemoderate housing.
Housing Production and Planned Production
This section details residential development projects that have been approvedreported on the City’s Annual Progress Reports (APRs) during the 6th cycle between 2022 and 2024. , or are very near approval by the City and will complete constructed during the 6th housing cycle.
The City of Ontario has approved or expects to approve several residential projects that will receive their certificate of occupancy or final inspection during the 6th cycle. Most of these projects are already under construction, as noted in Table 5-2. As allowed under state housing element law, these approved and pending residential projects will be eligible for credit toward the 6th cycle RHNA.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-6 As described here The reported development is and listed summarized in Table 5-2, housing pipeline projects represent and includes a mix of residential types, and price points, and affordability levels. • Mix of Housing Types. A broad range of housing products is has been reported in the development pipeline, including singlefamily residential projects, condominiums, townhomes, clustered and motor court homes, and apartment projects. Proposed projects are located on vacant land throughout the city, within existing residential neighborhoods, in underutilized mixed-use areas, and on undeveloped land south of Riverside Drive and east of the Cucamonga Channel (the Channel), where the area is transitioning from agricultural uses to residential communities. • Project affordability. A project’s affordability is based on the type of residential product approved/entitled in the community and the market sales price or rent charged for recently built projects in the city.
• Mix of Vacant and Underused Sites. Similar to the land inventory discussed later, proposed projects are situated on a combination of vacant and underused sites. Many included the subdivision of large lots or the development of a range of products, including multifamily housing, on large lots over 10 acres in size. Further, prior projects that have been built in the city have been within underutilized lots.
• Mix of Housing Locations. The City has approved proposals, to develop 2,111 reported more than 12,000 units on APRs in the 6th Cycle.,, most of which are currently under construction and expected to receive a certificate of occupancy during the 6th cycle.
While the greatest volume of housing development is in the area south of Riverside Drive and east of the Channel, projects have also been approved in the downtown area, along commercial corridors like Holt Boulevard, within the mixed-use areas along the Interstate (I-) 10 corridor, and and scattered throughout established neighborhoods, in addition to as well as hundreds of accessory dwelling units (ADUs) that have been permitted and built, primarily in the City’s established residential
neighborhoods.
A summary of development progress reported on APRs during the 6th cycle Only projects that have been issued a building permit or are expected to receive a building permit in the near term are is included in the pipeline projectionsTable 5-2. Several more projects have been entitled, and many additional complex projects are currently under review that would add thousands more units to the city, but these have Policy Plan Amendments, Hearing Draft, June 2026 97
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Table 5-2 6th Cycle Development Progress
Unit Type Built Built Built PermittedPermitte
d Permitted Entitled Entitled Entitled Submitted SubmittedSubmitted Total Units Unit Type ELI+VLI+LI1 MI AMI ELI+VLI+LI MI2 AMI ELI+VLI+LI MI AMI ELI+VLI+LI MI AMI Total Units 2 to 4 units together4
- - 45 - - 30 - - - - - 3 78
Multifamily (5+ units)1,4
491 - 6401 - - 2093 33 - 1,710 - - 1,471 4,082
Accessory Dwelling Unit (ADU)4
- - 195 - - 251 - - - - - - 446
Single Family Attached (SFA)2,4
- - 968 - 72 5302 - - 2,111 - - 252 3,868
Single Family Detached (SFD)4
- - 1,460 - - 690 - - 810 - - 668 3,628
Total4 49 - 3,308 - 7 1,710 3 - 4,631 - - 2,394 12,102
Source City of Ontario Annual Progress Reports, 2022–2024, plus projects with moderate or lower income units reported on the 2025 APR.
1. APNs 104905403, 104905404: 201 S. Fern Ave (Emporia Place II by Related CA), completed 2024. All units deed restricted; Total: 50 Units; ELI: 10 Units; VLI: 20 Units; LI: 19 Units; AMI (Caretaker unit): 1.
2. APN 100855112: 1355 5th Street, under construction 2026. Mixed income (moderate units deed restricted, privately funded w/ density bonus); Total: 70 units; MI: 7 units; AMI: 63 units (status updated on 2025 APR).
3. APN 11007102: 1389 E Holt Blvd. Approved: mixed income (very low income units deed-restricted, privately funded w/ density bonus); Total: 50 units; VLI: 3 units; AMI: 47 units (new on 2025 APR)
4. Due to the annual nature of APRs, some projects are reported in multiple years. In an effort to avoid double-counting units (such as those reported as permitted one year and built the following year), the following corrections are reflected in the table:
- 2 to 4 units together: No adjustments
- Multifamily (5+ units): Permitted units on parcels where built units were reported were reduced to zero. (Reduced permitted by 18 units (AMI)) - Accessory Dwelling Unit (ADU): Permitted units on parcels where a built ADU was reported were reduced to zero. (Reduced AMI permitted by 147 units) - Single Family Attached (SFA): Built units have been subtracted from permitted units on parcels where built units were reported. Permitted units reported over multiple years have been consolidated. (Reduced permitted by 786 units (AMI)).
- Single Family Detached (SFD): Built units have been subtracted from permitted units on parcels where built units were reported. Permitted and built units reported over multiple years have been consolidated. (Reduced permitted by 1,315 units (AMI); reduced built by 56 units (AMI)).
5. Submitted units that were later reported as entitled, permitted, and/or built have been removed from this table and reported in other columns as appropriate (reduced submitted by 3,622 units) ELI = Extremely Low Income, VLI = Very Low Income, LI = Low Income, MI = Moderate Income, AMI = Above Moderate Income Table 5-2
Residential Projects in the Pipeline
ID Project Name Assessor's Parcel Number (APN) Type* Total Units
Affordability
Status**
Lower Mod. Above
Mod.
1 Misc. Projects Downtown 104837612, 104839431 SF 2 - - 2 UC 2 Misc. Projects Between
Mission Blvd and
Riverside Dr
104955121, 105034106, 105034162,
104931214, 104953154
SF &
ADU 5 - - 5 UC
3 West Holt Multi-family 101055106 MF 6 - - 6 UC
4 Mission & Palmetto 101138204 MF 68 - - 68 PC
5 890 South Magnolia 101137115-16 MF 49 - - 49 EN
6 Meredith 11031152, -53 MF 925 - - 925 UC
7 Piemonte 21020440 MF 22 - - 22 UC
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21830203-04, 21830301-17, 21830326-57,
21832201-04, 21832312-33, 21832362-65,
21858501-27, 21858638-41, 21872301-11,
21872339-40, 21872349, 21872401-40,
21872442
SF 200 - - 200 UC
9 Rich-Haven
21801602-03, 21816115, 21826229-30,
21826235-37, 21826239 SF 60 - - 60 UC
21801601, 21801604-05, 21809303,
21816115, 21821102, 21826206-07,
21839303-04, 21839308-09
MF 271 - - 271 UC
10 Subarea 29
107339105-17, 107339129-35, 107339209-
12, 107339243-53, 107340214-26,
107340228-30, 107340244-47, 21801501-05,
21801507-16, 21801529-47, 21801549-54,
21801562-64, 21827123, 21833153-54,
21867448-50, 21899125-33, 21899221-27,
21899232-53, 21899331-32, 21899334-42,
21899405-10, 21899477-84, 107339118,
107339126-28, 107339213-15
SF 325 - - 325 UC
11 The Avenue 21865227 SF 11 - - 11 UC
12 West Haven 21815111, 21815138 SF 129 - - 129 UC
13 Harlow Ln 107339216-27, 107340231-38 SF 20 - - 20 UC 14 Hazel St 107340110-27 SF 18 - - 18 UC
TOTAL - 2,111 - - 2,111 -
Source: City of Ontario, 2021.
Notes: The projects included in the table include permits that have been issued but not completed and certificates of occupancy issued on or after 6/30/2021. There are also several projects currently under review that are not included in this table. * SF = Single-Family, MF = Multifamily
** UC = Under Construction, PC = Currently in Plan Check, EN = Entitlement has been approved and project is expected to submit plans in near-term Policy Plan Amendments, Hearing Draft, June 2026 99
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-9 Ontario’s 2021-2029 RHNA includes 8,599 units for the above-moderateincome allocation (Table 5-1). As shown in Table 5-2, the majority of projects are currently under construction. The two projects that are not under construction include:
Mission & Palmetto, which is currently in plan check and expected to be issued a building permit and commence construction by 2023. 890 South Magnolia, which is fully entitled, and it expected to be issued a building permit and commence construction before 2024.
Projects that are currently under construction and those that will begin construction before 2024 are expected to complete construction and received a certificate of occupancy well before the close of 6th cycle.
Therefore, these projects can address 2,111 units of the above-moderate allocation.
Projects reported on the APRs address all of the above- moderate RHNA and a small portion of the City’s lower and moderate RHNA, as noted in the summary of sites to accommodate the RHNA (Table 5-16).
The remainder of this chapter will focus on key strategies that the City will undertake to address the remainder of the above-moderate allocation as well as the lower- and moderate-income RHNA, as well as additional capacity for above-moderate units in mixed- income communities. 2021-2029 RHNA Strategies
While the prior section listed residential projects approved for development in the cityreported on APRs, this section describes additional strategies proposed to address the remaining RHNA for the 2021-2029 Housing Element. planning period.
The City is required to identify available sufficient, appropriately zoned sites to accommodate its 2021–2029 RHNA, including the portion assigned to lower- and moderate-income households. An analysis of the city's available land and existing zoning districts showed that there was not enough land zoned at the correctappropriate densities to facilitate the development of enough accommodate housing affordable to lower- and moderate- income households, to fulfill the RHNA and a rezoning program (Program 13) was needed. The City has implemented most provisions of Program 13, as noted throughout this section.
The City evaluated all of its land resources for suitability to develop at densities suitable to lower- and moderate-income housing and developed strategies and programs to meet its obligation. A description and analysis of the sites identified, including the sites' suitability for residential development, suitability to accommodate lower--income housing, realistic capacity, and allocation of units by RHNA income category is are Policy Plan Amendments, Hearing Draft, June 2026 100
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-10 included in this section. Applicable programs are discussed as applicable throughout.
Identification of Sites
The analysis identified 233 223 parcels, divided into 10 11 Housing Opportunity Areas in which housing growth can be accommodated after the City implements its rezoning program (Program 13). These Opportunity Areas are further grouped into six key strategies, and illustrated in Figure 5-1, Housing Opportunity Areas. Housing Opportunity Areas are grouped based on similarities in site suitability, sites ability to accommodate the lower-income RHNA, realistic capacity adjustments, and distribution of units by RHNA income category. In addition to the Opportunity Areas, the City used accessory dwelling units (ADUs) as the seventh strategy to fulfill the RHNA. The sites identified in the Opportunity Areas further the City’s housing goals and align with regional transportation plans by placing higher-density housing along future transit routes. The RHNA strategies also consider fair and equitable housing goals, development feasibility, proximity to amenities such as grocery stores, open space, and jobs, environmental constraints, and infrastructure availability. To ensure that the identified sites are suitable for the development of affordable housing within the 6th Cycle, and to promote such development the City has also identified several programs, outlined in the Chapter 9. These programs are intended to work in concert with the sites inventory to facilitate housing development. Programs that specifically relate to the City's sites inventory include Programs 8, 10-11, 13, and 15. These programs will be implemented in coordination with the TOP 2050 amendment process, Housing Element updates, and zoning updates required to support the land inventory. A detailed list of each site by Assessor’s Parcel Number (APN) is included in Appendix B.
Figure 5-1 shows the identified sites categorized into 10 Housing Opportunity Areas and six strategies based on their location within the city. Figures 5-2 to 5-11 show detailed maps of sites within each Opportunity Area.
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Emporia II
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Strategies 1-6, reflect the City's sites inventory. Discussions of each strategy comprise the City's sites analysis. The discussions analyze the suitability of sites, sites to accommodate lower-income RHNA requirements, realistic capacity, and units by RHNA income level for each strategy. Proposed programs (contained in Chapter 9) that help to demonstrate site suitability, zoning adequacy, ability to accommodate lower-income housing, or are necessary to comply with housing element law are also referenced as applicable.
Following the sites analysis (strategies 1-6), strategy 7 includes a discussion demonstrating realistic ADU development potential within the city and the determination of ADU affordability levels.
Sites Analysis
The City has divided its sites analysis including the suitability of sites, sites to accommodate lower-income RHNA, realistic capacity, and units by RHNA income category by strategy.
Analyzing Suitability of Sites
The following items will be addressed, as described and applicable, under each strategy:
• Infrastructure Availability. Analysis assessing infrastructure availability is included for every strategy. Strategy 6, where infrastructure is still in development, outlines planned infrastructure development, and describes the City's strategy to account for the development to necessary systems. Program 11 discusses infrastructure development in the Western Ontario Ranch, where Opportunity Areas under strategy 6 are located. • Consistency with Affirmatively Furthering Fair Housing.
Detailed analysis of how identified sites affirmatively further fair housing opportunities is included in Chapter 3, so this topic is not addressed in this chapter.
• RHNA Income Category. A description specifying which portion of the realistic capacity is suitable to accommodate lower, moderate, and above moderate households, and a discussion of why the City identified sites within each opportunity area as those best suited to accommodate the lower-income RHNA (based on HCD Best Practices).
• Environmental Constraints. Analysis assessing environmental constraints is included for every strategy. Additional analysis is provided for strategy 6, where mapping of potential hazards identified 26 7 parcels where groundwater levels may be shallow enough to risk potential liquefaction. Program 11 addresses Policy Plan Amendments, Hearing Draft, June 2026 103
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-13 development in the Ontario Ranch, where strategy 6 Opportunity Areas are located.
Analyzing Sites to Accommodate Lower-Income RHNA, Realistic Capacity, and RHNA Income Category
Because the City's RHNA obligation is large, its land resources are finite, its parcel sizes are defined, and vacant land is scarce, the City's inventory of suitable sites includes 223233 parcels. The existing conditions, market trends, and types of anticipated development vary dramatically between different parts of the city, but there are many similarities between sites in proximity to one another. To better describe the unique considerations for the 223233 parcels, the City has divided its sites analysis including discussions of site suitability, zoning adequacy, and capacity assessment by strategy, in the following section (Strategies). The following items will be addressed, as applicable, under each strategy:
• Inclusion in Previous Housing Element. Eighteen nonvacant parcels in the City's land inventory were included the previous housing element. To encourage redevelopment on these sites, state law requires that the City allow by-right development of housing projects with at least 20 percent of units affordable to lower-income households. To meet this requirement, these sites are subject to Program 15, as discussed under strategies 1 and 2 (recycled sites are only located in the Downtown and West Holt Housing Opportunity Areas).
• Zoning. Many of the identified sites are were not currently originally zoned for the correct densities to support the affordability levels by the City. These sites will bewere included in the City rezoning program (Program 13). Rezoning is required for strategies 1-4, and strategy 6.as The City has completed rezoning for all sites under Strategies 1–3 and Strategy 6, consistent with Program 13. These parcels now allow default densities appropriate for lower- and moderate-income housing.
Strategy 5 zoning has not been completed, because all units identified under this strategy were treated as surplus capacity, and have not been necessary to satisfy its RHNA. Since
certification, any changes to the inventory that required rezoning have been processed concurrent with adjustments to the sites inventory;, reported in the City’s annual progress reports (APRs);, and, when substantial, submitted to HCD for review. This was done to ensure continued compliance during the 6th cycle. All sites that were rezoned, were done so to accommodate for a shortfall of units needed to fulfill the City’s lower- and moderate-income RHNA. These sites have been treated as “rezoned sites” and are documented as meeting state law requirements for sites that are rezoned in order to make up for said shortfall. A detailed Policy Plan Amendments, Hearing Draft, June 2026 104
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-14 description of current and proposed zoning for specific sites in each Housing Opportunity Area is discussed under the applicable strategy. The proposed zoning changes are also tabulated by APN in Appendix B.
• Size of Sites. Analysis assessing the suitability of sites is included for every strategy. Strategies 1, 2, 5, and 6 (where sites less than 0.5 acres or greater than 10 acres are identified) also provide sufficient evidence demonstrating that the identified sites are suitable to accommodate housing for lower-income households. Programs to facilitate affordable development on these sites, including Programs 8, 10, 11, and 13 are discussed under each strategy. • Underutilized (Nonvacant) Sites. Underutilized (nonvacant) sites are identified in strategies 1-4, and strategy 6. Analysis for each strategy includes a discussion of existing uses, availability of sites, and feasibility of development. A discussion of Citywide trends and market conditions is included in the next section, while additional information about market trends specific to the strategy has been added to the discussion under strategies 5 and
6. Examples of projects demonstrating the potential for the sites to accommodate the lower-income RHNA are included under the discussion of strategy-specific market trends (strategies 5-6), Size of Site, and Feasibility of Development for each strategy or Opportunity Area as applicable. Finally, development potential on sites were confirmed through discussions with property owners, home building groups, developers and affordable housing developers.
In addition to the items described above, the sites analysis includes description of the following topics:
• Realistic Capacity. A detailed analysis demonstrating the realistic capacity on each site.
• RHNA Income Category. A breakdown of units identified to meet RHNA obligation by income category.
Citywide Market Trends
Inflation, reductions in net foreign migrations, high construction costs, changes in the nature of retail and office work, and a host of other economic and market conditions create and exacerbate risk and uncertainty in development. The COVID-19 pandemic has profoundly changed the way that people shop, work, travel, and use their homes. By forcing the closure of many businesses and forcing many businesses to allow employees to work from home, COVID-19 has created economic impacts that will live on long after the pandemic subsides. These impacts are reasonably expected to affect market demand for development Policy Plan Amendments, Hearing Draft, June 2026 105
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-15 throughout the 6th Cycle. This section summarizes the findings expected to impact the development feasibility during the 2021-2029 cycle.
Retail
• Retailers have focused on omni-channel retailing—provide multiple avenues to shop, purchase, and/or return goods—and have been less concerned with expanding their physical footprint except in faster growing areas.
• Retail stores have mostly recovered from the COVID-era disruptions.
• K-shaped economy means that stores focused on high-end customers can be expected to do well, and those focused on lowerand middle-income customers may be challenged. • Faced with elevated inflation, high construction costs, and tariffs, lower- cost building- space options will be important for attracting and retaining retail businesses.
• Increasing retail vacancies from permanent closure of retail stores, services, dining, and entertainment businesses
• Hastened shift from in-store to online retail will lengthen the recovery period for retail
• Long term, household growth will support faster recovery and experience-oriented retail districts may ameliorate competition from online retail
• Weak to no demand for new retail development (3 to 5 year minimum)
Office
• Office vacancies remain elevated throughout Southern California. • Shift to more work-from-home will lead office-based businesses to downsize as office leases come up for renewal over the next several years
• Could take five to ten years for office vacancies to peak and then recover to healthy levels.
• Not clear yet if medical office and commercial office space for retail services will be as hard hit as the broader office market, but may suffer from pandemic-related permanent business closures • Weak to no demand for new office development for five to ten years; once development demand returns, smaller office
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• Medical office market remains the bright spot in office demand.
Lodging and Hospitality
• Leisure and business travel have recovered from the downturn during the COVID 19 pandemic.
• A market study may be warranted to identify opportunities to attract hotels.
• Given high construction costs and still elevated interest rates, TOT sharing may be necessary to entice new lodging development. • Business travel virtually ceased at height of pandemic • Business travel is the most profitable segment in hospitality and is key to the hospitality market in Ontario
• Recovery in hospitality tends to lag overall economic recovery • Business travel may never return to pre-pandemic levels as technology for internet-based meetings improve and become more commonplace
• Market demand would have supported new hotels prior to the pandemic but will now take several years or longer for market demand to recover
Residential
• Residential market has remained strong. during the pandemic • US and California have underbuilt housing since the 2008–09 recession, so continued market strength is expected.
• Still- elevated interest rates may limit the feasibility of for-rent market-rate housing.
• However, rising mortgage delinquencies and potential for rental evictions after protections expire are serious complications that could disrupt the housing market in the short term, or longer, depending on the government’s response
• For now, residential market demand is strong and expected to remain strong for the foreseeable future
Industrial
• The industrial market has near historic-low vacancy rates, although the market may be slightly softer than in previous years.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-17 • Container traffic at the ports remains elevated, signaling continued demand for warehousing.
• Public sentiment has turned against warehousing development in many Inland Empire communities.
• The industrial market has remained strong during the pandemic with historic low vacancy rates
• Market driven by warehousing demand, which has ripple effects on manufacturing and other industrial uses
• There is not enough land area in Southern California planned and zoned for industrial uses to meet the long-term potential for industrial development
• The market will continue to support additional industrial development for the foreseeable future
Strategy 1: Downtown Housing Opportunity Area
Opportunity Area
The City developed the Downtown District Plan, as described in Program 8, which provides opportunities for high-density, market-rate, and affordable housing in the Euclid Avenue Entertainment District and Holt Boulevard District.
Recently completed pProjects pending funding, such as the Emporia Place I & II affordable housing development projects, (completed in 2020 and 2024 with 74 and 49 units affordable to lower income households), demonstrate the feasibility of 100 percent affordable residential projects in the Holt Boulevard District (LUA-3) of the Downtown District Plan. projects under review, such as the Hutton C-Block Mixed-Use development that will bring ground-floor commercial with high-density housing and , structured parking to the heart of downtown, and recently completed projects, such as the Emporia I affordable housing project (completed 2020), embody the vision for housing in the downtown.
In addition to completed projects (those that were active during the 6th cycle are included in the summary of reported projects in Table 5--2), Tthe City has identified nine seven sites in addition to the pipeline projectsthis Opportunity Area for inclusion in the land inventory, as shown in Figure 5-2.
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Suitability of Sites
Infrastructure Availability
Downtown is well-served by infrastructure. The City is also working to build OntarioNet, a new fiber-optic internet service throughout the city.
The first fiber lines serving Ontario have already been installed in the areas around downtown, providing high-speed internet to support residential and mixed-use development.
RHNA Income Category
The Downtown Opportunity Area was determined to be suitable for lower-income households based on proximity to transit, access to existing and planned jobs and amenities, access to grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation:
• Proximity to transit. All The sites in this Opportunity Area are is within a 1/4 mile walk of the new Bus Rapid Transit (BRT) stop that is planned by the San Bernardino County Transit Authority (SBCTA) along Holt Boulevard. ThisThe West Valley Connector BRT route is fundedunder construction and expectedscheduled to be operational in 2023. begin operation by late 2026.
• Access to existing and planned jobs and amenities. It is estimated that Downtown Ontario is currently home to more than 6,500 jobs, and the Downtown District Plan, described under Program 11, includes incentives to increase that number through development Emporia II
(completed 2024)
Emporia I
(completed 2020)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-19 streamlining tools such as an expansion of the administrative use permit (AUP) program, and through economic development
efforts, such as bringing structured parking to the area and focused outreach to desired employment-generating users. • Access to grocery stores. All sites in this Opportunity Area are within a 1/2 mile walk of an existing grocery store (Stater Brothers at 646 W. Holt Blvd. and Cardenas Markets at 720 E. Holt Blvd.). • Proximity to infrastructure and utilities. As noted under infrastructure availability, this area is well-served, and these sites will benefit from innovative technology the City is piloting in the downtown.
• Environmental mitigation. As noted under Environmental Constraints, and discussed under Existing Use, there are no known natural or man-made environmental development
concerns that would require mitigation.
To provide conservative estimates, however, only 50 percent of the identified capacity (described under Realistic Capacity) was considered suitable to accommodate lower-income housing, while the balance was considered suitable for moderate-income housing (detailed under Units by RHNA Income Category).
Environmental Constraints
There are no environmental constraints limiting development potential.
Analysis of sites to accommodate lower-income RHNA
The two sites identified in this area, numbered in Figure 5-2, are is described below.
1. SWC D Street & Palm Avenue
• Inclusion in Previous Housing Element
The two parcels associated with site were included in the City’s last housing element. In compliance with Assembly Bill (AB) 1397, by-right development will be allowed for any residential project that provides for at least 20 percent of units affordable to lowerincome households as described in Program 15. • Zoning
The site is currently zoned for HDR-45, which allows up to 45 dwelling units per acre, satisfying the default density requirements for lower-income housing.
• Size of Site
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-20 This site consists of two adjoining parcels (0.5 and 0.7 acres in size), so no sites smaller than 0.5 acres are included. • Existing Use
Both parcels are currently occupied by underutilized parking lots.
While the parking divisions do not follow lot lines, one lot serves the utilities building to the east, while the other functions as auxiliary parking play area for the church complex to the north.
Both lots, however, are under different ownership than the uses they currently serve. These parcels were identified in the inventory because parking lots provide a unique opportunity for redevelopment; limited demolition is necessary, so developers can often afford to pay higher land costs.
• Availability of Sites
The City is not aware of any parking or other leases that would preclude development of these sites for affordable housing within the 6th cycle. In addition, the City is reducing requirements for this type of single-use parking in the downtown through regulatory changes in how the City determines where parking for projects can be accommodated, which would reduce the need for these uses. Further, the City has had informal conversations with property owners. While they do not currently have plans to redevelop, redevelopment of these sites for as residential uses, including potential lower-income housing during the 6th cycle is feasible.
• Feasibility of Development.
The identified parcels as well as the uses they currently serve are all located within Phase I or Phase II of the Downtown District Plan (Phase I adopted in 2020, Phase II expected adoption in 2023), described under Program 8. Among other actions, the City has already developed a performance-based Downtown Parking
Model that promotes a "park once" strategy and considers timeof-use of different land uses to minimize the amount of parking required to serve homes, businesses, and other uses in the area, and to create a pedestrian-oriented hub. As a result of these changes, uses in this area will require less single-use parking, such as that provided on the identified site.
In addition to the reduced demand for the current use, there is strong interest demand for new residential projects. There are 4 residential projects currently under consideration in the downtown area. Affordable housing has also proven viable on infill sites like the identified parcels in the downtown area. There Policy Plan Amendments, Hearing Draft, June 2026 111
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-21 is one recently completed (2020) affordable housing project (Emporia I), and one proposed affordable housing project (Emporia II, applying for funding in 2022), that were developed on infill properties in the downtown core. There are no other known limitations to development of this site for residential uses or affordable housing within the 6th cycle.
2. NWC Holt Boulevard & Miramonte Avenue
• Inclusion in Previous Housing Element.
The site consists of threeThese parcels that were not included in prior housing elements. They are newly carried forward as part of the Downtown Opportunity Area in the 6th cycle inventory under Strategy 1.
• Zoning
The site is currently zoned for Neighborhood Commercial (CN), but it will bewas rezoned as part of the City's rezoning program (Program 13) with a proposed designation ofto MU-1, part of the Holt Boulevard District (LUA-3) under the Downtown District Plan, which allows up between 25 andto 75 dwelling units per acre and is suitable for lower income housing.
• Size of Site
This site consists of 3 parcels which combined cover 0.5 acres. To facilitate the consolidation of these lots and promote
redevelopment, the City will implement a lot consolidation ordinance, as described in Program 10. Because this lot is along Holt Boulevard and within the Downtown Opportunity Area, it will benefit from the provisions of both Programs 8 and 10. • Existing Use
The entirety of this site is currently operating as a used car sales lot. Car lots provide a unique opportunity for redevelopment because limited demolition is necessary; as a result, developers can often afford to pay higher land costs. Furthermore, this lot is currently occupied by an independent car sales operation, so strategic decisions by major corporations would not be necessary. • Availability of Sites
Typical commercial properties are leased on three- to five-year terms. It is unlikely this site would have lease terms longer than industry standards. In addition, uses that occupy lower-rent properties, like small-scale independent used car sales, are historically phased out as land values rise to the point where Policy Plan Amendments, Hearing Draft, June 2026 112
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-22 property owners can realize higher profits through either redevelopment or sale of the property. Given the current market conditions (described above), which show a strong demand for residential, rezoning this property from commercial only (CN)the site is expected to mixed use (MU-1)transition over the planning period as residential demand continues to rise. and allowing for residential only development, as proposed, will increase the current value of the property and encourage owners to consider alternative uses, like residential. The City contacted property owners regarding the proposed land uses changes. Several property owners reached out to discuss changes with the City and none indicated that housing development was not feasible. • Feasibility of Development
This property is within Phase II of the Downtown District Plan (MU-1), Holt Boulevard District (LUA-3) –, which promotes “park once” strategies, and it is adjacent to a plannedthe bus rapid transit (BRT) line on Holt Boulevard that is already fundedunder construction, and expected to be operational in by late 20263. Both of these conditions reduce the parking burden of the site, reducing the costs and design challenges associated with accommodating parking on smaller housing sites. Discussions with National COREore, the affordable housing developer who constructed and operates the Vista Verde affordable housing project on East Holt Boulevard (completed 2021), indicated that they have developed affordable projects on sites as small as 0.5 acres, further demonstrating that high-density affordable housing is realistic at this scale under current market and regulatory conditions. The provisions of both Programs 8 and 10 are intended to encourage development and enable affordable housing on this site.
Realistic Capacity
To determine the realistic capacity on these sites, the City identified a realistic density below the maximum, and applied an additional reduction factor to sites with a mixed-use designation to account for potential non-residential uses. A summary of the assumptions and realistic capacity is included in Table 5-3, and detailed descriptions of the adjustment factors applied to sites within each zoning designation is provided after the table.
Table 5-3
Strategy 1: Realistic Capacity
Zoning
(after
rezoning)
Number
of
Parcels
Acres*
(Net)
Max
Density
(du/ac)
Max
Capacity
(units*)
Adjustment
Factors**
Final
Realistic
Capacity
(units*)
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HDR-45 2 1.2 45 54 53.3% 29
MU-1 3 0.5 75 39 28.0% 11
TOTAL 3 5 0.5 1.7 39 92 11 40
Source: City of Ontario, 20222026.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites.
Adjustment Factors
• HDR-45
Description:
- Size of site: 2 parcels (consolidated), 1.2 acres
- Allowable density: 25-45 dwelling units per acre
- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
- Existing Use: Parking Lot (see Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. No Adjustment
The HDR-45 zone is a residential district, intended for 100 percent residential projects. For this reason, 100 percent of the site area was considered viable for residential
development, and no reduction factor was applied.
- Typical Densities. 53.3 Percent Adjustment
For conservative estimates, the minimum density of the
zone, 25 dwelling units per acre, was used to determine the total housing capacity. 25 dwelling units per acre is 53.3 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-24 Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(1)x(.533)x(1)x(1) = 53.3 percent • MU-1
Description:
- Size of site: 3 parcels (consolidated), 0.5 acres
- Allowable density: 25-75 dwelling units per acre
- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
- Existing Use: Used car sales (see Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. 60 Percent Adjustment This mixed-use designation allows for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses. Recent and proposed development in the district includes a mix of all three types of projects, including the following residential and mixed use projects:
The Hutton C-Block development is a mixed-use project
with commercial uses on the ground floor, structured
parking, and multi-family housing on upper floors. The
Palmer West project is 100 percent residential. Two
affordable projects, Emporia I, completed in 2020, and
Emporia II, which is entitled and expected to start
construction in 2022 if funding applications are successful completed in 2024, are also examples of 100 percent
residential projects in this district, and illustrated that the zoning can support affordable projects. To account for
potential non-residential uses, an adjustment factor of 60 percent was applied. This estimate generally reflects the Policy Plan Amendments, Hearing Draft, June 2026 115
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-25 mix of project types the City anticipates based on recent applications for development in the MU-1 zone.
- Typical Densities. 46.7 Percent Adjustment
The downtown mixed-use category allows residential
densities between 25 and 75 dwelling units per acre. A
realistic density on the lower end of the allowed range, 35 dwelling units per acre, was used to determine the total capacity in this zoning district. Recent entitlements in excess of 40 dwelling units per acres have been issued in this district. Projects include the Hutton C-Block
development (60 dwelling units per acre), and the Palmer West multi-family project (47 dwelling units per acre).
Affordable projects in the City, like the Emporia I
development (completed in 2020), was built at a slightly lower density (26 dwelling units per acre), but there are several examples of recent affordable projects outside the City that are built at or above 35 dwelling units per acre including, Clark Commons (36 du/ac), affordable family
apartments in Buena Park, completed in 2019.
Accordingly, 35 dwelling units per acre will provide
realistic capacity estimates. Thirty-five dwelling units per acre is 46.7 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(.600)x(.467)x(1)x(1)=28.0 percent Units by RHNA Income Category
On both sites, only 50 percent of the final realistic capacity was estimated to have the potential to accommodate lower incomes, as shown in Table 5-4.
Table 5-4
Strategy 1: Units by Income Category
Zoning
(after
rezoning)
Number of
Parcels
Acres*
(Net)
Units by RHNA Income Category Final Realistic
Lower Capacity (units*)
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: Downtown
HDR-45 2 1.2 15 14 - 29
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-26 MU-1 3 0.5 5 6 - 11
TOTAL 3 5 0.5
1.7 5 20 6 20 - 11 40
Source: City of Ontario, 20222026.
*Acres and units have been rounded.
Strategy 2: Holt Boulevard Opportunity Areas (West and East) Opportunity Areas
Holt Boulevard is one of the city’s original thoroughfares, extending through Ontario and connecting to neighboring communities. It is also an important regional transit corridor. This strategy includes two Opportunity Areas, West Holt Boulevard and East Holt Boulevard.
Suitability of Sites
Infrastructure Availability
Like Downtown, Holt Boulevard is well served by infrastructure. Water, sewer, and other utilities are in place along the corridor, and the area will benefit from ongoing technology and infrastructure investments associated with the BRT expansion and OntarioNet.
RHNA Income Category
These sites were determined to be suitable for lower-income households based on proximity to transit, access to grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation, as discussed below. • Proximity to transit. Holt Boulevard has long been an important transit corridor in the city. Existing bus lines along Holt Boulevard report some of the highest ridership rates in San Bernardino County. In addition, theThe San Bernardino County
Transportation Authority (SBCTA) plans to provideis
implementing new bus rapid transitBus Rapid Transit (BRT) service along Holt Boulevard as part of the West Valley Connector Project. Those portionsPortions of the project that will serveserving Holt Boulevard are fundedunder construction and scheduled for operation in 2023. are expected to be operational by the end of 2026.
- West Holt Boulevard. Approximately 70 percent of the land area identified for lower- and moderate-income housing along West Holt Boulevard is within a 5-minute walk of a planned BRT stop; 100 percent of sites are within a 10-minute walk of a planned BRT stop.
• Access to grocery stores.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-27 - West Holt Boulevard. Approximately half of the acreage identified in this Opportunity Area are within a 1/2 mile walk of an existing grocery store (Superior Grocers at 815 W. Holt Blvd.).
- East Holt Boulevard. Sites 1-9, as noted on Figure 5-4west of Grove Avenue in the, East Holt Housing Opportunity Area, are within a 1/2 mile walk of an existing grocery store (Cardenas Markets at 720 E. Holt Blvd.). Sites east of Grove avenue are within 1/2 mile walk of a BRT station, which provides access to a variety of grocery options, including a BRT stop in front of the Cardenas Market at 720 E. Holt Blvd. • Proximity to infrastructure and utilities. As noted under infrastructure availability, this area is well-served, and these sites will benefit from innovative technology the City is piloting in the downtown.
• Environmental mitigation. As noted under Environmental Constraints, and discussed under Existing Use, there are no known natural or man-made environmental development
concerns that would require mitigation.
To provide conservative estimates, however, only 50 percent of the identified capacity (described under Realistic Capacity) was considered suitable to accommodate lower-income housing, while the balance was considered suitable for moderate-income housing (detailed under Units by RHNA Income Category).
Environmental Constraints
The development in these areas would constitute urban infill projects on already disturbed land, so there are no environmental constraints limiting development potential.
Analysis of sites to accommodate lower-income RHNA
West Holt Boulevard
The City has identified 3627 parcels (18.312.9 acres) along West Holt Boulevard for inclusion in the land inventory, as shown in Figure 5-3 and described below.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-28 Figure 5-3 West Holt Housing Opportunity Area
• Inclusion in Previous Housing Element
Several parcels were included in the City’s prior housing element (see a detailed list by APN in Appendix B and Program 15). To further encourage residential development on parcels listed in the last housing element and to comply with AB 1397, by-right development will be allowed for any residential project that includes at least 20 percent of units affordable to lower-income households, as described in Program 15.
• Zoning
- Sites with Adequate Zoning. There are 2725 parcels (12.811.4 acres) within the Opportunity Area currently zoned as HDR45, which allows residential projects at densities between 25 and 45 dwelling units per acre and satisfies the default density requirements for lower-income housing and is sufficient to support moderate-income housing as well.
- Proposed Rezoning. Two parcels (1.5 acres), currently were rezoned as from Community Commercial (CC) to MU-8C-AH,
are as part of the City’s rezoning program (Program 13). The City proposes changeding the designation to MU-8C2 with an Affordable Housing Overlay (described in Program 13), which will allowallows a density range of 20-–40 dwelling units per acre and is suitable for lower- and moderate-income housing.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-29 Five parcels (4.0 acres) are currently zoned as MDR-25. These will be included in the City’s rezoning program (Program 13) with a proposed designation of HDR-45, which allows up to 45 dwelling units per acre and is suitable for both lower- and moderate-income housing.
• Size of Sites
While parcels smaller than 0.5 acres have been identified throughout West Holt Boulevard, such parcels were only included in the sites inventory if they maintained consistent ownership with an adjacent parcel and together the parcels were greater than
0.5 acres. Adjacent parcels with consistent ownership often function as a single site. As described in Program 10, the City plans to adopt an ordinance to encourage site consolidation.
• Existing Use
Existing uses include parking lots (2 consolidated sites, 1.4 acres), aging commercial properties including, retail/service commercial (4 consolidated sites, 2.83.65 acres), materials suppliers and related parking areas (2 consolidated sites, 2.1 acres), automotive uses (2 sites, 1.0 0.62 acres), and used car sales lots (11 sites6 consolidated lots, 5.0410.5 acres). These commercial properties are underutilized and surrounded by residential uses.
The identified parking lots are associated with an established restaurant. While the restaurant is not expected to turn over this cycle, the parking areas are large, and the restaurant would still retain a large parking area that was not included in the inventory.
The consolidated sites (4 parcels total) are adjacent and could be further consolidated to enable redevelopment. The City discussed general growth opportunities with property owners, who do not currently have plans to redevelop, but development could occur during the 6th cycle. Program 10 encourages lot consolidation as described above.
The retail/service commercial properties identified in the inventory were selected because of the age of the buildings and the current mix of uses. The 4 consolidated sites are comprised of 7 parcels with structures built between 1950 and 1960. The typical lifespan of a commercial building is 30 years. The structures on the identified sites range in age from 60 to 70 years. As structures age, systems need to be updated and hazardous materials common in construction when these buildings were constructed, like asbestos and lead paint need to be abated, increasing the cost of upkeep.
As these costs increase, cost-effective revenue generation declines.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-30 When buildings no longer produce cost-effect revenue, they have reached the end of their useful life, and properties (and property owners) are typically ready for redevelopment. Tenants in these structures include liquor stores, a party supply store, an independent furniture store, a custom glass and mirror supplier, appliance repair, and a beauty school. All are small independent businesses, so redevelopment of these properties would not require strategic decisions by major corporations.
Other commercial uses include a nursery, a building material supplier, tire sales and automotive services. The nursey and building materials supplier operate largely outdoors and have very few supporting structures. If these properties were to redevelopment, these uses would be easier to relocate as tenant improvements are minimum. The tire sales and automotive uses also occupy structure built in the 1970s, that are now reaching the end of their useful lives.
Car sales lots, currently occupy more than half of the acreage identified in the sites inventory. These uses are largely undeveloped, which means the cost and effort required to transition to residential uses are reduced as less site preparation will be necessary.
• Availability of Sites
In general, typical commercial properties are leased on three- to five-year terms. It is unlikely that existing tenants in this area would have lease terms longer than industry standards. In addition, uses that occupy lower-rent properties, like those included in the land inventory along West Holt, are historically phased out of urban areas as land values rise to the point where property owners can realize higher profits through either redevelopment or sale of the property. Given the current market conditions (described above), which show a strong demand for residential, an increased appetite for higher-density projects. The City has reached out to property owners in this area. While none have current plans for housing development, many were
interested in potential lot consolidation, indicating the redevelopment is feasible within the 6th cycle.
• Feasibility of Development
Sites along West Holt Boulevard were identified based on proximity to transit, potential for redevelopment, and current zoning.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-31 There is a growingsustained interest in residential development in this area. The , as evidenced by recent and ongoing entitlement activity for multifamily projects along West Holt Boulevard and in the broader corridor. Building on earlier entitlements, such as the Roosevelt Tower Apartments, located at 549 West Holt Boulevard, ; is currently in entitlements, but construction of the 59-unit apartment building is expectednewer multifamily and mixed-use proposals; and continued developer inquiries, indicate that the market remains receptive to begin in 2022. While this project indicates there is an appetite for higher-density housing development in this part of the city, examples from the larger region illustrate how underutilized sites, similar to those identified along West Holt, are being redeveloped with affordable housing, demonstratingat this location during the potential for affordable housing on the identified sites. current planning period.
Affordable housing projects throughout the region have started to look to smaller underutilized parking lots and aging commercial sites for opportunities to develop affordable housing in areas that are well served by transit and infrastructure, like the sites identified along West Holt Boulevard. Recent examples include the Heroes Landing affordable housing project in Santa Ana, CA, which transformed an underutilized parking lot on a 1.5-acre site into 75 units for permanent supportive housing. Also in Santa Ana, the Tiny Tim Plaza affordable housing project that is currently under construction turned an aging strip commercial center into 51 units of affordable family housing and communityserving commercial uses.
East Holt Boulevard
The City has identified 21 33 parcels (22.241.9 acres) for inclusion in the land inventory, as shown in Figure 5-4 and described below.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-32 Figure 5-4 East Holt Housing Opportunity Area
• Inclusion in Previous Housing Element.
These parcels were not included in prior housing elements. • Zoning
- Sites with Adequate Zoning. Five Six vacant parcels (5.1 acres) and eleven underutilized parcels (11.210 acres) are zoned MU26, which allows 14-–40 dwelling units per acre, a density sufficient to support the development of lower- and moderateincome housing without rezoning. - Proposed Rezoned Propertiesing. Four Three vacant parcels (5.9 acres) are currently were rezoned fromfor Business Park (BP) to MU-6-AH , consistent with and will be included in the City’s rezoning program (Program 13), with a proposed
designation of MU-2-AH (mixed-use with an Affordable
Housing Overlay, described in Program 13). Theseis
designations will allow a density range of 20-–40 dwelling units per acre for MU-6-AH. As such, they are and is suitable to support lower- and moderate-income housing.
- In addition, the City identified 12 properties during the 6th cycle, totaling approximately 19.2 acres, that were rezoned to MU-6-AH with the Affordable Housing Overlay Zone during the 6th Cycle. All rezoning was processed either before or concurrent with the adoption of the revised Housing Element Policy Plan Amendments, Hearing Draft, June 2026 123
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-33 (2026), so an additional implementing program is not
required.
• Size of Sites
There are no sites smaller than 0.5 acres or larger than 10 acres identified within the East Holt Opportunity Area. The City’s strategy emphasizes assembling small and mid-sized parcels into development sites that are large enough to support multifamily projects while remaining consistent with the established products currently of interest in the corridor.
• Existing Use
Nine parcels (11 acres) within the Opportunity Area are currently vacant. Vacant sites are shaded in Figure 5-4, but no numerical value is assigned to Vacant sites.
Eleven parcels (11.2 acres) are underutilized sites. The potential for redevelopment on each non-vacant site, numbered by parcel in Figure 5-4, is described below.
1-2. Between Campus Avenue and Allyn Avenue, two parcels (1.5 acres) are identified to have the potential for redevelopment. The first (site 1-44) is a used car sales lot, which has potential for redevelopment because of the low existing floor-area ratio (FAR) (very small building and large parking area) and the age of the building. The demolition required for redevelopment would be minimal. Adjacent to this is a parcel (site 1-45, 0.91 acres) where servicelow-intensity commercial uses, including a laundromat and automotive shop, have been identified as candidates for redevelopment due to the age of the buildings (50+ years old) nearing the end of a typical lifespan for commercial buildings.
Tenants on both sites are independent operators, so
redevelopment of these properties would not require strategic decisions by major corporations.
3. Traveling east on Holt Boulevard, another parcel (0.90 acres), just east of the Allyn Avenue intersection, has also been identified to have the potential for redevelopment due to the low existing FAR (large parking area and small building), the age of the structure (48 years old), and because an independent retail use occupies the site. the City has entitled a Planned Unit Development on four vacant sites 1-39, 1-42, 1-43, 1-51. The entitlement includes a 100 percent deed-restricted affordable housing community, known as Vista Verde II, which is being built in partnership between the City and National CORE. Vista Verde II was entitled in February 2025 and will provide 144 lower Policy Plan Amendments, Hearing Draft, June 2026 124
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-34 income units funded through an Affordable Housing and
Sustainable Communities (AHSC) program award, City
contributions, and tax credit equity. This project reinforces the City’s commitment to producing affordable housing and services to support long-term housing stability for lower income households.
Site 1-50 at the northwest corner of Holt Boulevard and Allyn Avenue is not included in the entitlement, but property owners of the existing O’Reilly Auto parts have expressed interest in selling the property to the City to house affordable housing.
4.6 Continuing east on Holt Boulevard, on the other side of three vacant sites included in the inventoryimmediately east of the entitled Vista Verde II project, sit three parcels (sites 1-37, 1-38, and 1-41, 4.53.2 acres), with potential for redevelopment due to low existing FAR, the age of existing structures, and because the sites are currently used by an independent automotive parts retailer and an independent automotive repair shop, which often produce noise, odors, and other nuisances that are incompatible with residential uses. These sites, however are adjacent to several residential properties. Converting these sites to housing would improve the land use compatibility for adjacent residents. 7-9. Further east along Holt Boulevard, three sites (1-34, 1-35, and 1-36, 1.8 acres) are identified as candidates for redevelopment. The first two properties include an unused parking lot and a boardedup, vacant building that once functioned as a church. These sites were identified for potential redevelopment because of the age of the structure (nearly 100 years old), the poor state of repair of the building, and because the two sites are not currently being used.
An automotive repair shop occupies the third parcel; it was identified as a candidate for redevelopment because it is adjacent to residential uses, which can cause nuisance issues, and has a low existing FAR.
10-11. East of the Grove Avenue intersection sits two sites (1-32 and 1-33, 2.4 acres), each with an existing motel. These sites were identified because both are older, underperforming, budget motels that could be converted into permanent supportive housing or demolished and rebuilt with housing affordable to lower- and moderate-income households.
Sites 2-4 and 2-5 were identified as suitable for affordable housing development in conjunction with the vacant site 2-6. Site 2-4 houses a postal office while site 2-5 houses an aging office with a low existing FAR. It is anticipated that the development of the Policy Plan Amendments, Hearing Draft, June 2026 125
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-35 vacant parcel at site 2-6 will spur development on these adjacent lots, to account for existing uses on these properties, however, units have only been projected on the vacant parcel.
Site 3-58 houses DG market, discount retailer. This site was identified as suitable for affordable housing development due the low existing FAR, the size of the site and the potential for the site to turn over due to reduced retail demand.
Sites 3-24 and 3-52 are more than 50 percent vacant. Site 3-37 houses a vacant building with extremely low FAR, that is prime for redevelopment.
Sites 1-31, 1-30, 2-6, 2-12, 2-13, 2-14, 3-41, 3-39, 3-38, 3-59, and 3-46 are vacant.
• Availability of Sites
In general, typical commercial properties are leased on three- to five-year terms. It is unlikely that existing tenants in this area would have lease terms longer than industry standards. In addition, uses that occupy lower-rent properties, like those included in the land inventory along East Holt, are historically phased out of urban areas as land values rise to the point where property owners can realize higher profits through either redevelopment or sale of the property.Many of the corridor’s lower-rent, auto-oriented, and small strip commercial uses are located on parcels suitable for affordable housing, and as land values and interest in residential and mixed-use infill increase, these uses are expected to transition to higher-value housing or mixed-use projects as owners pursue opportunities to redevelop or sell. Given tThe current market conditions (described above), which show a strong demand for residential, and increased appetite for higher-density projects. Existing and planned affordable housing projects in this area show the viability of such sites for lower income housing.
The City reached out to several property owners in this area.
While none have current plans for housing development, those who responded would consider introducing housing or
affordable housing should the opportunity arise, the primary concern property owners indicated was smaller lot sizes, which the City is working to mitigate through the provisions of program 10, including adoption of a lot consolidation ordinance to encourage and enable development of affordable housing. • Feasibility of Development
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-36 Like West Holt Boulevard, sites along East Holt Boulevard were identified based on proximity to transit, potential for redevelopment, and current zoning.
Approximately half of the sites identified in the East Holt Boulevard Opportunity Area are within a 5-minute walk of a planned BRT stop; 100 percent of sites are within a 10-minute walk of a planned BRT stop.
There is a growing interest in residential development in this area.
This is evidenced by the Vista Verde affordable housing project, completed in 2021, which was developed in the MU-2mixed- use district along East Holt Boulevard as a 100-percent affordable housing project, demonstrating that this zone and area can support affordable housing. In addition to this project, a new market-rateone hundred percent affordable project is proposed entitled at 1001 E Holt BlvdBoulevard,. 1001 E Holt Blvd. is currently in entitlements, but construction of the 42-unit apartment building is expected to begin in 2022 or 2023 which is fully funded by multiple grants including an Affordable Housing and Sustainable Communities (AHSC) grant.
Examples from the larger region further illustrate how nonvacant sites, similar to those identified along West Holt, are being redeveloped with affordable housing, demonstrating the potential for affordable housing on the nonvacant sites.
Affordable housing projects throughout the region have started to look to smaller underutilized parking lots and aging commercial sites for opportunities to develop affordable housing in areas that are well served by transit and infrastructure, like the sites identified along West Holt Boulevard. Recent examples include the Heroes Landing affordable housing project in Santa Ana, CA, which transformed an underutilized parking lot on a 1.5-acre site into 75 units for permanent supportive housing. Also in Santa Ana, the Tiny Tim Plaza affordable housing project that is currently under construction turned an aging strip commercial center into 51 units of affordable family housing and communityserving commercial uses.
Realistic Capacity
To determine the realistic capacity on these sites, the City identified a realistic density below the maximum, and applied an additional reduction factor to sites with a mixed-use designation to account for potential non-residential uses. A summary of the assumptions and realistic capacity is included in Table 5-5, and detailed descriptions of the Policy Plan Amendments, Hearing Draft, June 2026 127
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-37 adjustment factors applied to sites within each zoning designation is provided after the table.
Table 5-5
Strategy 2: Realistic Capacity
Zoning
(after rezoning)
Number of
Parcels
Acres*
(Net)
Max Density
(du/ac)
Max Capacity
(units*)
Adjustment
Factors**
Final Realistic
Capacity
(units*)
Opportunity Area: West Holt
HDR-45 25 32 11.41
16.9 45 513 759 53.355.6% 285 422
MU-8CAHMU-2-AH
2 1.46
1.5 40 58 58 56.3% 33 32
Opportunity Area: East Holt
MU-2 16 16.3 40 650 56.3% 366
MU-2-AH 4 5.9 40 237 56.3% 134
MU-6 13 13.3 40 531 56.3% 298
MU-6-AH 12 13.4 40 534 56.3% 296
MU-6-AH
(Sites 2-4, 2-
5, 2-6)
3 9.7 40 388 26.1% 101
PUD 5 5.5 40 220 65.5% 144
TOTAL 60 54 54.8
40.5 2,244 1,705 1,157 954
Source: City of Ontario, 20222026.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites.
Adjustment Factors
• HDR-45
Description:
- Number and size of sites: 2125 sites after consolidation of 32 parcels, 16.9totaling approximately 11.4 net acres
- Allowable density: 25-45 dwelling units per acre
- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
- Existing Use: Parking lots, aging retail, building materials supply, automotive services, auto sales, commercial
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-38 services (see Existing Use under "Site Specific Information" above for details)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. No Adjustment
The HDR-45 zone is a residential district, intended for 100 percent residential projects. For this reason, 100 percent of the site area was considered viable for residential
development, and no reduction factor was applied.
- Typical Densities. 53.355.6 Percent Adjustment
For conservative estimates, the minimum density of the
zone, 25 dwelling units per acre, was used to determine the total housing capacity. 25 dwelling units per acre is
53.355.6 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(1)x(.556.533)x(1)x(1) = 55.653.3 percent • MU-2 and MU-2-AH, MU-6, MU-6-AH, and MU-8C-AH (not
including sites 2-4, 2-5, or 2-6)
Description:
- Number and size of sites: 20Across West Holt and East Holt, there are 27 parcels, 158 of which are in the
Affordable Housing Overlay (14.8 acres), and 13 are not in the overlay (13.3 acres) sites after consolidation of 22 parcels, 23.7 acres
- Allowable density:
o MU-62: 14-40 dwelling units per acre
o MU-62-AH and MU-8C-AH: 20-40 dwelling units
per acre
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-39 - RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent), with the exception of sites 2--4, 2-5, and 2-6, discussed further below.
- Existing Use: Vacant (9 parcels, 6.6 acres),Sites include a mix of vacant parcels and underutilized urban commercial and auto-oriented uses such as older motels, auto repair and parts store, automotive servicesstores, open storage, used car sales, aging motelsstrip commercial, small
convenience store in aging buildingstores on largely
vacant lot, vacantpaved lots, and a former church and
parking area, Used car sales (see all identified as
candidates for redevelopment. under "Site Specific
Information" above)
- Infrastructure availability: Yes, no constraints. The corridor is fully served by utilities and is aligned with existing and planned high-frequency transit, including the Holt Boulevard BRT.
Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage. , with no additional
reductions for site improvements beyond standard
requirements.
- Realistic Residential Capacity. 75 Percent Adjustment This mixed-use designation allows for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses. Recent and proposed development in the district includes a mix of all three types of projects, including the following residential and mixed use projects:
1001 E. Holt Blvd. (Vista Verde II), which is fully entitled for 144 lower-income units and fully funded through
AHSC and other grants; and 1389 E Holt Blvd, a privately funded project entitled for 50 units including 3 affordable to very low income households. is a mixed-use project
with commercial and residential uses, . The Roosevelt
Tower Apartments is 100 percent residential. Vista Verde I Affordable Housing, completed in 2021, is also 100
percent residential. All projects, and it illustrates that the MU-2 6 and MU-1 zoning districts can support affordable projects.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-40 To account for potential non-residential uses, a reduction factor of 25 percent was applied. This estimate generally reflects the mix of project types the City anticipates on the identified properties based on recent applications and
zoning changes. The remaining 25 percent of land on
identified sites is assumed to be for non-residential uses.
This estimate generally reflects the mix of project types the City anticipates based on recent applications for
development in the MU-6 and MU-8C2 zones.
- Typical Densities. 75 Percent Adjustment
The Holt Boulevard mixed-use categoriesy (MU-26 and
MU-8C) allows residential densities between 14 and 40
dwelling units per acre. Mixed-use sites that are part of the rezoning program are also within the affordable housing overlay (MU-26-AH or MU-8C-AH), which will raise the
minimum density to 20 dwelling units per acre, (densities between 20 and 40 dwelling units per acre are allowed). A realistic density on in the middle of the allowed range, 30 dwelling units per acre, was deemed realistic to determine the total capacity in these zoning districts. Recent and proposed projects in mixed-use areas along Holt
Boulevard supports this density, with most proposed
residential projects falling between 25 and 35 dwelling units per acre, but proposed projects have been as high as 72 dwelling units per acre. including, the Roosevelt Tower Apartments, located at 549 West Holt Boulevard (72
dwelling units per acre), and 1001 E. Holt Blvd., a mixeduse multi-family project (35 dwelling units per acre).
Accordingly, 30 dwelling units per acre will provide a
realistic capacity estimate.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(.750)x(.750)x(1)x(1)=56.3 percent • MU-6-AH: Sites 2-4, 2-5, and 2-6.
- Land Use Controls and Site Improvements. No Adjustment.
Site size reflects net acreage, with no additional reductions for site improvements beyond standard requirements.
- Realistic Residential Capacity. 34.8 Percent
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-41 Combined, the sites total 9.7 acres (4.7 acres for 2-4, 0.5 acres for 2-5, and 4.5 acres for 2-6), with a combined
maximum residential capacity of 388 units. Due to existing uses on two of the sites, however, the City assumed that only the vacant property (site 2-6, 4.5 acres) would be suitable for redevelopment within the 6th Cycle, which
would allow for a maximum of 135 units.
To account for potential non-residential uses, however, an additional reduction factor of 25 percent was applied. This estimate generally reflects the mix of project types the City anticipates on the identified properties based on recent applications and zoning changes. The remaining 25
percent of land on identified sites is assumed to be for nonresidential uses. This estimate generally reflects the mix of project types the City anticipates based on recent
applications for development in the MU-6 and MU-8C
zones.
- Typical Densities. 75 Percent Adjustment
All three parcels are designated for mixed-use
development (MU-6-AH) with the affordable housing
overlay, permitting 20–40 dwelling units per acre. The
same density assumption (30 dwelling units per acre) as other properties in this opportunity area with the same zoning is used (see Typical Densities in the prior MU-6- AH section for a full discussion).
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(.348)x(.750)x(1)x(1)=26.1 percent • PUD.
The City has entitled a Planned Unit Development on these properties for a 100 percent deed-restricted affordable housing community, known as Vista Verde II, which is being built in partnership between the City and National CORE. Vista Verde II was entitled in February 2025 and will provide 144 lower income units funded through an Affordable Housing and Sustainable Communities (AHSC) program award, City contributions, and tax credit equity. This project reinforces the City’s commitment to producing affordable housing and services to support long-term housing stability for lower income households.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-42 The realistic capacity for this site is 144 units, consistent with the entitlement.
Units by RHNA Income Category
To further ensure conservative estimates, only 50 percent of the final realistic capacity, except sites 2-4, 2-5, and 2-6, in both Opportunity areas was estimated to have the potential to accommodate lower incomes, as shown in Table 5-6. Due to existing uses, only 26.7 percent of the final realistic capacity on sites 2-4, 2-5, and 2-6, grouped together under the MU-6-AH zoning category, was estimated to have potential to accommodate lower income housing.
Table 5-6
Strategy 2: Units by Income Category
Zoning
(after rezoning)
Number of
Parcels
Acres*
(Net)
Units by RHNA Income Category Final Realistic
Lower Capacity (units*)
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: West Holt
HDR-45 25 32 11.4
16.9 143 211 142 211 - 285 422
MU-8CAHMU-2-AH
2 2 1.5 16 17 16 - 33 32
Opportunity Area: East Holt
MU-1MU-2 7 16 7.3
16.3 81 183 81 183 - 123 366
MU-1-
AHMU-2-AH
9 4 9.5
5.9 107 67 107 67 - 214 134
MU-6 13 6 13.3
6.02 149 68 149 67 - 298 135
MU-6-AH 12 6 13.4
13.5 148 70 148 235 - 296 305
MU-6-AH
(Sites 2-4, 2-
5, 2-6)
3 9.7 27 74 - 101
PUD 5 5.5 144 - - 144
TOTAL 60 54 54.7
50 40.5
627 495
477
530 660
477
- 1,157 584954
Source: City of Ontario, 20222026.
*Acres and units have been rounded.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-43 Strategy 3: Old Cardenas Market Housing Opportunity Area Opportunity Area
The Old Cardenas Market site consists of three parcels (3.5 acres) that front Euclid Avenue, as shown in Figure 5-5 and described below.
Figure 5-5 Old Cardenas Market Housing Opportunity Area Suitability of Sites
Infrastructure Availability
Like Downtown and Holt Boulevard, this site is well-served by infrastructure.
RHNA Income Category
The DowntownOld Cardenas Market Opportunity Area was determined to be suitable for lower-income households based on proximity to transit, access to existing jobs, access to grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation:
• Proximity to transit. The sites in this Opportunity Area are along an existing Omnitrans bus route (Route 83), which runs the length of Euclid Avenue. SBCTA has also planned a new BRT route along Euclid Avenue, which will serve the site once it is operational. • Access to existing and planned jobs. The site is just a little over 1 mile from the established industrial employment zone, which begins east of Campus Avenue.
• Access to grocery stores. All sites in this Opportunity Area are within a 1/4 mile walk of an existing grocery store (Cardenas Markets at 1850 S. Euclid Ave.).
• Proximity to infrastructure and utilities. As noted under infrastructure availability, this area is well-served, and these sites will benefit from innovative technology the City is piloting in the downtown.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-44 • Environmental mitigation. As noted under Environmental Constraints, and discussed under Existing Use, there are no known natural or man-made environmental development
concerns that would require mitigation.
To provide conservative estimates, however, only 50 percent of the identified capacity (described under Realistic Capacity) was considered suitable to accommodate lower-income housing, while the balance was considered suitable for moderate-income housing (detailed under Units by RHNA Income Category).
Environmental Constraints
There are no environmental constraints limiting development potential.
Analysis of sites to accommodate lower-income RHNA
All Sites
• Inclusion in Previous Housing Element
These parcels were not included in prior housing elements. • Zoning
All three parcels are were currently zoned CN but will bewere included in the City’s rezoning program. The two vacant parcels are proposed to change towere rezoned HDR-45, while the Cardenas Market was rezoned MU-8D, is proposed as a mixeduse designation that allows for a density range of 20-30+75 dwelling units per acre.
• Size of Sites
There are no sites smaller than 0.5 acres or larger than 10 acres identified within the Old Cardenas Market Opportunity Area. • Existing Use
The site includes an unused the parking lot behind a gas station, a vacant building that previously housed Cardenas Market and its parking area that is not currently in use, and the vacant lot north of the market.
• Availability of Sites
The nonvacant sites within this Opportunity Area are not currently used. The building is vacant and parking lots are empty.
The owner of the property is interested in redevelopment, and the City has discussed introducing residential used to help facilitate development of the site with the owner. The property owner is interested in redeveloping the shuttered site and is interested in Policy Plan Amendments, Hearing Draft, June 2026 135
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-45 the introduction of residential including the potential to include affordable units, but there are no plans to redevelop at this time. • Feasibility of Development
These sites are classic infill lots along a commercial corridor that could be built out in a similar manner to the Vista Verde affordable housing project, completed in 2021, which was located along Holt Boulevard, another busy commercial corridor in the City, and the Emporia I affordable housing project, completed in 2020, which was located in the southern portion of the downtown district.
Realistic Capacity
To determine the realistic capacity on these sites, the City identified a realistic density below the maximum and applied an additional reduction factor to sites with a mixed-use designation to account for potential nonresidential uses. A summary of the assumptions and realistic capacity is included in Table 5-7, and detailed descriptions of the adjustment factors applied to sites within each zoning designation is provided after the table.
Table 5-7
Strategy 3: Realistic Capacity
Land Use
(after General
Plan Update)
Number of
Parcels
Acres*
(Net)
Max Density
(du/ac)
Max Capacity
(units*)
Adjustment
Factors**
Final Realistic
Capacity
(units*)
Opportunity Area: Old Cardenas Market
HDR-45 2 1.3 45 59 54% 32
MU-8D 1 2.2 75 167 20% 33
TOTAL 3 3.5 224 65
Source: City of Ontario, 2022.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites
Adjustment Factors
• HDR-45
Description:
- Number and size of sites: 1 site after consolidation of 2 parcels, 1.3 acres
- Allowable density: 25-45 dwelling units per acre
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-46 - RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
- Existing Use: Vacant
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. No Adjustment
The HDR-45 zone is a residential district, intended for 100 percent residential projects. For this reason, 100 percent of the site area was considered viable for residential
development, and no reduction factor was applied.
- Typical Densities. 53.3 Percent Adjustment
For conservative estimates, the minimum density of the
zone, 25 dwelling units per acre, was used to determine the total housing capacity. 25 dwelling units per acre is 53.3 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(1)x(.533)x(1)x(1) = 53.3 percent • MU- (new)8D
Description:
- Number and size of sites: 1 parcel, 2.2 acres
- Allowable density: 20-75 dwelling units per acre
- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-47 - Existing Use: Vacant building, former grocery store that has already relocated and associated parking lot (see
Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. 50 Percent Adjustment This mixed-use designation will allow for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses, consistent with the City's existing mixeduse districts. Recent and proposed development in existing mixed-use areas include a mix of all three types of projects, including the following residential and mixed-use
projects: 1001 E. Holt Blvd. (Vista Verde II), which is entitled for 144 lower-income units and fully funded
through AHSC and other grants; and 1389 E Holt Blvd, a
privately funded project entitled for 50 units including 3 affordable to very low income households. is a mixed-use project with commercial and residential uses. The
Roosevelt Tower Apartments is 100 percent residential.
Vista Verde I Affordable Housing, completed in 2021;, and the Emporia I and II Affordable Housing projects
(completed in 2020 and 2024) are also 100 percent
residential, and they illustrate that the mixed-use zoning can support affordable projects. To account for potential non-residential uses, a reduction factor of 50 percent was applied. This estimate generally reflects the mix of project types the City anticipates based on discussions with the property owner. The remaining 50 percent of land on
identified sites is assumed to be for non-residential uses. - Typical Densities. 40 Percent Adjustment
The new mixed-use designation that will was be created
under Program 13, will allows residential densities
between 20 and 75 dwelling units per acre. A realistic
density on the lower end of the allowed range, 30 dwelling units per acre, was deemed realistic to determine the total capacity in this new zoning district. Recent and proposed projects in existing mixed-use areas downtown and along Policy Plan Amendments, Hearing Draft, June 2026 138
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-48 Holt Boulevard support this density including, the
Roosevelt Tower Apartments, located at 549 West Holt
Boulevard (72 dwelling units per acre), and 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per acre). Accordingly, the City feels 30 dwelling units per acre will provide a realistic capacity estimate. Thirty dwelling units per acre is 40 percent of the maximum
density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(.50)x(.40)x(1)x(1)=20 percent Units by RHNA Income Category
To further ensure conservative estimates, only half of the final realistic capacity was estimated to have the potential to accommodate lower incomes, as shown in Table 5-8.
Table 5-8
Strategy 3: Units by Income Category
Land Use Number of
Parcels
Acres*
(Net)
Units by RHNA Income Category Final Realistic
Lower Capacity (units*)
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: Old Cardenas Market
HDR-45 2 1.3 16 16 - 32
MU-8D 1 2.2 17 16 - 33
TOTAL 3 3.5 33 32 - 65
Source: City of Ontario, 2022.
*Acres and units have been rounded.
**A new mixed-use zoning district will be established per Program 13.
Strategy 4: Ontario Center Specific Plan Housing Opportunity Area Opportunity Area
The Ontario Center Specific Plan offers a variety of commercial, retail, entertainment, light industrial, and office uses, as well as a mix of housing opportunities, and outlines a detailed infrastructure plan for the area.
Originally adopted in 1981, the Specific Plan has been amended numerous times, including the addition of the Piemonte Overlay in 2006.
The most recent amendment was adopted in 2017.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-49 Much of the Specific Plan area has already been developed, but the remaining vacant parcels are prime candidates for development. After conversations with property owners and developers, the City identified four two vacant parcels (16.5 12.9 acres), where no specific projects have been proposed, as potential sites for lower- and moderate-income housing development, as shown in Figure 5-6.
Figure 5-6 Ontario Center Specific Plan Housing Opportunity Area Suitability of Sites
Infrastructure Availability
The backbone infrastructure to support housing development is already in place.
RHNA Income Category
The Ontario Center Specific Plan Opportunity Area was determined to be suitable for lower-income households based on proximity to transit, access to existing jobs and amenities, access to planned grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation:
• Proximity to transit. The sites in this Opportunity Area are within a 1/4 mile walk of an existing Omnitrans bus route (Route 81), which follows Concourse Street in a loop around the Toyota Arena and fronts all sites identified in this Opportunity area. • Access to existing and planned jobs. The sites in this Opportunity Area are within one of the most employment-rich areas of the City.
Sites are surrounded by mid-rise office buildings and the Toyota Policy Plan Amendments, Hearing Draft, June 2026 140
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-50 Arena. The Ontario Mills Mall and Ontario International Airport are both a short transit ride (on a direct line) or bike ride away. • Access to planned grocery store. All sites in this Opportunity Area are within a 1/4 mile walk of a planned grocery store on the vacant lot on the southeast corner of Fourth Street and Haven Avenue.
• Proximity to infrastructure and utilities. As noted under infrastructure availability, this area is served by existing infrastructure and utilities.
• Environmental mitigation. As noted under Environmental Constraints, there are no known natural or man-made
environmental development concerns that would require
mitigation.
To provide conservative estimates, however, only 50 percent of the identified capacity (described under Realistic Capacity) was considered suitable to accommodate lower-income housing, while the balance was considered suitable for moderate-income housing (detailed under Units by RHNA Income Category).
Environmental Constraints
No environmental constraints limit development potential on these sites.
Analysis of sites to accommodate lower-income RHNA
All Sites
• Inclusion in Previous Housing Element
These parcels were not included in prior housing elements. • Zoning
The zoning designation for all sites is Specific Plan (SP). The adopted plan is the Ontario Center Specific Plan. Two of the housing sites (3.6 acres) are regulated by the Piemonte Overlay, while the remaining sites (12.9 acres) are regulated by the Ontario Center Specific Plan base document. The Specific Plan does not establish density standards, so the Policy Plan densities would prevail. The Policy Plan allows for densities between 20 and 125 dwelling units per acre, which is sufficient to support lower- and moderate-income housing.
• Size of Sites
There are no sites smaller than 0.5 acres or larger than 10 acres identified within the Opportunity Area.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-51 • Existing Use.
All four sites identified in this area are vacant.
Realistic Capacity
To determine the realistic capacity on these sites, the City identified the realistic capacity on each site based on the unbuilt entitlement and applied an additional reduction factor to sites that allow a mix of residential and non-residential to account for potential non-residential development. A summary of the realistic capacity, based on the remaining entitlement, is included in Table 5-9, and detailed descriptions of how realistic capacity and reduction factors were calculated is provided after the table.
Table 5-9
Strategy 4: Realistic Capacity
Zoning
(after
rezoning)
Number of
Parcels
Acres*
(Net)
Max Density
(du/ac)
Max Capacity
(units*)
Adjustment
Factors**
Final Realistic
Capacity
(units*)
Opportunity Area: Ontario Center Specific Plan
Piemonte:
Office w/
Res
2 3.6 125 454 18-19% 84
Urban
Commercial 2 12.9 125*** 1,613*** 12% 193
Total 42 16.5
12.9 125*** 1,613***2,067 193303
Source: City of Ontario, 2022.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites
*** Density is not defined in the specific plan, so Policy Plan density would prevail. The Policy Plan allows densities between 20 and 125 dwelling units per acre.
Adjustment Factors
• Piemonte: Office w/ Residential Allowed
Description:
- Number and size of sites: 2 sites, 2 parcels, 3.6 acres - Allowable density: Density is not defined in the specific plan, so Policy Plan density would prevail. The Policy Plan allows densities between 20 and 125 dwelling units per acre.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-52 - RHNA affordability: Lower-income (50 percent), Moderateincome (50 percent) - Existing Use: Vacant
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. 50 Percent Adjustment Because this land use category allows for non-residential development, a 50 percent adjustment factor was applied to account potential development of non-residential uses.
- Typical Densities. 48.9 Percent Adjustment
These sites are designated as Office with Residential
Development Allowed in the Piemonte Overlay area within the Ontario Center Specific Plan. While the Piemonte Overlay does not specify allowable densities, it plans for 220 new units on the two sites. If 220 units were to develop across the 3.6 acres, the resulting density would be 61 dwelling units per acre. The difference between the maximum capacity and
number of units entitled under the specific plan result in a 48.9 percent adjustment factor.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(1)x(.50)x(.489)x(1) = 24.5 percent • Urban Commercial
Description:
- Number and size of sites: 2 sites, 2 parcels, 12.9 acres - Allowable density: Density is not defined in the specific plan, so Policy Plan density would prevail. The Policy Plan allows densities between 20 and 125 dwelling units per acre.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-53 - RHNA affordability: Lower-income (50 percent), Moderateincome (50 percent) - Existing Use: Vacant
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. No Adjustment Site size reflects net acreage.
- Realistic Residential Capacity. 83.2 Percent Adjustment Urban Commercial in the Ontario Center Specific Plan allows for a mix of tourist-related commercial uses, high- and medium-rise office buildings, entertainment/recreation
clusters, and high-density residential uses above the ground floor. Discussion with developers, who have submitted plans for the development of high-density housing near the Toyota Arena (just north and east of these sites) indicate that 100 percent residential development is much more likely than any type of office development. Recent market trends due to the COVID-19 pandemic support this, as vacancies in existing office buildings will need to be filled before the market can support additional office uses. Similar sentiments hold true for tourism and entertainment uses, as much of the demand for those types of facilities is proposed in the areas around the Toyota Arena. As such, 39,000 square feet of the remaining entitled development capacity was reserved for nonresidential uses on these two sites. This accounts for 16.8 percent of the remaining development potential, the inverse of the adjustment factor (83.2 percent) applied.
- Typical Densities. 14.4 Percent Adjustment
While the specific plan does not specify allowable densities it does specify maximum height. The sites are included in
planning area 11, where the maximum building height of 95 feet is regulated only by the height limits set by the Ontario International Airport. Housing products with densities above 60 dwelling units per acre are regularly developed under similar zoning standards, indicating the types of projects that could develop under the specific plan would meet the density thresholds necessary to facilitate the development of lowerand moderate-income housing.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-54 In addition to height, the specific plan entitled a specific amount of development. The specific plan regulates the
maximum capacity for Urban Commercial uses based on
building square footage rather than dwelling units. As such, the City uses the methodology described below to translate the remaining allowable square footage permitted under the
current specific plan into an approximate number of units.
Planning area 11 allows a total of 592,700 square feet; it is estimated that 360,455 square feet have already been
developed, leaving 232,245 square feet of developable
building area. To convert the remaining square footage into potential housing units, the City assumes the residential component would include a range of unit sizes with an
average size of 1,000 square feet, inclusive of common areas, which yields a remaining development capacity of 232 units. - Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (1)x(.832)x(.144)x(1)x(1)=12.0 percent Units by RHNA Income Category
To further ensure conservative estimates, only half of the final realistic capacity was estimated to have the potential to accommodate lower incomes, as shown in Table 5-10.
Table 5-10
Strategy 4: Units by Income Category
Zoning
(after
rezoning)
Number of
Parcels
Acres*
(Net)
Units by RHNA Income Category Final Realistic
Lower Capacity (units*)
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: Ontario Center Specific Plan
Piemonte:
Office w/
Res
2 3.6 55 55 - 110
Urban
Commercial
2 12.9 96 97 - 193
Total 42 16.5
12.9 15196 12697 - 303193
Source: City of Ontario, 2022.
*Acres and units have been rounded.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-55 Strategy 5: The Mills Housing Opportunity Area
Opportunity Area
The Ontario Mills Mall and surrounding areas are governed by The California Commerce Center North Specific Plan (The Mills). The specific plan was originally authored in 1992 and has not been amended since.
The document envisioned a regional commercial center focused on valueoriented retail and jobs creation that would capitalize on the proximity to the freeways and serve as a local landmark. The Mills has largely achieved this vision, and it remains a high-performing retail hub today (2021), but the economic outlook for retail and office uses in 2021 is vastly different than it was in 1992.
Ontario Mills Market Trends
Current trends in the redevelopment of retail centers began with the introduction of online retail, which is currently capturing 20 percent of every retail dollar spent in the US economy. Recent industry reports (Barclay’s Bank in October 2020 and Coresight Research in July 2020) find that the current number of retailers will likely be substantially reduced by 2030, with predictions by Coresight that online retail will account for 40 percent of retail sales by 2030. The COVID-19 pandemic has only accelerated the past trends. As retail stores opt to relocate or retail properties become due for major reinvestments/improvements, property owners find few retailers looking to replace existing tenants or find greater value in developing new residential uses. The demand for office space is likewise expected to remain stagnant through the 2021-2029 planning period as more office workers choose to work from home in the wake of the COVID-19 pandemic.
While retail uses, in general, are in decline, the Ontario Mills Mall remains a high-performing shopping center. It is anticipated that much of the existing retail square footage will remain through 2029, the physical configuration of the mall may be reshaped, consistent with current trends in mall redevelopment, leaving spaces for parking areas and outparcels to intensify with residential uses as existing restaurants, movie theaters, and retailers consolidate locations, relocate, or otherwise reconsider their physical footprint. The City's economic development department is in frequent contact with mall operators and property owners, and there are no known limitations, such as parking lease agreements that could limit redevelopment during the 6th cycle.
Successful shopping center redevelopment efforts, like the Bella Terra Mall in Huntington Beach, show high-performing malls successfully repositioning tenants in new configurations that introduce residential uses while retaining and improving their commercial cores.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-56 Considering current market trends, the City has identified the parking areas and several out parcels around the Ontario Mills Mall as potential redevelopment sites suitable for housing, as shown in Figure 5-7a.
Figure 5-7a The Mills Housing Opportunity Area
Suitability of Sites
Infrastructure Availability
The Mills area already has the necessary infrastructure in place to support housing development.
RHNA Income Category
The Ontario Mills Opportunity Area was determined to be suitable for lower-income households based on proximity to transit, access to existing and planned jobs and amenities, access to grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation:
• Proximity to transit. The sites in this Opportunity Area are within a 1/4 mile walk of an existing Omnitrans bus route (Route 81), which stops at the Ontario Mills Mall.
• Access to existing and planned jobs. The sites in this Opportunity Area are within one of the most employment-rich areas of the City.
The mid-rise office buildings, the Toyota Arena, and the Ontario International Airport are all a short transit ride (on a direct line) or bike ride away.
• Access to grocery store. Sites in this Opportunity Area are across Milliken Avenue from Target and Sam's Club.
• Proximity to infrastructure and utilities. As noted under infrastructure availability, this area is served by existing infrastructure and utilities.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-57 • Environmental mitigation. As noted under Environmental Constraints, there are no known natural or man-made
environmental development concerns that would require
mitigation.
To provide conservative estimates, however, only 50 percent of the identified capacity (described under Realistic Capacity) was considered suitable to accommodate lower-income housing, while 25 percent was considered suitable for moderate-income housing and 25 percent were considered suitable for above moderate-income (detailed under Units by RHNA Income Category).
Environmental Constraints
There are no known environmental constraints that would preclude housing production.
Analysis of sites to accommodate lower-income RHNA
All Sites
• Inclusion in Previous Housing Element
These parcels were not included in prior housing elements. • Zoning
These sites are currently zoned for Specific Plan (SP) and uses are regulated by The California Commerce Center North Specific Plan, described previously in this section. The specific plan, as adopted, does not allow for residential uses, but the City’s Policy Plan (which serves as the General Plan and was last updated in 2010) provides for housing in this area with a density range of 25 to 85 dwelling units per acre. This range would provide sufficient density to allow for the development of housing affordable to lower- and moderate-income households. In addition to
establishing the density range, the Policy Plan sets a maximum of 437 units in its buildout table LU-03. As part of its rezoning program (Program 13), the City will amend the specific plan and update the Policy Plan. The specific plan will allow uses and densities consistent with the existing Policy Plan. The City will likewise update the Policy Plan to increase the residential development maximum in the Ontario Mills Mixed-Use area. • Size of Sites
Four of the parcels identified in this area (145.0 acres) are larger than 10 acres. This includes one of the parcels around the Mall itself (96.34 acres), two parcels that house movie theaters (18.6 acres and 14.6 acres), and a big-box retail center (15.4 acres). These sites were included in the inventory despite their size because of Policy Plan Amendments, Hearing Draft, June 2026 148
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-58 current market trends in Malls, retail uses, and movie theaters, as discussed under Citywide Market Trends and Market Trends Specific to Strategy 5.
The mall site was not considered an impediment to
redevelopment because larger sites with consistent ownership typically create fewer barriers to the introduction of housing in mall redevelopment projects than smaller sites with many competing landowner interests. Redevelopment efforts for the Westminster Mall, in Westminster, CA, for example, have involved a considerable planning effort to balance the various interests of many disparate property owners. Further, proposed redevelopment plans for malls such as Main Place Mall in Santa Ana, CA, incorporate larger parcels.
The City reached out to National Core, an affordable housing developer with experience in Ontario and the Inland subregion to discuss developing affordable housing on the mall site as well as sites such as the retail and theater outparcels that are larger than 10 acres. National Core indicated that larger parcels, such as these, allow for lower densities (avoiding higher construction costs) and can accommodate a greater number of units that can be more efficient to operate. Larger projects, if they can be done over multiple phases, can also be easier to finance and construct. In support of these points, they provided two examples of affordable housing projects they developed on larger sites:
- Crestview Terrace (formerly Waterman Gardens in San
Bernardino): A 184-unit affordable project, completed in 2021 that involved a group of large parcels, including a 23-acre parcel and three other parcels, for an overall project site size of total of just over 37 acres.
- Mission Cove (in Oceanside): A multi-phase mixed-use project with 288 affordable units and 10,500 square feet of retail space on a 14.5-acre parcel. The final phase was completed in 2018.
These projects indicate that larger sites can provide efficiencies of scale for affordable housing development. The Mission Cove project occupies a similar parcel size to the theater and retail parcels, and it includes a retail component. The Mission Cove project was also developed in three phases (90 units in Phase I, 60 units in Phase II, and 138 units in Phase III), which could allow for flexibility in design and greater variety in the mix of uses if there is demand for commercial components on these sites.
• Existing Use
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-59 Existing uses include the Ontario Mills Mall and parking area (108.3 acres), 2 movie theaters (33.3 acres), 1 big box retail complex (15.4 acres), 3 parcels with automotive uses (2.7 acres), and 21 outparcels that currently house retail (18.5 acres) and dining (17.4 acres) establishments.
• Availability of Sites
As discussed under Strategy 5 Market Trends, the demand for retail space is dwindling as people change the way they shop, dine, and spend their leisure time. As these changes continue to impact the retail landscape, the properties identified include aging centers, vacant buildings, and others that may be ready to reposition during the 6th cycle. While the owners of the properties identified do not currently have plans to reposition these sites, the City maintains on-going conversations with developers, and the City has reached out to property owners about potential land use changes. In general, owners are open to the possibility of introducing residential uses in the future. Developers also indicate interest in repositioning this area.
There are no known parking leases or other restrictions that would limit redevelopment of the parking area and outparcels identified. • Feasibility of Development
As described under Strategy 5 Market Trends, mall
redevelopment, retail repositioning, and theater downsizing, are national trends that are expected to impact uses in and around the Ontario Mills Mall.
Several mall redevelopment efforts are already underway in the region. Projects like the Westminster Mall in Westminster, CA, Mainplace Mall in Santa Ana, CA, and the South Bay Galleria in Redondo Beach, CA, are all in the process of repositioning an indoor mall that was built for a different time to include a mix of commercial and residential uses. All these examples also propose affordable housing components, indicating that mall
redevelopment projects offer a unique opportunity to introduce affordable housing into high-resource areas that are also highly accessible and well-served by infrastructure and transit.
Redevelopment trends are not limited to retail uses. Movie theaters nationwide had already begun to see a cull in U.S. locations prior to the COVID-19 pandemic. The impacts of the COVID-19 closures, however, further eroded the industry, leaving opportunities for downsizing and redevelopment of existing theater sites. Because this is a trend seen nationally that is expected Policy Plan Amendments, Hearing Draft, June 2026 150
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-60 to expand, recent examples from other states are relevant. In 2020, Loudon County, VA board of supervisors approved the
redevelopment of an 11-acre Regal Cinema complex (built in 1996) as a 166-unit multi-family development. Additional projects like this are expected throughout the country as the long-term impacts of COVID-19 are fully appreciated.
Realistic Capacity
To determine the realistic capacity on these sites, the City identified a realistic density below the maximum, and applied an additional reduction factor to account for the ongoing operation of existing nonresidential uses. A summary of the assumptions and realistic capacity is included in Table 5-11, and detailed descriptions of the adjustment factors applied to sites within each zoning designation is provided after the table.
Table 5-11
Strategy 5: Realistic Capacity
Zoning***
(after rezoning)
Number of
Parcels Acres* Max Density
(du/ac)
Max Capacity
(units*)
Adjustment
Factors**
Final Realistic
Capacity
(units*)
Opportunity Area: Ontario Mills
Ontario Mills Mall
SP 9 122.9 85 10,449 18.8% 1,967
Large Outparcels
SP 4 41.1 85 3,494 18.8% 657
Small Outparcels
SP 22 31.5 85 2,678 18.8% 504
Total 35 195.5 16,620 3,128
Source: City of Ontario, 2022.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites. ***Per Program 13, the Specific Plan will be updated to allow residential uses at densities consistent with the existing Policy Plan (25-85 du/ac)
Adjustment Factors
• SP (Ontario Mills Mall)
Description:
- Size of site: 9 parcels, 122.9 acres
- Allowable density: 25-85 dwelling units per acre
- RHNA affordability: Lower-income (50 percent), Moderateincome (25 percent), Above Moderate-income (25 percent) Policy Plan Amendments, Hearing Draft, June 2026 151
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-61 - Existing Use: Ontario Mills Mall and Parking Area (see Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 55 Percent Adjustment Redevelopment is only anticipated in the parking areas
around the mall during the 6th Cycle. The net acreage of the parking area is approximately 73.75 acres, or 60 percent of the total area. It is anticipated that additional acreage will be necessary for drive aisles, sidewalks, and other public areas.
An additional 5 percent was reserved to account for these uses.
The total adjustment factor applied is 55 percent.
- Realistic Residential Capacity. 72.7 Percent Adjustment Revisions to the Specific Plan will allow for 100 percent residential uses, mixed use projects, and 100 percent nonresidential uses, consistent with the City's Policy Plan designation. While most of the commercial activity on these sites is expected to remain concentrated in the mall itself during the 6th Cycle. However, 27.3 percent of the site was reserved to account for potential non-residential uses, and portions of the parking area that may not fully develop during the 6th Cycle, the inverse of which, 72.7 percent, represents the reduction factor applied This estimate generally reflects the mix of project types, and anticipated timing of development the City anticipates based on recent applications for
development of new residential units in areas around the Toyota Arena, which provides the closest comparison in terms of character of development expected.
- Typical Densities. 47.1 Percent Adjustment
The existing specific plan will be amended to allow residential uses consistent with the proposed Policy Plan designation, as noted under Program 13. The proposed Policy Plan
designation allows residential densities between 25 and 85 dwelling units per acre. A realistic density on in the middle of the allowed range, 40 dwelling units per acre, was deemed realistic to determine the total capacity in these areas based on proposed realistic densities in other similar development projects.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-62 As noted under "Market Trends" above, mall redevelopment projects are an emerging trend that is expected to expand during the 6th Cycle in response to the accelerated changes in the way people shop in the wake of the COVID-19 pandemic.
To determine the realistic density, the City looked to planned redevelopment projects, like Main Place Mall in Santa Ana, California, where the recently adopted specific plan includes a phased redevelopment plan in which the parking areas
around the Mall would be developed first, as is expected for the Mills sites during the 6th Cycle. The Main Place Mall plan allowed densities up to 90 dwelling units per acre, similar to what will be allowed at the Ontario Mills. The plan for Main Place Mall also estimated a likely density of 39 dwelling units per acre across all sites where residential uses were
anticipated. Consistent with this estimation, the City has assumed a realistic density of 40 dwelling units per acres across all sites where residential uses are anticipated. Forty dwelling units per acre is 47.1 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (.55)x(.727)x(.471)x(1)x(1)=18.8 percent • SP (Large outparcels)
Description:
- Size of site: 3 sites, 4 parcels, 41.1 acres
- Allowable density: 25-85 dwelling units per acre
- RHNA affordability: Lower-income (50 percent), Moderateincome (25 percent), Above Moderate-income (25 percent) - Existing Use: Regal Cinema, Big Box retail and parking area (see Existing Use under "Site Specific Information" above) - Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-63 - Land Use Controls and Site Improvements. 95 Percent Adjustment Upon redevelopment of the sites, it is anticipated that additional acreage will be necessary for drive aisles,
sidewalks, and other public areas. Five percent of the land area was reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 42.1 Percent Adjustment Revisions to the Specific Plan will allow for 100 percent residential uses, mixed use projects, and 100 percent nonresidential uses, consistent with the City's Policy Plan designation. While current trends, market demands and
examples of theater redevelopment projects (see "Site Specific Information" above) generally support projects on larger sites that are 85 percent or more residential, the adjustment factor further reduces the anticipated realistic capacity by half again to account for the potential for higher non-residential footprints and phased development over the larger sites. The adjustment factor for realistic residential capacity is 42.1 Percent (.85x.495=.421). This estimate generally reflects the mix of project types, and anticipated timing of development the City anticipates based on recent applications for
development of new residential units in areas around the Toyota Arena, and within the Meredith Mixed-Use area,
which provide the closest comparison in terms of character of development expected.
- Typical Densities. 47.1 Percent Adjustment
The existing specific plan will be amended to allow residential uses consistent with the proposed Policy Plan designation, as noted under Program 13. The proposed Policy Plan
designation allows residential densities between 25 and 85 dwelling units per acre. A realistic density on in the middle of the allowed range, 40 dwelling units per acre, was deemed realistic to determine the total capacity in these areas. It is anticipated that similar densities can be supported on large outparcels as can be achieved in the Mall parking areas (see the typical densities Capacity Factor for the Ontario Mills Mall for additional information). Forty dwelling units per acre is
47.1 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-64 No known site constraint
Total Capacity Adjustments: (.95)x(.421)x(.471)x(1)x(1)=18.8 percent • SP (Small outparcels)
Description:
- Size of site: 22 sites, 22 parcels, 31.5 acres
- Allowable density: 25-85 dwelling units per acre
- RHNA affordability: Lower-income (50 percent), Moderateincome (25 percent), Above Moderate-income (25 percent) - Existing Use: Restaurant/dining, strip retail, standalone retail, automotive services (see Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 98 Percent Adjustment Upon redevelopment of the sites, it is anticipated that a minimal amount of additional acreage will be necessary for internal circulation and other public areas. These smaller sites are generally served by external, established roadways, so onsite improvements will be minimal. Two percent of the land area was reserved to account for these uses. The total
adjustment factor applied is 98 percent.
- Realistic Residential Capacity. 40.8 Percent Adjustment Revisions to the Specific Plan will allow for 100 percent residential uses, mixed use projects, and 100 percent nonresidential uses, consistent with the City's Policy Plan designation. While current trends, market demands generally support projects on smaller lots that are either 100 percent residential or 100 percent commercial. It is not expected that all of the identified sites will transition to residential uses, only that they each have potential to transition. Accordingly, only
40.8 percent of the land area within the smaller outparcels is expected to transition to residential uses during the 6th cycle.
Market conditions support the transition of retail sites to residential properties, and other plans for mall redevelopment propose residential uses on a higher portion of the outlying Policy Plan Amendments, Hearing Draft, June 2026 155
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-65 land, so a 40.8 percent transition of identified properties is a conservative estimate intended to account for those likely to transition during the 6th Cycle. The adjustment factor for realistic residential capacity is 40.8 Percent. This estimate generally reflects the mix of project types, and anticipated timing of development the City anticipates based on proposed retail and mall redevelopment projects outside of the City. - Typical Densities. 47.1 Percent Adjustment
The existing specific plan will be amended to allow residential uses consistent with the proposed Policy Plan designation, as noted under Program 13. The proposed Policy Plan
designation allows residential densities between 25 and 85 dwelling units per acre. A realistic density on in the middle of the allowed range, 40 dwelling units per acre, was deemed realistic to determine the total capacity in these areas. It is anticipated that similar densities can be supported on large outparcels as can be achieved in the Mall parking areas (see the typical densities Capacity Factor for the Ontario Mills Mall for additional information). Forty dwelling units per acre is
47.1 percent of the maximum density allowed.
- Infrastructure Availability. No Adjustment
Not applicable, no constraint
- Environmental Constraints. No Adjustment
No known site constraint
Total Capacity Adjustments: (.98)x(.408)x(.471)x(1)x(1)=18.8 percent Large Site Development
AB 1397 requires additional justification to include parcels larger than 10 acres in the sites inventory for lower-income housing. The City has included sites larger than 10 acres in the Mills Housing Opportunity Area because of the market trends of retail center redevelopment (see discussion in Ontario Mills Market Trends). The Ontario Mills Mall portion of the California Commerce Center North Specific Plan consists of nine parcels totaling roughly 123 acres (parcels encompassed by Mills Circle roadway). The AMC theater (14.7-acre parcel) is under separate ownership including a large parking field. The other eight parcels are under single ownership (Ontario Mills Limited Partnership), including a 96-acre parcel that contains most of the Mall building and parking fields.
Based on patterns in similar commercial properties that intensified with residential such as the Irvine Spectrum, the property owners will likely first develop one of the parking areas into a medium or large parking Policy Plan Amendments, Hearing Draft, June 2026 156
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-66 structure, which will free up other parking areas for residential development without the concern of losing parking capacity for the existing Mall. A logical option for the parking structure location is close to existing Ontario Mills Transfer Center (along Mills Circle just south of Concours Street), which will also serve future BRT service, and is just over a mile from the current Rancho Cucamonga Metrolink station. A number of other parking fields could then be developed with multistory wrap housing options that could self-park.
Additionally, the 19-acre site to the northeast that currently hosts the IMAX theatre could be intensified independent of or together with the Mall parcels. This parcel is large enough and could accommodate a small parking structure that could serve for the existing use while allowing residential to be constructed concurrently or as a second phase shortly after the parking structure is completed. With multiple points of access and enough space on any side of the existing building, the parcel could accommodate a number of different phasing and development designs.
In summary, the entire realistic capacity could be accommodated on the Ontario Mills Mall property and one of the large outparcels.
While there are dozens of ways the Mills Opportunity Area could be designed for residential intensification, Figures 5-7b and 5-7c portray how the area could be intensified through two illustrative concepts of the development capacity and location of new residential (or other uses). The capacity shown in either provides more housing capacity (400-800 more) compared to the 3,128 total in Table 5-11, even without using all of the opportunity sites.
The illustratives in Figures 5-7b and 5-7c are conceptual but were generated with realistic and market-based assumptions: a maximum height of five stories, the need to self-park (at 2 spaces per unit, which is roughly in line compared to current parking standards for multiplefamily development --- see Table 4-15), the need for open space, and the desire to have a mix of studio, 1-bedroom, and 2-bedroom units (unit size averages 1,000 square feet in both figures). The illustratives also took into consideration maintaining good access for existing commercial and future housing and preserving viewsheds important to existing commercial properties --- both connected to the Mall and in the surrounding parcels. It is also worth noting that the Opportunity Area contains enough capacity while maintain the existing Mall footprint exactly as is.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-67 Figure 5-7b Conceptual Capacity Illustrative 1 (Mills)
In this design concept, a parking structure would likely be built as phase 1 (on one of the three sites identified with an asterisk), followed by one or more of the apartment wraps on the Ontario Mills Mall portion of the Opportunity Area as phase 2. The IMAX site could then be built as phase 3, though it also could be built independently and prior to any of the intensification on the Ontario Mills Mall site.
Note that this illustrative is solely shown for the purposes of demonstrating the capacity to intensify by 3,128 residential units and some design options that take into consideration existing and future access, commercial viewsheds, and phasing.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-68 Figure 5-7c Conceptual Capacity Illustrative 2 (Mills)
In this design concept, a parking structure would likely be built as phase 1, shown adjacent to the IMAX property wrapped by retail space that would accommodate the retail uses (on some small outparcels) to be replaced by residential in the northwest part of the Opportunity Area.
The residential would then be developed as phase 2 along with additional greenspace around the Mall. Phase 3 could include additional office space drawn by the more urbanized, mixed-use environment.
Note that this illustrative is solely shown for the purposes of demonstrating the capacity to intensify by 3,128 residential units and some design options that take into consideration existing and future access, commercial viewsheds, and phasing.
Units by RHNA Income Category
To further ensure conservative estimates, only half of the final realistic capacity was estimated to have the potential to accommodate lower incomes, as shown in Table 5-12.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-69 Table 5-12
Strategy 5: Units by Income Category
Zoning
(after rezoning)
Number of
Parcels Acres*
Units by RHNA Income Category Final Realistic
Lower Capacity (units*)
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: Ontario Center Specific Plan
Ontario Mills Mall
SP 9 122.9 983 492 492 1,967
Large Outparcels
SP 4 41.1 329 164 164 657
Small Outparcels
SP 22 31.5 252 126 126 504
Total 35 195.5 1,564 782 782 3,128
Source: City of Ontario, 2022.
*Acres and units have been rounded.
Strategy 6: The Ontario Ranch Housing Opportunity Area
Opportunity Areas
The western Ontario Ranch, defined as the area south of Riverside Drive and west of the Cucamonga Channel is largely undeveloped and represents one of the few remaining greenfield opportunities in the Inland Empire. Upon annexation in 1997, the City envisioned the area as an extension of the existing urban fabric. Residential neighborhoods would be balanced by mixed-use, commercial, and public places and organized around a regional-scale park. Twenty-five years later, that vision has begun to take shape with new development east of the Channel. Over the 2021-2029 planning period, development is expected to spread to the western side of the Channel as the infrastructure becomes available. The City’s housing strategies for this area promote the creation of mixed-income communities in the western Ontario Ranch and address the development constraints associated with greenfield development.
Because this area is so large, but sites have many similarities, general information, relevant to all sites outlined in this strategy is provided first, following by site-specific analysis that is divided into four Opportunity Areas according to the City's vision for the future of each area.
Over the 2021–2029 period, development is expected to expand from the already-urbanizing areas east of the Cucamonga Channel into the western Ranch as trunk water and sewer infrastructure are extended north from Merrill Avenue and across the Grand Park Corridor, SCE Easement Area, Grove Corridor, Euclid Corridor, Vineyard Corridor/, and Sports Park Opportunity Areas. The City’s housing strategy for these Policy Plan Amendments, Hearing Draft, June 2026 160
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-70 areas uses Policy Plan land use designations and the Affordable Housing (AH) Overlay to set minimum densities of 20 du/ac, raise mixed-use maximums, and apply corridor-specific adjustment factors that tie realistic capacity and affordability mix to infrastructure timing. Because the western Ranch is large and sites share common characteristics, the Housing Element first presents general findings that apply citywide to all Strategy 6 sites (market trends, infrastructure phasing, suitability for lower-income housing, zoning and site size standards, and environmental conditions), then provides site-specific analysis organized into Opportunity Areas: Grand Park Corridor, SCE Easement Area, Grove Corridor, Euclid Corridor, Vineyard Corridor, and Sports Park.
Ontario Ranch Market Trends
The Ontario Ranch has been planned as a new community, providing a mix of new homes, new employment centers, and new retail opportunities linked by a large regional park and a network of smaller, local parks since the area was annexed by the City in 1997. In 2010, the City refined this vision as part of a comprehensive update to the Policy Plan, but the general intent to create a robust, complete community remained unchanged.
In the wake of the Great Recession following the 2010 update to the Policy Plan, the area saw little growth, and the existing agricultural uses continued operation under the City's Agricultural overlay zone, which was intended to allow ongoing agricultural uses until the market was able to support the conversion of properties to residential, retail, and employment uses envisioned to create a complete community. As the homebuilding market recovered, developer interest increased, and the City worked with developers to bring backbone infrastructure to the eastern portions of the Ontario Ranch (areas east of the Cucamonga Channel). The first backbone services were completed in 2014 and expanded from there. Development of residential and industrial uses grew from the available trunk lines, and has rapidly increased at pace with market demand, as discussed under Citywide Market Trends. The sites identified under strategy 6 include those that are closest to expanding infrastructure, and therefore most likely to develop during the 6th cycle, consistent with trends seen on the eastern side of the Ontario Ranch. Sites that are not expected to be served before 2028 have not been included in the sites inventory.
In 2020, it was estimated that 1,292 units were sold in the eastern Ontario Ranch, earning it the distinction of the region's top-selling masterplanned community by John Burns Real Estate, and it ranked no. 5 nationally. In 2021, the eastern Ontario Ranch retained the top spot, with an estimated 1,011 units sold. Homebuilders attributed the reduction in units sales between 2020 and 2021 to delays related to the COVID-19 pandemic, and did not expect the trend to continue.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-71 The western Ontario Ranch, is similarly situated to the eastern portions of the Ontario Ranch, but backbone infrastructure has not previously been available. As infrastructure is introduced, beginning in 2022, development in the western Ranch is expected to follow a similar trajectory to that of the eastern areas with aggressive development of residential areas to meet market demands.
Reflective of the increasing demand for new homes, developers throughout the eastern Ontario Ranch have approached the City to increase the densities allowed throughout the area. The City has not received any requests to reduce the number of units that could be built.
While the eastern Ranch does not include housing affordable to lowerincome households, master-planned communities outside of the city incorporated lower-income housing, demonstrating that new communities, such as those envisioned for the Opportunity Areas grouped under Strategy 6 are able to support housing affordable to lowerincome households. The GreatGrand Park Neighborhoods in Irvine, CA, for example, facilitated the development of several different affordable housing projects at a range of densities including, Montaira senior apartments, which were completed in 2020 and built at a density of 32 dwelling units per acre, and Luminaira and Espaira at Parasol Park, which were built on a 10.7 acre site that was divided to create two 5.35 acre-sites and completed in 2017.
Suitability of Sites
Infrastructure Availability
Backbone infrastructure serving the area west of the Channel is under construction and planned. In Since 2020 and 2021, several large industrial projects were approved, and additional projects are under review along the city’s southern border between Merrill and Eucalyptus Avenues have been built, . These projects are bringing water and sewer infrastructure to this portion of the city. The initial trunk line, expected to develop in 2022, will traveling along Merrill Avenue between Euclid and Walker Baker Avenues., was completed in 2022. Additional mains extending from Merrill Avenue north to Eucalyptus Avenue and along Euclid Avenue, Sultana Avenue, Bon View Avenue, Grove Avenue, Walker Avenue, and Baker Avenue have also been completed. In addition, portions of mains along Eucalyptus Ave have been installed, and additional extensions north to Edison and Schaefer are planned. Development interest remains strong, and additional facilities north of Scheafer Avenue are feasible by 2028.
New mains along Eucalyptus Avenue between Vineyard Avenue and the Cucamonga Channel have also been installed. These feed into a sewer main on Carpenter Avenue and connect to a new main along Vineyard Avenue (between Eucalyptus Avenue and Riverside Drive) that is under Policy Plan Amendments, Hearing Draft, June 2026 162
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-72 construction and will be completed in 2026. It is anticipated that expansion of sewer service between the Cucamonga Creek and Walker Avenue is feasible by 2027.From there, additional sewer lines are planned to extend north along Euclid, Bon View, Grove, and Walker Avenues, with the southern-most sites expected to be first served.
Extension of the City’s backbone water infrastructure is also planned throughout the western part of the Ranch in conjunction with the approved industrial projects. Water lines, with an anticipated installation date of 2022, will servinge the approved industrial projects have already been installed, and introduce additional backbone infrastructure throughout the area west of the Channel is expanding. While water lines will be installed more extensively throughout the area, service has followed and is generally anticipated to continue following the extension of the sewer lines, as the backbone sewer infrastructure is more complicated and costly to install.
Similarly, new roadways, recycled water lines, storm drains, and dry utilities have already been installed in several areas and are expected to continue to expand at pace with the sewer infrastructure as new development is established.
The sites selected and assumptions applied were developed after discussions with the Ontario Metropolitan Utilities Company (OMUC), taking into consideration the cost and phasing needed to ensure that housing could be developed and served by infrastructure during the 2021-2029 planning period. The following timeline for infrastructure availability was determined possible, given current plans, the rate of development on the eastern side of the Ontario Ranch, where infrastructure was introduced during the 5th housing cycle, as well asand the rate of development and level of interest in developing the western side of Ontario Ranch. Infrastructure phasing is generally expected to expand from the Merrill Avenue and Vineyard Avenue trunk lines north as follows:
• 2026 AREA 1: East of Walker (served by Vineyard Avenue sewer main)
• 2026-2027 AREA 2: West of Walker / South of Schaefer
• 2027 AREA 3: West of Walker / Schaefer Avenue to the northern most SCE easement.
• 2027-2028 AREA 4: West of Walker / The northern-most SCE easement to Chino Ave
• 2028 AREA 5: West of Walker / Chino Avenue to Riverside Drive The City’s housing strategy accounts for the need to extend infrastructure throughout the area by applying an adjustment factor based on the Policy Plan Amendments, Hearing Draft, June 2026 163
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-73 distance of sites from the initial trunk line and estimated timeline for infrastructure availability. The applicable adjustment factors for each Opportunity Area are detailed under the "Realistic Capacity" section.
RHNA Income Category
The Ontario Ranch Area was determined to be suitable for lower-income households based on proximity to transit, access to existing and planned jobs and amenities, access to grocery stores, proximity to available infrastructure and utilities, and because there are no known requirements for environmental mitigation:
• Proximity to transit.
- GreatGrand Park Corridor and SCE Easement Area. The
Grand Park Corridor was identified for higher-density
housing development because of its proximity to planned open space, which furthers the City’s fair housing goals, and because SBCTA has plans to expand a BRT route along Edison Avenue/Ontario Ranch Road. There are no existing bus stops in this area because current uses are primarily agricultural, and there are not currently enough residents, jobs, or leisure activities to entice riders to exit or alight in this area. While locations for future BRT stops will be determined according to how development transpires, with stops near centers of
population, commerce, or recreation, rapid transit stops are typically one-half mile to one mile apart. The City currently envisions (subject to coordination with SBCTA) future transit stops at Euclid, Bon View, Grove, Walker, and Vineyard
Avenues, each approximately half a mile apart. In that case, roughly 55 percent of the land area identified in the combined Grand Park Corridor and SCE Easement Strategy 6
Opportunity Area will be within a 5-minute walk of a BRT; nearly 100 percent of the sites will fall within a 10-minute walk of the same BRT stops. The SCE Easement Area, located
immediately north of Merrill Avenue and beneath the
Southern California Edison transmission corridor, is therefore planned to benefit from the same future BRT service, with adjoining parcels providing opportunities for new housing integrated with trails, open space, and supporting service uses.The Great Park Corridor was identified for higherdensity housing development because of its proximity to planned open space, which furthers the City’s fair housing goals, and because SBCTA has plans to expand a BRT route along Edison Avenue/Ontario Ranch Road. There are no
existing bus stops in this area because current uses are primarily agricultural, and there are not currently enough residents, jobs, or leisure activities to entice riders to exit or Policy Plan Amendments, Hearing Draft, June 2026 164
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-74 alight in this area. While locations for future BRT stops will be determined according to how development occurs, with stops near centers of population, commerce, or recreation, rapid transit stops are typically located one-half mile to one mile apart. The City currently envisions (subject to coordination with SBCTA) future transit stops placed at Euclid, Bon View, Grove, Walker, and Vineyard Avenues, each approximately half a mile apart. In that case, roughly 55 percent of the land area identified in the Great Park Corridor Opportunity Area will be within a 5-minute walk of a BRT; nearly 100 percent of the sites will fall within a 10-minute walk of the same BRT stops.
- Vineyard, Sports Park, and Grove CorridorsGrove Corridor.
The sites along the Grove Corridor, together with the
Vineyard Corridor and Sports Park Opportunity Area, were identified for higher-density housing development for several reasons, including planning objectives like activating the street and enhancing transit options, development potential, and infrastructure availability. Bringing a higher
concentration of mixed-income residents to these corridors will create energy on the street, distinguish Grove Avenue and Vineyard Avenue as important community connectors, and
surround the planned community sports park with new
neighborhoods. The influx of new residents will also make these corridors prime candidates for expanded bus and
higher-frequency transit service, improving options for residents and strengthening connections between north and south Ontario. Consistent with Mobility Element Policy M-3.1 (Transit Partners), the City will maintain a proactive working partnership with transit providers to ensure that adequate public transit service is available, cost-efficient, and convenient in housing element strategy areas where sites suitable for lower-income housing development have been identified in the sites inventory.The sites along the Grove Corridor were identified for higher-density housing
development for several reasons, including planning
objectives like activating the street and enhancing transit options, development potential, and infrastructure
availability. Bringing a higher concentration of mixed-income residents to the corridor will create energy on the street, distinguishing Grove Avenue as an important community
connector. The influx of new residents will also make the corridor a prime candidate for expanded bus service,
improving transit options for residents and strengthening the connection between north and south Ontario.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-75 - Euclid Corridor. SBCTA has plans to expand a BRT route along Euclid Avenue. While potential BRT stops have not yet been identified, because most of the identified sites are undeveloped, rapid transit stops are typically one-half mile to one mile apart. If future transit stops are placed at Riverside Drive, and halfway between Chino and Schaefer Avenues
approximately three-quarters of a mile apart, 54 percent of the land area identified in the Euclid Corridor Opportunity Area will be within a 5-minute walk of a BRT; nearly 100 percent of the sites will fall within a 10-minute walk of the same BRT stops.
• Access to planned jobs. Between Merrill Avenue and Eucalyptus Avenue, several large industrial and logistics projects have been approved by the City. These projects will brings thousands of jobs to the western Ontario Ranch, and are within a transit or bike ride from most of the sites identified in Opportunity Areas grouped under this Strategy. In addition to these approved employment generators, the mixed-use areas within the GreatGrand Park Corridor are envisioned as employment hubs for the western Ontario Ranch. By 2050, the City projects there could be as many as 8,000 new jobs accommodated in the portions of these areas reserved for nonresidential uses, as described under the Realistic Capacity Adjustment Factors for Mixed-Use GreatGrand Park (MU-GP) and Mixed-Use Eucalyptus / Chino Airport (MU-EU).
These new jobs would be within walking distance of many of the sites identified in the GreatGrand Park Corridor, and SCE Easement Area sites and within an easya transit ride or bike ridetrip of all sitesOpportunity Areas grouped under this sStrategy, providing lower-income households with convenient access to a wide range of employment opportunities.
• Planned to infrastructure and utilities. As noted under Infrastructure Availability, infrastructure in this area is planned and expected to expand during the 6th cycle, making development feasible for the first time. The timing for the expansion of services is reflected in the how the realistic capacity is divided between RHNA
affordability levels on each site.
The percent of the realistic capacity estimated as suitable for lower-income units is directly related to the anticipated timing for infrastructure expansion. The percentage of capacity identified as suitable to accommodate lower-income housing decreases on sites farther away from Merrill Avenue, the southern-most street in the western Ontario Ranch, where the initial sewer trunk line is anticipated to complete construction in 2022 (see Infrastructure Availability for more details).. Sites closest to Merrill Avenue are Policy Plan Amendments, Hearing Draft, June 2026 166
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-76 reflect a mix of affordability in line with the City's policy promoting mixed-income communities, while sites farther north anticipate that an increasing amount of above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
Opportunity Area/ Subarea
Projected
Infrastructure
Availability
Lower
(percent of
realistic capacity)
Moderate
(percent of realistic
capacity)
Above Moderate
(percent of realistic
capacity)
Grand Park
• Area 2: West of Walker / South of
Schaefer Ave (All Sites)
2026-2027 50% 25% 25%
Grove Corridor
• Area 2: West of Walker / South of
Schaefer Ave
2026-2027 50% 25% 25%
• Area 3: West of Walker / Between
Schaefer Ave & north SCE Easement
2027 40% 0% 60%
• Area 4: West of Walker / Between north
SCE Easement & Chino Ave
2027-2028 35% 0% 65%
• Area 5: West of Walker / North of Chino
Ave
2028 25% 0% 75%
Euclid Corridor
• Area 4: West of Walker / Shaefer Ave to
Chino Ave
2027-2028 35% 0% 65%
• Area 5: West of Walker / North of Chino
Ave
2028 25% 0% 75%
Vineyard Corridor
• Area 1: East of Walker (All Sites) 2026 50% 25% 25%
SCE Easement
• Area 2: West of Walker / South of
Schaefer Ave (All Sites)
2026-2027 50% 25% 25%
Sports Park
• Area 1: East of Walker (All Sites) 2026 50% 25% 25%
• GreatGrand Park Corridor
- South of SCE easement (Infrastructure in 1-3 years)
Lower-income (50 percent), Moderate-income (25
percent), Above moderate-income (25 percent)
- North of SCE easement (Infrastructure in 3-5 years)
Lower-income (40 percent), Above moderate-income (60
percent)
SCE Easement Area
Whole area (infrastructure in 1–3 years, immediately
north of Merrill Avenue)
• Grove Corridor
- South of Schaefer Avenue (Infrastructure in 3-5 years) Lower-income (40 percent), Above moderate-income (60
percent)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-77 - North of Schaefer Avenue (Infrastructure in 4-6 years) Lower-income (25 percent), Above moderate-income (75
percent)
• Euclid Corridor
- South of Schaefer Avenue (Infrastructure in 3-5 years) Lower-income (40 percent), Above moderate-income (60
percent)
- North of Schaefer Avenue (Infrastructure in 4-6 years) Lower-income (25 percent), Above moderate-income (75
percent)
• Vineyard Corridor/Armstrong Ranch Specific Plan
- Whole Area (Infrastructure in 4-6 years)
Lower-income (25 percent), Above moderate-income
(75 percent)
Sports Park
Whole area (infrastructure in 4–6 years, concurrent
with later phases of backbone extensions serving
northern western Ontario Ranch)
These assumptions, as well as the units associated with each income category, is are detailed under Units by RHNA Income Category.
• Environmental mitigation.
- Grove Corridor. As noted under Environmental Constraints, there are no known natural or man-made environmental
development concerns that would require mitigation.
- SCE Easement Area. As noted under Environmental
Constraints, there are no known natural or man-made
environmental development concerns that would require
mitigation.
- Euclid Corridor. As noted under Environmental Constraints, there are no known natural or man-made environmental
development concerns that would require mitigation.
- Vineyard Corridor/ Armstrong Ranch Specific Plan. As noted under Environmental Constraints, there are no known natural or man-made environmental development concerns that
would require mitigation.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-78 - Sports Park Area. As noted under Environmental Constraints, there are no known natural or man-made environmental
development concerns that would require mitigation.
Environmental Constraints
The sites identified in this portion of the city have no topographical, slope, flood, or fire hazards. Portions of approximately 26 7 parcels in the GreatGrand Park Corridor are estimated to have ground water levels that could make the area vulnerable to liquefaction. This is determined based on the historic presence of artesian wells on these sites, and it does not indicate a known impediment to development, only a potential vulnerability that must be analyzed through geotechnical evaluation of individual sites at the time of development. The City is currently working on several infrastructure projects within area identified, including the development of Merrill and Eucalyptus Avenue as well as the establishment of the sewer trunk line along Merrill Avenue. As part of the planning process for these improvements the City conducted geotechnical analysis, and the City's Engineering department confirmed that there are no known liquefaction issues that would limit development or increase the cost of development in these areas.
All projects in the City are required to meet building code the standards of the Uniform Building Code, which includes provisions to ensure new development projects are built to established safety standards.
Analysis of sites to accommodate lower-income RHNA
All Sites
The following analysis of zoning and size of sites is applicable to all Opportunity Areas grouped under this strategy.
• Inclusion in Previous Housing Element
No parcels within Opportunity Areas grouped under Strategy 6 were included in prior housing elements as suitable for lowerincome units . • Zoning
The Strategy 6 Opportunity Areas in western Ontario Ranch are zoned SP-AG-AH, replacing the prior SP-AG zoning and applying the Affordable Housing Overlay across all identified parcels. The Agriculture Overlay continues to allow existing agricultural uses to operate on an interim basis until development consistent with the Policy Plan and SP-AG-AH zoning is ready to proceedThe current zoning throughout the area west of the Channel is Specific Plan with an Agriculture Overlay (SP-AG).
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-79 The Agriculture Overlay District allows for existing agricultural uses to continue operation on an interim basis until development, consistent with the Policy Plan and zoning district, is slated to occur.
The SP district is intended to accommodate the adoption of specific plans that are consistent with the Policy Plan, but the zoning district does not set any density or intensity standards when no specific plan exists. With a few exceptions, most parcels in this part of the city are not yet affected by an existing specific plan. However, the Policy Plan specifies land uses and densities throughout the city, including the western Ontario Ranch.
Because both the City development code and state law require consistency between the City’s Policy Plan and zoning, any proposed specific plan must be consistent with the Policy Plan land uses. Therefore, the City's housing strategies use Policy Plan land use categories, including density standards, to estimate the development capacity and affordability potential for sites throughout this portion of the city.
To implement the City’s policy of creating new mixed-income communities and integrating affordable housing into new development, the SP-AG-AH Affordable Housing Overlay
(described in Program 13) has been applied to all parcels in the Strategy 6 Opportunity Areas as the City has completed this rezone. The overlay: The City’s strategy for this reflects the City's policy promoting the creation of new mixed-income communities and the integration of affordable housing with new development.
To further encourage mixed-income development and affordable housing, the City will create an Affordable Housing Overlay (AH) Zone. The overlay, described in Program 13, will be applied to all parcels identified in Strategy 6 Opportunity Areas. The AH overlay zone will:
- Establishes a minimum density of 20 dwelling units per acre, - Provides incentives to develop two tiers of affordable housing. o Tier 1. The first tier would appliesy to housing projects with at least 20% of units affordable to lower incomes.
Projects in this tier are would no longer be are required to develop a new specific plan under the AH Overlay.
Instead, the developer could apply the development
standards for a zone that implements the current or
proposed Policy Plan designation.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-80 o Tier 2. The second tier would appliesy to projects where at least 25 percent of the proposed units are affordable to lower-income households. Tier 2 projects would are be
subject to the same provisions as Tier 1, but the overlay would increases the maximum density for parcels with a
Policy Plan designation of Medium-Density Residential
(MDR) from 25 to 30 dwelling units per acre. The higher density allowed would effectively increases the base
density of the designation and is would be applied prior to any state density bonus provisions.
With these changes, any site in the Affordable Housing Overlay District with a Policy Plan designation of MDR or Mixed-Use, the Policy Plan designations that allow at least 30 dwelling units per acre (including MDR, as revised) will satisfy the default density requirements and be considered suitable for the development of lower-income housing.
• Size of Sites
- Small Sites. Parcels smaller than half an acre are excluded without adding further justification that would otherwise be required by state law enacted through AB1397. Such small sites are insignificant in terms of number (of parcels) and total acreage. All such parcels are only excluded due to size, and none of the parcels would inhibit the development of any parcels listed in the inventory (most are owned by the same owners and would be developed along with larger adjacent parcels).
- Large Sites. AB1397 requires additional justification to include parcels larger than 10 acres in the sites inventory for lowerincome housing. The City has included sites larger than 10 acres in the western Ontario Ranch because Ontario has ample recent evidence of large greenfield sites developing as housing. Areas east of the Channel had nearly identical parcel patterns to those in this area. Many properties to the east have already been subdivided and developed as housing, and the undeveloped land east of the Channel is expected to develop likewise. Other large urban greenfield projects, such as Irvine’s Great Park neighborhood, reflect the same pattern of subdividing larger parcels to create mixed-income
communities. Several of the communities in Irvine's Great Park neighborhood include multifamily affordable housing, indicating that this process can produce opportunities for lower-income housing. The Affordable Housing Overlay
District that will beis applied to all parcels in the Opportunity Policy Plan Amendments, Hearing Draft, June 2026 171
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-81 Area (Program 13) also provides incentives to promote
housing affordable to lower-income households.
The City also reached out to National Core, an affordable housing developer with experience in Ontario and the Inland subregion to discuss developing affordable housing on sites such as the retail and theater outparcels that are larger than 10 acres. National Core indicated that larger parcels, such as these, allow for lower densities (avoiding higher construction costs) and can accommodate a greater number of units that can be more efficient to operate. Larger projects, if they can be done over multiple phases, can also be easier to finance and construct. In support of these points, they provided two examples of affordable housing projects they developed on larger sites:
o Crestview Terrace (formerly Waterman Gardens in San
Bernardino): A 184-unit affordable project, completed in 2021 that involved a group of large parcels, including a 23- acre parcel and three other parcels, for an overall project site size of total of just over 37 acres. Crestview Terrace developed within the Waterman + Baseline Neighborhood
Specific Plan. Importantly, the developer of the Crestview Terrace development did not control the majority of
property in the specific plan area.
o Mission Cove (in Oceanside): A multi-phase mixed-use
project with 288 affordable units and 10,500 square feet of retail space on a 14.5-acre parcel. The final phase was completed in 2018.
These projects indicate that larger sites can provide efficiencies of scale for affordable housing development. Crestview
Terrace shows that projects as large as 37 acres and parcels larger than 20 acres in size can facilitate the development of affordable housing. The largest site within the 4 Opportunity Areas grouped under this strategy is 36.5 acres. The secondlargest site is 26.7 acres. Because the largest sites in this area are similar in size to those that comprised the Crestview Terrace affordable housing project, the larger sites in this area are suitable for the development of affordable housing. - While the above example (Crestview Terrace) illustrates how the affordable housing capacity could be realized through a specific plan, other mechanism could also lead to affordable housing. For example, consistent with the Affordable Housing Overlay District, the property owner of the large site could Policy Plan Amendments, Hearing Draft, June 2026 172
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-82 choose to develop the entire site or a portion for affordable housing. Affordable housing projects tend to be larger than 50 units (enough to justify onsite property management) at densities between 20 and 30 units per acre, but projects with more units and higher densities are not uncommon. Several other affordable housing developers (e.g., Related, Meta, AMCAL, and Jamboree Housing) with experience in Ontario and/or San Bernardino County frequently produce affordable housing projects with 100 to 200 units on sites between 5 and 15 acres (e.g., Paseo Verde by Related in Fontana with 142 units on 14.8 acres). Projects like Mission Cove represent the upper end of the spectrum in Southern California as of now, although much larger projects, such as the 382-unit Weingart Center Towers in Los Angeles, are underway. .
Developers of large parcels more frequently subdivide and sell off part of the property to an affordable housing developer, although they still design the overall area together as a single project to ensure continuity. Of tThe seventhree parcels larger than 10 acres in the GreatGrand Park Corridor, three are 16 acres and another is 18range from 12 to 25 acres. These parcels may not require subdivision (as they are close in size to the parcels used in larger affordable housing projects built in the area), but could easily be subdivided with a parcel between 5 and 9 acres. At 25 units per acre, such parcels could support 125 to 225 units, but higher density is allowed and is even likely given the City’s flexibility in averaging the density over a larger project area. Densities above 25 units per acre would either require less land or permit larger projects. Accordingly, while the City’s sites inventory assumes a 50% capacity for lower income housing on these sites, it is likely that only onequarter of the land would be required to attain the same capacity figure. Through Program 16, the City will encourage and facilitate such subdivisions or lot line adjustments by waiving fees when a project commits to including affordable housing consistent with the Affordable Housing Overlay.
GreatGrand Park Corridor
Envisioned as the organizing element for new development and imagined as a focal point for the region, the Ontario GreatGrand Park is planned to encompass approximately 340 acres between Campus and Haven Avenues, with its western leg terminating in the GreatGrand Park Corridor Housing Opportunity Area. Sites that comprise the GreatGrand Park Corridor Opportunity Area were identified based on proximity to open space and transit, potential for redevelopment, and infrastructure Policy Plan Amendments, Hearing Draft, June 2026 173
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-83 availability. The sites identified in this area are shown in Figure 5-8 and described in the text that follows.
Figure 5-8 Grand Park Corridor and SCE Easement Housing Opportunity Areas
• Zoning – GreatGrand Park Corridor
As described under zoning for all sites, properties in this area were previously zoned SP-AG with no adopted specific plan; these sites have now been rezoned to SP-AG-AH and are included in the Affordable Housing Overlay District described in Program 13.As described under Zoning for all sites, the sites in this area are currently zoned SP-AG, but no specific plan has been adopted, and they will be rezoned to SP-AG-AH for inclusion in the Affordable Housing Overlay District described under Program 13.
The Overlay will established a minimum density of 20 du/ac, and allow the Policy Plan designation to govern the maximum densities for each site. The Agriculture Overlay District will remain in place until the parcel is ready for development consistent with the Policy Plan and Affordable Housing Overlay District. Property owners and developers alike have expressed interest in redeveloping this area, so existing agricultural operations are not expected to limit development potential. • Consistent with Program 13, the City has updated Policy Plan land uses in this area so that all Grand Park Corridor sites carry a mixed-use designation. All Grand Park
Corridor parcels are designated for mixed-use
development and zoned SP-AG-AH, with the Affordable
Housing Overlay allowing qualifying projects to develop Policy Plan Amendments, Hearing Draft, June 2026 174
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-84 without a Specific Plan and at residential densities
between 20 and 65 dwelling units per acre.The City is also proposing to update its Policy Plan land uses as described in Program 13. Sites in this area would have Policy Plan designations of Medium Density Residential (MDR) and
Mixed-Use (MU). MDR will allow a range of 20-30 du/ac
for projects with at least 25 percent of units affordable to lower incomes, and a range of 20-25 du/ac for all other projects. Two different MU areas are proposed in this
opportunity area, Mixed-Use Eucalyptus/Chino Airport
(MU-EU) allowing 20-45 du/ac and Mixed-Use Great Park
(MU-GP) 20-65 du/ac respectively. With the Policy Plan
and zoning changes noted in Program 13, all sites
identified support densities necessary to facilitate lowerand moderate-income housing development. • Size of Sites – GreatGrand Park Corridor
Ten of theThree parcels identified in this corridor area (183.453.4 acres) are larger than 10 acres,. As discussed at under Size of Sites for all sites, large sites in the Ontario Ranch provide unique opportunities for the scale needed to master plan mixed-use neighborhoods, phase development of affordable, and reserve portions of each site for lower-income, housing projects and are considered feasible and realistic. while still achieving efficient site design. As discussed at Size of Sites for all sites, parcels smaller than 0.5 acres have been excluded from the land inventory, but are not expected to impede development on adjacent sites in any way. • Existing UseThe majority of these
Most Grand Park Corridor sites continue to house the agricultural operations (675 parcels, 561.767.5 acres), but many sites have already begun to transition to interim uses such as truck parking and recreational vehicle storage open storage (6 4 parcels, 19.910.6 acres), and services caterings to the logistics industry, such as a truck washconvenience store (2 1 parcels, 9.251.2 acres). Finally, 2 1 parcels are is vacant (9.7 2.7acres) where prior agricultural activity has ceased and fields have been cleared in anticipation of future development.
On the parcels currently used for agricultural operations, there are approximately 28 7 existing farm homes that were built in conjunction with other agricultural structures. spread across the 600 acres.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-85 These aging farmhouses are largely vacant or owner-occupied.
These homes do not provide established affordable housing, and they are not currently occupied by lower-income households, as shown on Figure 3-14, the median income in this area is among the highest in the City with incomes between $87,100 and $125,000 annually. Further, development of the identified sites would only occur after the land was voluntarily vacated and sold or redeveloped. As seen in areas that have recently developed to the east of the Cucamonga Channels, owners who opt to sell or redevelop their properties typically see very large profits and would be able to secure market-rate replacement housing without assistance. The 286 existing homes are projected to be replaced by more than 13,0001,600 homes (more thanapproximately 465 266 times the current stock).
Due to the extremely low density of housing and the nature of development anticipated, the existing residential uses are not expected to impede development potential. Land with very similar conditions to the sites identified in this area has recently developed on the eastern side of the Cucamonga Channel, forming new residential neighborhoods. The same trend is expected to continue westward as infrastructure expands.
No other existing uses are expected to impede development. • Availability of Sites
The City has planned to phase out agricultural uses in this area since annexation in 1997, but insufficient infrastructure limited what could be achieved.
As previously described under infrastructure availability, aInfrastructure Availability, the backbone sewer trunk line and associated water lines are expected to be completed in 2022. All but one parcel in this opportunity area is located between serving western Ontario Ranch are planned for completionhave been installed along Merrill Avenue, with extensions north to Eucalyptus Avenue. Further expansion north over is planned over the second half of the planning period. Nearly aAll Grand Park Corridor parcels are located west of Walker Avenue and south of the southern--most Southern California ElectricEdison (SCE) easementSchaefer Avenue (Area 2),, where infrastructure could expand in 1 and are expected where infrastructure is feasible in 2026- or 2027. to receive full sewer and water service within approximately one to 3three years. The parcel north of the SCE easement is expected to have access to infrastructure in 3-5 years.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-86 after the Merrill trunk is in place. As backbone infrastructure becomes available, development is likely to occur rapidly, as seen in recent years on the eastern side of the Channel. This assertion is informed by conversations with property owners, an on-going dialogue with home building advocacy groups, and regular inquiries from developers interested in this area of the City.
• Feasibility of Development
As described under Strategy 6 Market Trends, the recent development activity in the eastern Ontario Ranch reflects the pattern of development that is expected to occur in the western Ontario Ranch once the infrastructure is in place.
The anticipated timing of infrastructure expansion paired with high interest of both developers and property owners in redeveloping this area as discussed under Suitability of Sites and Availability of Sites, indicates that development is not only feasible, but very likely to occur once infrastructure is available.
Strategy 6 Market Trends illuminates the aggressive development climate that has already manifested in the eastern side of the Ontario Ranch and references other new communities that included affordable housing. The discussion of Size of Sites for all sites also provides examples of affordable housing projects that have developed on larger greenfield sites. Together, these illustrate that the sites within this opportunity are suitable for lower-income housing.
The identified sites have also been carefully reviewed to eliminate those areas where housing development is not suitable, and to reduce the number of units that were considered suitable for lower-income households in areas where costs, such as infrastructure expansion fees are anticipated.
A total of 77 parcels (600.6 acres) are identified as suitable for housing development. Areas that fall within Chino Airport safety zones 1-4, where residential development is limited, have been excluded. Parcels where the property owner or developer has already approached the City with development proposals have also been excluded. Finally, parcels with multiple Policy Plan land use designations have been divided, so only acreage associated with those portions of the parcel deemed suitable for
SCE Easement Area
The SCE Easement Housing Opportunity Area consists of mixed-use and residential parcels adjacent to an east-west Southern California Edison (SCE) transmission corridor in western Ontario Ranch. While the transmission easement itself will remain a utility and open-space use, adjoining parcels provide opportunities for new housing integrated with trails, open space, and supporting service uses.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-87 • Zoning – SCE Easement Area
Within the SCE Easement Area, 12 parcels totaling 66 acres are zoned SP-AG-AH, with a policy plan designation of MDR. These parcels allow a minimum residential density of 20 du/ac and a maximum density of 30 du/ac if benefits of the affordable housing overlay are exercised, yielding a theoretical capacity of 1,977. The adjustment factor of 0.73 results in a final realistic capacity of 1,450 units for the SCE Easement Area. Projects that include affordable housing are exempt from specific plan requirements, consistent with the provisions of the Affordable Housing overlay.
• Size of Sites – SCE Easement Area
No sites in this opportunity area are smaller than 0.5 acres or larger than 10 acres.
• Existing Use
There are 12 parcels covering approximately 66 acres in this area.
Agricultural uses, particularly large dairy operations, cover about 46 acres (6 parcels), including a single existing dwelling unit associated with the dairy. Two parcels, covering roughly 8.5 acres, are used for truck parking, two parcels, covering about 10.3 acres, are used for water-storage, and two parcels, covering
approximately 1 acre, are vacant.
Because of the extremely low density of housing and the anticipated type of development, the existing uses are not expected to impede development potential. Land with very similar conditions to the sites identified in this area has recently developed on the eastern side of the Cucamonga Channel, forming new residential neighborhoods. The same trend is expected to continue in this area as infrastructure expands.
No existing uses are expected to impede development of housing. • Availability of Sites
The City has long anticipated transitioning this area from agricultural and utility-compatible uses to urban development as backbone infrastructure extends westward, and the SCE
Easement Area has been included in that phasing strategy. As described under Infrastructure Availability, new sewer and water infrastructure along Merrill Avenue and connecting north–south corridors will serve the SCE Easement Area over the first half of the planning period, opening these portions of the parcels for development. Once backbone infrastructure is available, the City Policy Plan Amendments, Hearing Draft, June 2026 178
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-88 expects rapid interest in subdividing and developing these sites, consistent with the pattern already observed in nearby parts of Ontario Ranch and supported by inquiries from developers and property owners.
• Feasibility of Development – SCE Easement Area
As described under Strategy 6 Market Trends, recent
development activity in eastern Ontario Ranch demonstrates the strong market for new residential neighborhoods and
mixed-income projects once infrastructure is available, even on sites with physical constraints such as flood channels or utility corridors. The SCE Easement Area shares similar market
conditions and policy support, and the combination of updated zoning (SP-AG-AH), appropriate Policy Plan designations (MDR and MU), and the City’s programs to facilitate affordable housing demonstrates that development here is feasible and likely to occur during the planning period.
Grove Corridor
The Grove Corridor Opportunity Area extends along Grove Avenue north from the Great Park Corridor Opportunity AreaEdison Avenue to and terminating at Riverside Drive. The corridor provides a vital connection between southern Ontario and the city's existing urban fabric.
This area is envisioned as a mixed-income residential district with a mixed-use activity node at Chino Avenue and a new community park near Riverside Drive. The sites along the Grove Corridor were identified for higher-density housing development for several reasons, including planning objectives like activating the street and enhancing transit options, development potential, and infrastructure availability. Housing within the Opportunity Area will benefit from proximity to the GreatGrand Park and the new community park. The extents of the Opportunity Area are shown in Figure 5-9 and described below.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-89 Figure 5-9 Grove Corridor Housing Opportunity Area
• Zoning – Grove Corridor
All sites in the Grove Corridor are zoned for Specific Plan and are now designated SP-AG-AH, with the Affordable Housing
Overlay applied to all parcels to establish a minimum residential density of 20 dwelling units per acre while allowing the Policy Plan designation to govern maximum densities. As previously discussed, the Agriculture Overlay District will remain in place until each parcel is ready to develop consistent with the Policy Plan and Affordable Housing Overlay, and because property owners and developers have already expressed interest in transitioning this area, existing agricultural operations are not expected to constrain future housing development.
Four Policy Plan designations govern the densities allowed in this corridor, including High Density Residential (25-45 du/ac), Medium Density Residential (20-30 du/ac with provisions of the affordable housing overlay), and Mixed-Use (Grove) (20-65 du/ac).
All sites are currently zoned for Specific Plan all sites in this area are currently zoned SP-AG, and they will be rezoned to SP-AGAH for inclusion in the Affordable Housing Overlay District (Program 13). The AH Overlay will be applied to all sites. It will establish a minimum density of 20 du/ac and allow the Policy Plan designation to govern the maximum densities.
EDISON AVE
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-90 As previously discussed, the Agriculture Overlay District will remain in place until the parcel is ready for development consistent with the Policy Plan and Affordable Housing Overlay District. Property owners and developers alike have expressed interest in redeveloping this area, so existing agricultural operations are not expected to limit development potential.
The City is also proposing to update its Policy Plan land uses as described in Program 13. Sites in this area will have Policy Plan designations of MDR and Mixed-Use. MDR will allow a range of 20-30 du/ac for projects with at least 25 percent of units affordable to lower incomes, and a range of 20-25 du/ac for all other projects.
The Mixed Use area (Mixed-Use Grove), at the intersection of Grove and Chino Avenues is envisioned as a low-rise (three to five stories) mixture of retail and residential uses that will create identity and place along the corridor and serve the surrounding residents. The Mixed Use Area will allow 20-65 du/ac. With the changes outlined in Program 13, all sites identified support densities necessary to facilitate lower- and moderate-income housing development.
There are 21 parcels (150.8 acres) currently or proposed to be classified as MDR in the Policy Plan. Four parcels (36 acres) are proposed to be classified as Mixed-Use Grove in the Policy Plan.
Site Size – Grove Corridor
No sites in this opportunity area are smaller than 0.5 acres or larger than 10 acres.
• Existing Use
The Opportunity Area consists of 2531 parcels (186.8205 acres).
Like the GreatGrand Park Corridor, the majority of these sites continue to house the agricultural operations (16 parcels, 130.6 acres), while 53.09 acres on 10 parcels accommodate former dairy facilities, mulch/landscaping supply, truck parking, open storage, and a trucking business.. Several sites have also already begun to transition to interim uses such as building supply sales/storage, truck parking and open storage (8 parcels, 46.7 acres). Finally, there is 1 vacant parcel (9.5 acres) that has already shuttered former agricultural operations.
On the agricultural parcels, there are approximately six eleven existing farm homes that were built to serve the agricultural operations.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-91 These aging farmhouses are largely vacant or owner-occupied.
These homes do not provide established affordable housing, and they are not currently occupied by lower-income households, as shown on Figure 3-14, the median income in this area is between $55,000 and $125,000 annually. Further, development of the identified sites would only occur after the land was voluntarily vacated and sold or redeveloped by the owner occupants of the property. As seen in areas that have recently developed to the east of the Cucamonga Channels, owners who opt to sell or redevelop their properties typically see very large profits and would be able to secure replacement housing without assistance. The six existing homes are projected to be replaced by more than 4,1005,800 homes (more than 685 525 times the current stock).
Because of the extremely low density of housing and the anticipated type of development, the existing residential uses are not expected to impede development potential. Land with very similar conditions to the sites identified in this area has recently developed on the eastern side of the Cucamonga Channel, forming new residential neighborhoods. The same trend is expected to continue in this area as infrastructure expands.
No existing uses are expected to impede development of housing. • Availability of Sites
Similar to the GreatGrand Park Corridor, the City has planned to phase out agricultural uses in this area since annexation in 1997, but insufficient infrastructure limited what could be achieved.
As described under Infrastructure Availability, sewer and water service are expected to extend north from the new trunk line on Merrill Avenue along Grove Avenue, with the southern-most sites anticipated to be served first. Based on discussion with OMUC, sites in this broader Ontario Ranch area are anticipated to receive backbone service in phases generally consistent with the City’s projected infrastructure schedule, including: service to Grand Park Area 2 (west of Walker/south of Schaefer) and Grove Corridor Area 2 (west of Walker/south of Schaefer) in
approximately 2026–2027; Grove Corridor Area 3 (west of Walker/between Schaefer and the north SCE easement) by about 2027; Grove Corridor Area 4 and Euclid Corridor Area 4 (west of Walker/Schaefer to Chino) in roughly 2027–2028; and Grove Corridor Area 5 and Euclid Corridor Area 5 (west of
Walker/north of Chino) by about 2028.As described under Infrastructure Availability, sewer and water service is expected to extend north from the new trunk line on Merrill Avenue
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-92 (estimated completion in 2022) north along Grove Avenue, with the southern-most sites expected to be first served. Based on discussion with OMUC, the sites in this area are expected to have service in two phases:
- Between Southern SCE easement and Schaefer Avenue: 3 to 5 years
- Between Schaefer Avenue and Riverside Drive: 4 to 6 years As backbone infrastructure becomes available, development is likely to occur rapidly, as seen in recent years on the eastern side of the Channel. This assertion is informed by conversations with property owners eager to develop, by an on-going dialogue with home building advocacy groups, and by regular inquiries from developers interested in this area of the City.
• Feasibility of Development
As with the GreatGrand Park Corridor, the anticipated timing of infrastructure expansion paired with heightened interest of both developers and property owners, described under Availability of Sites, indicates that development is not only feasible, but very likely to occur once backbone infrastructure is in place.
Strategy 6 Market Trends illuminates the aggressive development climate that has already manifested in the eastern side of the Ontario Ranch and references other new communities that included affordable housing. The discussion of Size of Sites for all sites also provides examples of affordable housing projects that have developed on larger greenfield sites. Together, these illustrate that the sites within this opportunity are suitable for lower-income housing.
Parcels with multiple Policy Plan land use designations have been divided, so only those portions of the parcel deemed suitable for housing development are included. As discussed later under this strategy (see "Realistic Capacity" and Units by RHNA Income Category), housing capacity assumptions have been adjusted to reflect only the portion of the parcel included in the inventory. The timing for the availability of infrastructure has been factored into the capacity estimates for all sites in this area, and the City's policy, promoting the creation of mixed-income neighborhoods is reflected in how the RHNA allocation is divided by income category for these sites.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-93 Euclid Corridor
The Euclid Corridor Opportunity Area includes the parcels on the city’s western border along Euclid Avenue between Schaefer Avenue and Riverside Drive. The sites along the Euclid Corridor were identified for higher-density housing development to complement the multifamily housing across the street in Chino, fulfill regional transit goals, and because of their development potential as well as infrastructure availability. The extents of the Opportunity Area are shown in Figure 5- 10 and described in the text that follows.
Figure 5-10 Euclid Corridor Housing Opportunity Area
• Zoning – Euclid Corridor
All properties in this area are zoned SP-AG-AH, reflecting the application of the Affordable Housing Overlay. All sites are currently zoned for Specific Plan all sites in this area are currently zoned SP-AG, and they will be rezoned to SP-AG-AH for
inclusion in the Affordable Housing Overlay District (Program 13). The AH Overlay will be applied to all sites. It will establishes a minimum density of 20 du/ac and allows the Policy Plan designation to govern the maximum densities.
As previously discussed, the Agriculture Overlay District will remain in place until the parcel is ready for development consistent with the Policy Plan and Affordable Housing Overlay District. Property owners and developers alike have expressed interest in redeveloping this area, so existing agricultural operations are not expected to limit development potential.
The City is also proposing to updatehas updated its Policy Plan land uses as described inconsistent with Program 13. Sites in this area would have policy plan designations of MDR and MixedUse. MDR will allows a range of 20-30 du/ac for projects with at least 25 percent of units affordable to lower -incomes, and a range of 20-25 du/ac for all other projects. One key parcel at the Policy Plan Amendments, Hearing Draft, June 2026 184
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-94 intersection of Euclid Avenue and Riverside Drive carries a Mixed-Use designation that allows Mixed Use is proposed on one parcel at the intersection of Euclid Avenue and Riverside Drive.
The proposed Mixed-Use designation would allow 20-75 du/ac.
With the changes outlined in Program 13, All sites identified support densities necessary to facilitate lower- and moderateincome housing development. • Size of Sites – Euclid Corridor
Five parcels identified in this area (68.3 acres) are larger than 10 acres. As discussed under Size of Sites for all sites, large sites in the Ontario Ranch provide unique opportunities for the
development of affordable housing projects, and are not considered an impediment to affordable housing, but could rather been seen as an asset.
As discussed under Size of Sites for all sites, parcels smaller than
0.5 acres have been excluded from the land inventory, but are not expected to impede development on adjacent sites in any way. • Existing Use
The Opportunity Area includes 22 24 parcels (132.2 acres) that are identified as suitable for housing development. Two One parcels (102.3 acres) are is vacant. Eighteen Nineteen parcels (110118.00 acres) continue to house the agricultural operations. One parcel (8.8 acres) is principally occupied by the parking area that serves the nearby swap meet and livestock sales yard (neither the swap meet nor the livestock sales yard are included in the inventory).
The final three parcels (3.1 acres) are underutilized commercial sites fronting Euclid Avenue. These sites were identified for redevelopment because they consist of small buildings operated by independent tenants, and they are surrounded by agricultural and vacant land. It is anticipated that these properties will redevelop concurrent with the rest of the Opportunity Area. The City has been in contact with property owners in this area, and the potential redevelopment of the identified sites with housing, including affordable options is feasible in the 6th cycle.
On the agricultural parcels, there are approximately 12 8 existing farm homes that were built primarily to serve agricultural operations.
As in the GreatGrand Park and Grove Corridors, these aging farmhouses are largely vacant or owner-occupied. These homes do not provide established affordable housing, and they are not currently occupied by lower-income households, as shown on Policy Plan Amendments, Hearing Draft, June 2026 185
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-95 Figure 3-14, the median income in this area is among the highest in the City with incomes between $87,100 and $125,000 annually.
Further, development of the identified sites would only occur after the land was voluntarily vacated and sold or redeveloped by the owner occupants. As seen in areas that have recently developed to the east of the Cucamonga Channel, owners who opt to sell or redevelop their properties typically see very large profits and would be able to secure replacement housing without assistance. The 12 8 existing homes are projected to be replaced by more than 2,900 homes (nearly 250 350 times the current stock).
Because of the extremely low density of housing and the anticipated type of development, the existing residential uses are not expected to impede development potential. Land with very similar conditions to the sites identified in this area has recently developed on the eastern side of the Cucamonga Channel. • Availability of Sites
As in the GreatGrand Park and Grove Corridors, the City has planned to phase out agricultural uses in this area since annexation in 1997, but insufficient infrastructure limited what could be achieved.
As described under Infrastructure aAvailability, sewer and water service are expected to extend north from the new trunk line on Merrill Avenue along Grove Avenue, with the southern-most sites anticipated to be served first. Based on discussion with OMUC, sites in this broader Ontario Ranch area are anticipated to receive backbone service in phases generally consistent with the City’s projected infrastructure schedule, including: service to Grand Park Area 2 (west of Walker/south of Schaefer) and Grove Corridor Area 2 (west of Walker/south of Schaefer) in
approximately 2026–2027; Grove Corridor Area 3 (west of Walker/between Schaefer and the north SCE easement) by about 2027; Grove Corridor Area 4 and Euclid Corridor Area 4 (west of Walker/Schaefer to Chino) in roughly 2027–2028; and Grove Corridor Area 5 and Euclid Corridor Area 5 (west of
Walker/north of Chino) by about 2028.As previously described under infrastructure availability, sewer and water service is expected to extend north from the new trunk line on Merrill Avenue (estimated completion in 2022) north along Euclid Avenue, with the southern-most sites expected to be first served.
Based on discussion with OMUC, the sites in this area are expected to have service during the two phases of expansion:
- Adjacent to Schafer Avenue: 3-5 years
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-96 - Between Schaefer Avenue and Riverside Drive: 4 to 6 years It is estimated that the seven parcels closest to Schaefer Avenue could have access to infrastructure in 3 to 5 years, earlier than other sites in this Opportunity Area, because the City is changing the land uses immediately south of the Opportunity Area (between Schaefer Avenue and the Great Park Opportunity Area) to allow light industrial, business park, and logistics facilities.
These types of operations are in extremely high demand, so it is anticipated that the development of such facilities would bring infrastructure to the southern portions of the Opportunity Area earlier in the planning period than would otherwise occur.
As backbone infrastructure becomes available, development is likely to occur rapidly, as seen in recent years on the eastern side of the Channel. This assertion is informed by conversations with property owners eager to develop, by an on-going dialogue with home building advocacy groups, and by regular inquiries from developers interested in this area of the City.
• Feasibility of Development
As with the GreatGrand Park Corridor, the anticipated timing of infrastructure expansion paired with heightened interest of both developers and property owners, described under "Availability of Sites" indicates that development is not only feasible, but very likely to occur once backbone infrastructure is in place.
Strategy 6 Market Trends illuminates the aggressive development climate that has already manifested in the eastern side of the Ontario Ranch and references other new communities that included affordable housing. The discussion of Size of Sites for all sites also provides examples of affordable housing projects that have developed on larger greenfield sites. Together, these illustrate that the sites within this opportunity are suitable for lower-income housing.
Parcels with multiple Policy Plan land use designations have been divided, so only those portions of the parcel deemed suitable for housing development are included. As discussed later under this strategy (see "Realistic Capacity" and Units by RHNA Income Category), housing capacity assumptions have been adjusted to reflect only the portion of the parcel included in the inventory. The timing for the availability of infrastructure has been factored into the affordability estimates for all sites in this area, and the City's policy, promoting the creation of mixed-income neighborhoods is Policy Plan Amendments, Hearing Draft, June 2026 187
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-97 reflected in how the RHNA allocation is divided by income category for these sites.
Vineyard Corridor
The Vineyard Corridor & Sports Park / Armstrong Ranch Opportunity Areas includes the parcels on either side of Vineyard Avenue between Chino Edison Avenue and Riverside Drive. The sites along Vineyard Avenue were identified as "overflow" sites to help the City maintain a large inventory of potential sites as development occurs throughout the planning period. The extents of the Opportunity Areas are shown in Figure 5-11 and described in the text that follows.
Figure 5-11 Vineyard Corridor & Sports Park Housing
Opportunity Areas
• Size of Sites – Vineyard Corridor/Armstrong Ranch Specific Plan • In the Vineyard Corridor, nine parcels exceed 10 acres. Seven sites (approximately 75.26 acres) are between 10 and 12 acres, while two sites are nearly 17 acres. These sites provide the scale needed to master plan mixed-use neighborhoods, phase development, and reserve portions of each site for lower income while still achieving efficient site design. As discussed at Size of Sites for all sites, parcels smaller than 0.5 acres have been excluded from the land inventory, but are not expected to impede development on adjacent sites in any way.No sites in this opportunity area are smaller than 0.5 acres or larger than 10 acres.
• Zoning – Vineyard Corridor/Armstrong Ranch Specific Plan Policy Plan Amendments, Hearing Draft, June 2026 188
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-98 The corridor’s residential zoning is organized into two specific plan districts: SP-AG-AH with an HDR policy plan designation, which allows for residential development between 25 and 45 du/ac, and SP-AG-AH with an MDR policy plan designation, which together with the affordable housing overlay allows for residential development between 20 du/ac and 30 du/ac.
In the corridor, 25 parcels are zoned as follows: 12 parcels with SP-AG-AH zoning and an HDR policy plan designation covering
93.0 net acres, and 14 parcels with SP-AG-AH zoning and MDR policy plan designation covering 113.4 net acres. The three parcels (28.2 acres) on the western side of Vineyard Avenue are currently zoned SP-AG. They will be rezoned to SP-AG-AH for inclusion in the Affordable Housing Overlay District (Program 13). The Agriculture Overlay District will remain in place until the parcel is ready for development consistent with the Policy Plan and Affordable Housing Overlay District. Property owners and developers alike have expressed interest in redeveloping this area, so existing agricultural operations are not expected to limit development potential.
The four parcels (36.2 acres) on the eastern side of Vineyard Avenue are governed by the Armstrong Ranch Specific Plan. The City will update the Specific Plan as part of its rezoning program (Program 13) to allow a minimum of 20 dwelling units per acre and maximum of 30 or more dwelling units per acre on the sites included in the Opportunity Area.
As backbone infrastructure becomes available, development is likely to occur rapidly, as seen in recent years on the eastern side of the Channel. This assertion is informed by conversations with property owners eager to develop, by an on-going dialogue with home building advocacy groups, and by regular inquiries from developers interested in this area of the City.
• Existing Use
The Opportunity Area includes seven 25 parcels (64.3206.4 acres), dominated by agricultural and industrial uses tied to dairy, crops, mulch production, and logistics. Agricultural uses cover 119.2 acres on 13 parcels, including extensive dairy operations, crop fields, and nurseries, while mulch/landscape supply operations
76.1 acres across 9 parcels. These parcels also have 4 existing dwelling units associated with agricultural operations, which are expected to be replaced by 5,700 units an increase of 1425 percent.
One parcel (8.8 acres) houses a recycling collection site. One parcel (0.50 acres) houses truck parking. One 1.8- acre parcel is classified Policy Plan Amendments, Hearing Draft, June 2026 189
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-99 as vacant land. Although modest in size, this vacant site offers flexible infill potential along Vineyard Avenue and can be integrated into larger redevelopment efforts or future lot consolidations.
• Availability of Sites
As in the other Opportunity Areas that comprise this strategy, the City has planned to phase out agricultural uses in this area since annexation in 1997, but insufficient infrastructure limited what could be achieved.
As described under Infrastructure Availability, sewer and water service are expected to extend north from the new trunk line on Merrill Avenue along Grove Avenue, with the southern-most sites anticipated to be served first. Based on discussion with OMUC, sites in this broader Ontario Ranch area are anticipated to receive backbone service in phases generally consistent with the City’s projected infrastructure schedule, including: service to Vineyard Corridor Area 1 (east of Walker) in 2026.
As previously described under infrastructure availability, sewer and water service is expected to extend north from the new trunk line on Merrill Avenue Between Schaefer Avenue and Riverside Drive: 4 to 6 years
Discussions with the development community show that there is substantial interest in developing these sites when infrastructure is available.
• Feasibility of Development
Discussions with the development community show that there is substantial interest in developing these sites when infrastructure is available. These sites were identified after discussions with property owners and developers interested in intensifying these area.
The greatest deterrent to the development of these sites is the availability of infrastructure, which may be available in four to six years, depending on the rate of development. In recognition of the reduced time during the planning period when development will be feasible, only 25 percent of the realistic development capacity is estimated as affordable to lower incomes, while the remaining housing capacity is estimated to facilitate the development of above moderate-income housing. It is assumed that the above moderate-income housing will not only help to create an Policy Plan Amendments, Hearing Draft, June 2026 190
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-100 integrated mixed-income community but will also help to finance the expansion of infrastructure.
Sports Park
• Zoning – Sports Park
Within the Sports Park Opportunity Area, all sites are zoned for Specific Plan with the agriculture and affordable housing overlay (SP-AG-AH). Mixed-Use Sports Park (MU-SP), which allows 25- 65 dwelling units per acre, and High Density Residential, which allows 25-45 dwelling units per acre. These zones implement Strategy 6 by reserving all identified parcels for future residential or mixed-use housing.
• Site Size – Sports Park
Two parcels the Sports Park Opportunity Area measure 10.4 acre. includes, which round down to 10 acres, and are comparable in scale to the larger Strategy 6 sites discussed elsewhere in Ontario Ranch.
• Existing Use
Of the 118 acres across 15 parcels in the Sports Park Opportunity Area, 96.9 acres on 12 parcels remain crops, dairies, and nursery operations, while two parcels are used for mulch/landscape supply and RV storage. There is also one 5.8- acre parcel that is currently vacant. The area as a whole is transitioning from agricultural and dairy operations to a planned regional sports complex and mixed-use district. The sports complex is planned across the street from these sites, with the first phase of development (ONT Field, a minor league baseball stadium), anticipated to open for the 2026 baseball season. As construction of the complex and supporting infrastructure proceeds, existing agricultural and dairy activities are expected to phase out in favor of housing development.
• Availability of Sites
As in the other Opportunity Areas in the Ontario Ranch (Strategy 6), the City has planned to phase out agricultural uses in this area since annexation in 1997, but insufficient infrastructure limited what could be achieved until recently.
As described under Infrastructure Availability, backbone sewer and water service is expected to complete installation along Vineyard Avenue in Spring 2026. This trunk line is anticipated to expedite sewer availability to the remainder of sites in Area 1, Policy Plan Amendments, Hearing Draft, June 2026 191
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-101 which includes all of the sites in the Sports Park Opportunity Area.
Realistic Capaicity
To determine the realistic capacity on these sites, the City identified a realistic density below the maximum, and applied an additional reduction factor to sites with a mixed-use designation to account for potential non-residential uses. A summary of the assumptions and realistic capacity is included in Table 5-5, and detailed descriptions of the adjustment factors applied to sites within each zoning designation is provided after the table.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-102 Table 5-13
Strategy 6: Realistic Capacity
Zoning/ Policy
Plan
(after rezoning)
Number of
Parcels Acres* Max Density
(du/ac)
Max Capacity
(units*)
Adjustment
Factor**
Final Realistic
Capacity
(units*)
Opportunity Area: Great Grand Park Corridor
SP-AG-AH / MDR 42 299.4 30 8,983 73.3% 6,568
SP-AG-AH / MU-EU 8 81.7 45 3,677 31.1% 1,142
SP-AG-AH / MU-GP 11 29 81.9
219.5
65 5,324 14,264 37.7% 2,008 5,370
Opportunity Area: Grove Corridor
SP-AG-AH / MDR 10 22 65.3
150.8
30 1,959 4,524 73.3% 1,436 3,315
SP-AG-AH/HDR 17 103.9 45 4,676 77.8% 3,635
SP-AG-AH / MU-GR 4 36.0 65 2,34039 35.0% 815
Opportunity Area: Euclid Corridor
SP-AG-AH / MDR 23 117.2 30 3,5167 73.3% 2,578967
SP-AG-AH / MU-ER 1 15.0 75 1,1254 35.0% 393
Opportunity Area: Vineyard Corridor / Armstrong Ranch Specific Plan SP-AG-AH / MDR 14 7 113.4
64.3 30 3,402 1,930 73.3% 2,495 1,416
SP-AG-AH/HDR 11 93.0 45 4,185 77.8% 3,257
Opportunity Area: SCE Easement Area
SP-AG-AH/MDR 12 65.9 30 1,977 73.3% 1,447
Opportunity Area: Sports Park
SP-AG-AH/HDR 6 42.8 45 1,926 77.8% 1,498
SP-AG-AH/MU-SP 9 75.2 65 4,888 13.8% 675
TOTAL 119
136.0
826
983.9
34,546
25,773
20,143
21,586
Source: City of Ontario, 20222026.
*Acres and units have been rounded.
**See Adjustment Factor below for a detailed description of the adjustment factors applied to each group of sites.
Adjustment Factors
• SP-AG-AH / MDR (Great ParkSCE Easement , Grove, and Euclid Corridors, and Vineyard Corridor/Armstrong Ranch Specific Plan)
Description:
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-103 - Number and size of sites: 94 59 parcels, 631.8361.8 acres - Allowable density: 20-30 dwelling units per acre
- RHNA affordability: varies based on location of site relative to planned infrastructure expansion.
o Great Grand Park Corridor – & SCE Easement Area – Whole area (infrastructure 2026-2027)
Infrastructure in 1-3 years. Lower-income (50 percent), Moderate-income (25 percent), Above moderate-income
(25 percent)
o Grove Corridor
South of Schaefer Avenue (Infrastructure 2026-
2027)
Lower-income (50 percent), Above moderateincome (50 percent) Between Schaefer Avenue and Northern SCE
Easement (Infrastructure 2027)
Lower-income (40 percent), Above moderateincome (60 percent) Between Northern SCE Easement and Chino
Ave (Infrastructure 2027- 2028)
Lower-income (35 percent), Above moderateincome (65 percent) North of Chino Avenue (Infrastructure 2028)
Lower-income (25 percent), Above moderateincome (75 percent) - Euclid Corridor
South of Chino Avenue (Infrastructure 2027-
2028)
Lower-income (35 percent), Above moderateincome (65 percent) North of Chino Avenue (Infrastructure 2028)
Lower-income (25 percent), Above moderateincome (75 percent) o Vineyard Corridor & Sports Park Area
Whole Area (Infrastructure 2026)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-104 Lower-income (50 percent), Moderate-income
(25 percent), Above moderate-income (25
percent).
o 1 parcel in Great Park Corridor, Southern portions of Grove Corridor & Euclid Corridors - Infrastructure in 3-5 years.
Lower-income (40 percent), Above moderate-income (60
percent)
o Northern portions of Grove Corridor & Euclid Corridor, all of Vineyard Corridor/ Armstrong Ranch Specific Plan -
Infrastructure in 3-5 years. Lower-income (25 percent), Above moderate-income (75 percent)
- Existing Use: Agriculture, Open StorageTruck Parking, Landscape & Building Supplies, RV rentals/ sales/storage. - Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: Unconfirmed liquefaction
potential on 7 parcels (44.8 acres), as discussed under Strategy Six "Environmental Constraints," ." recent Recent projects within the area that has high water levels, have not required mitigation, so no adjustment has been provided.
Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here is intended to account for the portion of each site that will be dedicated to internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total
adjustment factor applied is 95 percent.
- Realistic Residential Capacity. No Adjustment
The SP-AG-AH zone, with a Policy Plan designation of MDR is intended for 100 percent residential projects. For this reason, 100 percent of the site area was considered viable for
residential development, and no reduction factor was applied.
Policy Plan Amendments, Hearing Draft, June 2026 195
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-105 - Typical Densities. 77.1 Percent Adjustment
Project applications and requests for specific plan
amendments in the eastern Ontario Ranch, have continuously requested higher and higher densities to meet current market demand. Specific plans that were originally imagined as primarily single-family homes have repositioned to include a greater variety of higher density options. Examples of recently completed homes that are similar to what would be expected in the MDR areas of western Ontario Ranch include motor court and row town products, both of which have been built at densities between 22 and 25 dwelling units per acre in the eastern Ontario Ranch. The City also looked at the densities of recent affordable projects in the northern part of the city (Vista Verde, completed in 2021, and Emporia I, completed in 2020), which were built at densities of 26 and 27 dwelling units per acre, to provide a more conservative estimate while also estimating a high enough density to realize cost savings, a realistic density of 23 dwelling units per acre was used to estimate realistic capacity. Twenty-three dwelling units per acre is 77.1 percent of the maximum density allowed.
In addition to the adjustment factor, 34 11 existing units (19 in the Great Park Corridor, 3 1 in the Grove Corridor, 812 in the Euclid Corridor, 1 in the SCE Easement Area, and 1 in the Vineyard Corridor) within the MDR designation (as
previously discussed under "Site-Specific Information") have been removed from the realistic capacity to ensure estimates focus on growth rather than replacement.
- Infrastructure Availability. Adjustments made to affordability distribution
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lowerincome units decreases as you move north from Merrill Avenue, where the initial trunk line is anticipated to complete Policy Plan Amendments, Hearing Draft, June 2026 196
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-106 construction in 2022. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
• Grand Park Corridor & SCE Easement Area
- Whole area (Infrastructure 2026-2027)
• Grove Corridor
- South of Schaefer Avenue (Infrastructure 2026- 2027)
Lower-income (50 percent), Above moderate-income (50
percent)
- Between Schaefer Avenue and Northern SCE
Easement (Infrastructure 2027)
Lower-income (40 percent), Above moderate-income (60
percent)
- Between Northern SCE Easement and Chino Ave
(Infrastructure 2027-2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure 2028)
Lower-income (25 percent), Above moderate-income (75
percent)
• Euclid Corridor
- South of Chino Avenue (Infrastructure 2027- 2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure 2028)
Lower-income (25 percent), Above moderate-income (75
percent)
• Vineyard Corridor & Sports Park Area
- Whole Area (Infrastructure 2026)
Lower-income (50 percent), Moderate-income (50
percent)
o Great Park Corridor (Infrastructure in 1-3 years)
Lower-income (50 percent), Moderate-income (25
percent), Above moderate-income (25 percent)
o 1 parcel in Great Park Corridor, Southern portions of Grove & Euclid Corridors (Infrastructure in 3-5 years)
Policy Plan Amendments, Hearing Draft, June 2026 197
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-107 Lower-income (40 percent), Above moderate-income (60
percent)
o Northern portions of Grove Corridor & Euclid Corridor, all of Vineyard Corridor/ Armstrong Ranch Specific Plan (Infrastructure in 3-5 years)
Lower-income (25 percent), Above moderate-income (75
percent)
The results of this distribution are recorded in Table 5-14. - Environmental Constraints. No Adjustment
As discussed under Strategy Six "Environmental Constraints," there is unconfirmed liquefaction potential on 7 MDR parcels (44.8 acres) in the GreatGrand Park Corridor. However,
geotechnical studies for recent projects within the zone have not identified any specific risks, and additional mitigation has not been required, soils and groundwater levels are assumed to be similar throughout of the zone, so adjustment was not considered necessary.
Total Capacity Adjustments: (.95)x(1)x(.771)x(1)x(1) = 73.3 percent • SP-AG-AH / HDR (Grove and Vineyard Corridors, and Sports Park Area)
Description:
- Number and size of sites: 35 parcels, 256.0 acres
- Allowable density: 25-45 dwelling units per acre
- RHNA affordability: varies based on location of site relative to planned infrastructure expansion.
o Grove Corridor
South of Schaefer Avenue (Infrastructure 2026-
2027)
- Lower-income (50 percent), Above moderateincome (50 percent) Between Schaefer Avenue and Northern SCE
Easement (Infrastructure 2027)
- Lower-income (40 percent), Above moderateincome (60 percent) Policy Plan Amendments, Hearing Draft, June 2026 198
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-108 Between Northern SCE Easement and Chino
Ave (Infrastructure 2027-2028)
- Lower-income (35 percent), Above moderateincome (65 percent) North of Chino Avenue (Infrastructure 2028)
- Lower-income (25 percent), Above moderateincome (75 percent) o Vineyard Corridor & Sports Park Area
Whole Area (Infrastructure 2026)
- Lower-income (50 percent), Moderate-income
(25 percent), Above moderate-income (25
percent).
- Existing Use: Agriculture, Truck Parking, Landscape & Building Supplies, RV storage.
- Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here is intended to account for the portion of each site that will be dedicated to internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total
adjustment factor applied is 95 percent.
- Realistic Residential Capacity. No Adjustment
The SP-AG-AH zone, with a Policy Plan designation of HDR is intended for 100 percent residential projects. For this reason, 100 percent of the site area was considered viable for
residential development, and no reduction factor was applied. - Typical Densities. 77.8 Percent Adjustment
Project applications and requests for specific plan
amendments in the eastern Ontario Ranch, have continuously requested higher and higher densities to meet current market demand. Specific plans that were originally imagined as Policy Plan Amendments, Hearing Draft, June 2026 199
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-109 primarily single-family homes have repositioned to include a greater variety of higher density options.
In addition to this, the high density residential category sets a minimum density of 25 dwelling units per acre. It is
anticipated that the higher minimum density will require products types that are closer to mid-to-high range of the density allowance, compared to MDR. As such, it was
estimated that 81.8 percent of the maximum density allowed would account for realistic capacity for HDR sites.
- Infrastructure Availability. Adjustments made to affordability distribution
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percentage of the realistic capacity estimated as suitable for lower-income units decreases as you move north from Merrill Avenue. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income units. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
• Grove Corridor
- South of Schaefer Avenue (Infrastructure 2026- 2027)
Lower-income (50 percent), Above moderate-income (50
percent)
- Between Schaefer Avenue and Northern SCE
Easement (Infrastructure 2027)
Lower-income (40 percent), Above moderate-income (60
percent)
- Between Northern SCE Easement and Chino Ave
(Infrastructure 2027-2028)
Lower-income (35 percent), Above moderate-income (65
percent)
Policy Plan Amendments, Hearing Draft, June 2026 200
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-110 - North of Chino Avenue (Infrastructure 2028)
Lower-income (25 percent), Above moderate-income (75
percent)
• Vineyard Corridor & Sports Park Area
- Whole Area (Infrastructure 2026)
Lower-income (50 percent), Moderate-income (50
percent)
The results of this distribution are recorded in Table 5-14.
Total Capacity Adjustments: (.95)x(1)x(.818)x(1)x(1) = 77.8 percent • SP-AG-AH / MU-EU (Great Park Corridor)
Description:
- Number and size of sites: 8 parcels, 81.7 acres
- Allowable density: 25-45 dwelling units per acre
- RHNA affordability: Lower-income (50 percent), Moderateincome (25 percent), Above-Moderate-income (25 percent) - Existing Use: Agriculture
- Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 31.1 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here represents the portion of each site that will be dedicated internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 42.1 Percent Adjustment Policy Plan Amendments, Hearing Draft, June 2026 201
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-111 This mixed-use area will allow for 100 percent residential uses, mixed use projects, and 100 percent non-residential uses. This is a new land use in the City that will allow for some lowimpact, small scale, light industrial uses as well as commercial and residential projects. Market demand for both residential and light industrial uses is high. An adjustment factor of 42.1 percent has been applied to account for potential nonresidential development on these sites. This estimate generally reflects the mix of project types the City anticipates based on conversations with developers and property owners.
- Typical Densities. 77.8 Percent Adjustment
This mixed-use designation allows residential densities between 25 and 45 dwelling units per acre. A realistic density in the middle of the allowed range, 35 dwelling units per acre, was deemed realistic to determine the total capacity on these sites. This was based on projects developed in other areas of the city with a similar characteristic to the City's vision for affordable housing in this area, including the 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per acre), and based on affordable projects outside of the City, like the Adams Avenue Affordable Housing Community in
Murrieta, CA, will complete adoption hearings in 2022 and is proposed at a density of 32 dwelling units per acre over a 6.22 acre site. Accordingly, 35 dwelling units per acre will provide a realistic capacity estimate for units on these sites. Thirty-five dwelling units per acre is 77.8 percent of the maximum density allowed on the site.
In addition to the adjustment factor, 2 existing units in the Great Park Corridor with a designation of MU-EU (as
previously discussed under "Site-Specific Information") have been removed from the realistic capacity to ensure estimates focus on growth rather than replacement.
- Infrastructure Availability. Adjustments made to affordability distribution
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for Policy Plan Amendments, Hearing Draft, June 2026 202
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-112 when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lowerincome units decreases as you move north from Merrill Avenue, where the initial trunk line is anticipated to complete construction in 2022. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
o Great Park Corridor – Infrastructure in 1-3 years. Lowerincome (50 percent), Moderate-income (25 percent), Above moderate-income (25 percent)
The results of this distribution are recorded in Table 5-14. - Environmental Constraints. No Adjustment
No known site constraints
Total Capacity Adjustments: (.95)x(.421)x(.778)x(1)x(1)=31.1 percent • SP-AG-AH / MU-GP (GreatGrand Park Corridor)
Description:
- Number and size of sites: 29 11 parcels, 219.581.9 acres - Allowable density: 20-65 dwelling units per acre
- RHNA affordability: Lower-income (50 percent), Moderateincome (25 percent), Above-Moderate-income (25 percent) - Existing Use: Agriculture, Open Storage, Truck WashTruck Parking, Vacant Site with Concrete Pad and Fence, RV Storage - Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: Unconfirmed liquefaction
potential on 19 7 parcels, (137.7 acres), as discussed under Strategy 6, "Environmental Constraints," ." recent Recent projects within the area that potentially has high water levels, have not required mitigation, so no adjustment has been provided.
Policy Plan Amendments, Hearing Draft, June 2026 203
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-113 Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here represents the portion of each site that will be dedicated internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 73.7 Percent Adjustment This mixed-use designation (currently called MU-NMC West, but a name change is proposed) allows for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses. This is land use is envisioned as the southwestern activity center for citizens of Ontario with bot vertical and horizontal mixed-use development that connects to the GreatGrand Park. To determine the amount of mixeduse land area that is expected to develop for residential uses, the City looked at trends in the eastern Ontario Ranch, where developers have consistently approached the City to reduce the commercial footprint within the adopted specific plan. The City also examined the mix of uses built or otherwise in the pipeline in the area designated as Mixed-Use NMC East in the Policy Plan, which was envisioned for a similar use as the MUGP designation. In the Mixed-Use NMC East areas east of the Cucamonga Channel, the mix of uses is approximately 75
percent residential. Consistent with these trends,
approximately 73.7 percent of the area is expected to develop for residential purposes, while the balance is reserved for nonresidential uses. The total adjustment factor applied to account for the mixed use designation is 73.7 percent.
- Typical Densities. 53.8 Percent Adjustment
This mixed-use designation allows residential densities between 20 and 65 dwelling units per acre. A realistic density at the lower end of the allowed range, 35 dwelling units per acre, was deemed realistic to determine the total capacity on these sites. This was based on projects developed in other areas of the city with a similar characteristic to the City's vision for affordable housing in this area, including the 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per Policy Plan Amendments, Hearing Draft, June 2026 204
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-114 acre), and based on affordable projects outside of the City, like the Adams Avenue Affordable Housing Community in
Murrieta, CA, will complete adoption hearings in 2022 and is proposed at a density of 32 dwelling units per acre over a 6.22 acre site. Accordingly, 35 dwelling units per acre will provide a realistic capacity estimate for units on these sites. Thirty-five dwelling units per acre is 53.8 percent of the maximum density allowed on the site.
In addition to the adjustment factor, 7 existing units in the GreatGrand Park Corridor with a designation of MU-GP (as previously discussed under "Site-Specific Information") have been removed from the realistic capacity to ensure estimates focus on growth rather than replacement.
- Infrastructure Availability. Adjustments made to affordability level estimates rather than capacity
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lowerincome units decreases for sites farther away from Merrill Avenue. , where the initial trunk line is anticipated to complete construction in 2022. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is therefore divided by affordability level as follows:
o GreatGrand Park Corridor – Whole area (Infrastructure likely by 2027) Lower-income (50 percent), Moderateincome (25 percent), Above moderate-income (25 percent)
Infrastructure in 1-3 years. Lower-income (50 percent), Moderate-income (25 percent), Above moderate-income
Policy Plan Amendments, Hearing Draft, June 2026 205
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City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-115 (25 percent)The results of this distribution are recorded in Table 5-14.
- Environmental Constraints. No Adjustment
As discussed under Strategy Six "Environmental Constraints," there is unconfirmed liquefaction potential on 19 7 MU-GP parcels (137.7 acres) in the GreatGrand Park Corridor.
However, geotechnical studies for recent projects within the zone have not identified any specific risks, and additional mitigation has not been required, . soils Soils and groundwater levels are assumed to be similar throughout of the zone, so adjustment was not considered necessary.
Total Capacity Adjustments: (.95)x(.737)x(.538)x(1)x(1)=37.7 percent • SP-AG-AH / MU-GR (Grove Corridor)
Description:
- Number and size of sites: 4 parcels, 36 acres
- Allowable density: 20-65 dwelling units per acre
- RHNA affordability: Lower-income (25 percent), AboveModerate-income (75 percent) - Existing Use: Agriculture
- Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here represents the portion of each site that will be dedicated internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 68.4 Percent Adjustment Policy Plan Amendments, Hearing Draft, June 2026 206
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-116 This mixed-use designation (currently called MU-NMC West, but a name change is proposed) allows for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses. This is land use is envisioned as the southwestern activity center for citizens of Ontario with both vertical and horizontal mixed-use development that connects to the GreatGrand Park. To determine the amount of mixeduse land area that is expected to develop for residential uses, the City looked at trends in the eastern Ontario Ranch, where developers have consistently approached the City to reduce the commercial footprint within the adopted specific plan. The City also examined the mix of uses built or otherwise in the pipeline in the area designated as Mixed-Use NMC East in the Policy Plan, which was envisioned for a similar use as the MUGP designation. In the Mixed-Use NMC East areas the mix of uses is approximately 75 percent residential. Because the City would like to encourage a greater mix of uses on these sites to serve as a neighborhood center for central Ontario Ranch, a smaller percent of the area, approximately 68.4 percent of the area is expected to develop for residential purposes, while the balance is reserved for non-residential uses. The total adjustment factor applied is 68.4 percent.
- Typical Densities. 53.8 Percent Adjustment
This mixed-use designation allows residential densities between 20 and 65 dwelling units per acre. A realistic density at the lower end of the allowed range, 35 dwelling units per acre, was deemed realistic to determine the total capacity on these sites. This was based on projects developed in other areas of the city with a similar characteristic to the City's vision for affordable housing in this area, including the 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per acre), and based on affordable projects outside of the City, like the Adams Avenue Affordable Housing Community in
Murrieta, CA, will complete adoption hearings in 2022 and is proposed at a density of 32 dwelling units per acre over a 6.22 acre site. Accordingly, 35 dwelling units per acre will provide a realistic capacity estimate for units on these sites. Thirty-five dwelling units per acre is 53.8 percent of the maximum density allowed on the site.
In addition to the adjustment factor, 3 4 existing units in the Grove Corridor with a designation of MU-GR (as previously discussed under "Site-Specific Information") have been
removed from the realistic capacity to ensure estimates focus on growth rather than replacement.
Policy Plan Amendments, Hearing Draft, June 2026 207
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-117 - Infrastructure Availability. Adjustments made to affordability level estimates rather than capacity
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lowerincome units decreases as you move north from Merrill Avenue, where the initial trunk line is anticipated to complete construction in 2022. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
o Grove Corridor (north of Schaefer Avenue)- Infrastructure in 4- 6 years. Lower-income (25 percent), Above moderateincome (75 percent) - South of Schaefer Avenue (Infrastructure available by 2027)
Lower-income (50 percent), Above moderate-income (50
percent)
- Between Schaefer Avenue and Northern SCE
Easement (Infrastructure likely by 2027)
Lower-income (40 percent), Above moderate-income (60
percent)
- Between Northern SCE Easement and Chino Ave
(Infrastructure available by 2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure likely by 2028) Lower-income (25 percent), Above moderate-income (75
percent)
Policy Plan Amendments, Hearing Draft, June 2026 208
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-118 The results of this distribution are recorded in Table 5-14. - Environmental Constraints. No Adjustment
No known site constraints.
Total Capacity Adjustments: (.95)x(.68.4)x(.538)x(1)x(1)=35.0 percent • SP-AG-AH / MU-ER (Euclid Corridor)
Description:
- Number and size of sites: 1 parcel, 15.0 acres
- Allowable density: 25-75 dwelling units per acre
- RHNA affordability: Lower-income (25 percent), AboveModerate-income (75 percent) - Existing Use: Agriculture
- Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates within the land inventory. As such, the factor applied here represents the portion of each site that will be dedicated internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 78.9 Percent Adjustment This mixed-use designation (currently called MU-NMC West, but a name change is proposed) allows for 100 percent
residential uses, mixed use projects, and 100 percent nonresidential uses. This is land use is envisioned as the southwestern activity center for citizens of Ontario with bot vertical and horizontal mixed-use development that connects to the GreatGrand Park. To determine the amount of mixeduse land area that is expected to develop for residential uses, Policy Plan Amendments, Hearing Draft, June 2026 209
4865
City of Ontario Policy Plan
Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-119 the City looked at trends in the eastern Ontario Ranch, where developers have consistently approached the City to reduce the commercial footprint within the adopted specific plan. The City also examined the mix of uses built or otherwise in the pipeline in the area designated as Mixed-Use NMC East in the Policy Plan, which was envisioned for a similar use as the MUGP designation. In the Mixed-Use NMC East areas the mix of uses is approximately 75 percent residential. Because the location of this site is directly across the street from a successful neighborhood shopping center, it is expected that a smaller amount of retail and other nonresidential uses will be viable, while residential uses will remain in high demand.
Consistent with these trends, approximately 78.9 percent of the area is expected to develop for residential purposes, while the balance is reserved for non-residential uses. The total adjustment factor applied is 78.9 percent.
- Typical Densities. 46.7 Percent Adjustment
This mixed-use designation allows residential densities between 20 and 75 dwelling units per acre. A realistic density at the lower end of the allowed range, 35 dwelling units per acre, was deemed realistic to determine the total capacity on these sites. This was based on projects developed in other areas of the city with a similar characteristic to the City's vision for affordable housing in this area, including the 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per acre), and based on affordable projects outside of the City, like the Adams Avenue Affordable Housing Community in
Murrieta, CA, which will complete adoption hearings in 2022 and is proposed at a density of 32 dwelling units per acre over a 6.22 acre site. Accordingly, 35 dwelling units per acre will provide a realistic capacity estimate for units on these sites.
Thirty-five dwelling units per acre is 53.8 percent of the maximum density allowed on the site.
- Infrastructure Availability. Adjustments made to affordability level estimates rather than capacity
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for Policy Plan Amendments, Hearing Draft, June 2026 210
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-120 when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lowerincome units decreases as you move north from Merrill Avenue, where the initial trunk line is anticipated to complete construction in 2022.. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
o Euclid Corridor (north of sites adjacent to Schaefer Avenue)- Infrastructure in 4-6 years. Lower-income (25 percent), Above moderate-income (75 percent)
- South of Chino Avenue (Infrastructure Available by
2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure likely by 2028) Lower-income (25 percent), Above moderate-income (75
percent)
The results of this distribution are recorded in Table 5-14. - Environmental Constraints. No Adjustment
No known site constraints.
Total Capacity Adjustments: (.95)x(.789)x(.467)x(1)x(1)=35.0 percent • SP-AG-AH / MU-ER (Euclid Corridor)
Description:
- Number and size of sites: 1 parcel, 15.0 acres
- Allowable density: 25-75 dwelling units per acre
- RHNA affordability: Lower-income (25 percent), AboveModerate-income (75 percent) - Existing Use: Agriculture
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-121 - Infrastructure availability: Planned, RHNA affordability distribution accounts for phasing of infrastructure
- Environmental constraints: None known
Capacity Factors:
- Land Use Controls and Site Improvements. 95 Percent Adjustment Portions of parcels that were not deemed appropriate for residential development (due to presence of a utility easement, designation as a future park, or other factor that would preclude residential development) are not included in the acreage estimates in the land inventory. As such, the factor applied here represents the portion of each site that will be dedicated to internal circulation, sidewalks, and other public areas. Five percent of the land area has been reserved to account for these uses. The total adjustment factor applied is 95 percent.
- Realistic Residential Capacity. 78.9 Percent Adjustment This mixed-use designation allows for 100 percent residential uses, mixed use projects, and 100 percent non-residential uses.
This is land use is envisioned as the southwestern activity center for citizens of Ontario with both vertical and horizontal mixed-use development that connects to the Grand Park. To determine the amount of mixed-use land area that is expected to develop for residential uses, the City looked at trends in the eastern Ontario Ranch, where developers have consistently approached the City to reduce the commercial footprint
within the adopted specific plan. The City also examined the mix of uses built or otherwise in the pipeline in the area designated as Mixed-Use NMC East in the Policy Plan, which was envisioned for a similar use as the MU-GP designation. In the Mixed-Use NMC East areas, the mix of uses is
approximately 75 percent residential. Because the location of this site is directly across the street from a successful neighborhood shopping center, it is expected that a smaller amount of retail and other non-residential uses will be viable, while residential uses will remain in high demand. Consistent with these trends, approximately 78.9 percent of the area is expected to develop for residential purposes, while the balance is reserved for non-residential uses. The total adjustment factor applied is 78.9 percent.
- Typical Densities. 46.7 Percent Adjustment
Policy Plan Amendments, Hearing Draft, June 2026 212
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-122 This mixed-use designation allows residential densities between 20 and 75 dwelling units per acre. A realistic density at the lower end of the allowed range, 35 dwelling units per acre, was deemed realistic to determine the total capacity on these sites. This was based on projects developed in other areas of the city with a similar characteristic to the City's vision for affordable housing in this area, including the 1001 E. Holt Blvd., a mixed-use multi-family project (35 dwelling units per acre), and based on affordable projects outside of the City, like the Adams Avenue Affordable Housing Community in
Murrieta, CA, which will complete adoption hearings in 2022 and is proposed at a density of 32 dwelling units per acre over a 6.22- acre site. Accordingly, 35 dwelling units per acre will provide a realistic capacity estimate for units on these sites.
Thirty-five dwelling units per acre is 53.8 percent of the maximum density allowed on the site.
- Infrastructure Availability. Adjustments made to affordability level estimates rather than capacity
As previously discussed, infrastructure availability will enable development of the western Ontario Ranch to occur in a
pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the potential affordability levels. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percentage of the realistic capacity estimated as suitable for lower-income units decreases as you move north from Merrill Avenue. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be above-moderate units. It is expected that abovemoderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
o Euclid Corridor
- South of Chino Avenue (Infrastructure Available by
2028)
Lower-income (35 percent), Above moderate-income (65
percent)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-123 - North of Chino Avenue (Infrastructure likely by 2028) Lower-income (25 percent), Above moderate-income (75
percent)
The results of this distribution are recorded in Table 5-14. - Environmental Constraints. No Adjustment
No known site constraints.
Total Capacity Adjustments: (.95)x(.789)x(.467)x(1)x(1)=35.0 percent Units by RHNA Income Category
As discussed in previous section, infrastructure availability will enable development of the western Ontario Ranch to occur in a pattern similar to that of the eastern Ranch. Infrastructure is expected to expand south to the north as development occurs. Part of the funding for expansion of the infrastructure system will come from investments by market-rate developers. With the current strong demand for residential uses, it is not anticipated that the availability of infrastructure will limit the number of units that can and will be built on each site, only the timing for when those sites will be able to develop and the affordability of resulting units. To account for this, and in recognition of the need to offset costs for infrastructure expansion, the percent of the realistic capacity estimated as suitable for lower-income units decreases on sites farther away from Merrill Avenue, the southern-most street in the western Ontario Ranch, where the initial trunk line is anticipated to complete construction in 2022.. The areas farthest from Merrill Avenue anticipate the lowest percentage of affordable units, with the balance expected to be abovemoderate-income. It is expected that above-moderate housing will help to offset the costs associated with infrastructure expansion. The realistic capacity is divided by affordability level as follows:
• Grand Park Corridor
- Whole area (Infrastructure likely by 2027)
Lower-income (50 percent), Moderate-income (25
percent), Above moderate-income (25 percent)
• SCE Easement Area
- Whole area (Infrastructure available by 2027)
• Grove Corridor
- South of Schaefer Avenue (Infrastructure available by 2027)
Lower-income (50 percent), Above moderate-income (50
percent)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-124 - Between Schaefer Avenue and Northern SCE
Easement (Infrastructure likely by 2027)
Lower-income (40 percent), Above moderate-income (60
percent)
- Between Northern SCE Easement and Chino Ave
(Infrastructure available by 2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure likely by 2028) Lower-income (25 percent), Above moderate-income (75
percent)
• Euclid Corridor
- South of Chino Avenue (Infrastructure available by
2028)
Lower-income (35 percent), Above moderate-income (65
percent)
- North of Chino Avenue (Infrastructure likely by 2028) Lower-income (25 percent), Above moderate-income (75
percent)
• Vineyard Corridor
- Whole Area (Infrastructure available in 2026)
Lower-income (50 percent), Moderate-income (50
percent)
• Sports Park
- Whole area (Infrastructure available in 2026)
Lower-income (50 percent), Moderate-income (50
percent)
• Great Park Corridor
- South of SCE easement (Infrastructure in 1-3 years)
Lower-income (50 percent), Moderate-income (25 percent), Above moderate-income (25 percent)
- North of SCE easement (Infrastructure in 3-5 years)
Lower-income (40 percent), Above moderate-income (60 percent) • Grove Corridor
- South of Schaefer Avenue (Infrastructure in 3-5 years) Lower-income (40 percent), Above moderate-income (60 percent) - North of Schaefer Avenue (Infrastructure in 4-6 years) Lower-income (25 percent), Above moderate-income (75 percent) Policy Plan Amendments, Hearing Draft, June 2026 215
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-125 • Euclid Corridor
- South of Schaefer Avenue (Infrastructure in 3-5 years) Lower-income (40 percent), Above moderate-income (60 percent) - North of Schaefer Avenue (Infrastructure in 4-6 years) Lower-income (25 percent), Above moderate-income (75 percent) • Vineyard Corridor/Armstrong Ranch Specific Plan
- Whole Area (Infrastructure in 4-6 years)
Lower-income (25 percent), Above moderate-income (75 percent) Policy Plan Amendments, Hearing Draft, June 2026 216
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-126 Table 5-14
Strategy 6: Units by Income Category
Zoning/ Policy Plan
(after rezoning)
Number of
Parcels Acres*
Units by RHNA Income Category Final Realistic
Capacity
(units*)
Lower
(units*)
Moderate
(units*)
Above Moderate
(units*)
Opportunity Area: Great Grand Park Corridor
South of SCE Easement
SP-AG-AH / MDR 42 299.4 3,257 1,604 1,707 6,568
South of SCE Easement 41 291.6 3,190 1,604 1,604 6,397
North of SCE Easement 1 7.8 68 - 103 171
SP-AG-AH / MU-EU1 8 81.7 570 286 286 1,142
SP-AG-AH / MU-GP1 11 29 81.9
219.5
1003
953
2,681
501 477
1,344
504 477
1,344
2,008 1,906
5,370
Opportunity Area: Grove Corridor
SP-AG-AH / MDR 10 22 65.3
150.8
359
1,003
- - 1,077 2,312 1,436 3,315
SP-AG-AH/HDR 17 103.9 1,590 468 1,577 3,635
South of Schaefer Ave 8 53.2 468 - 702 1,169
North of Schaefer Ave 14 97.7 535 - 1,610 2,145
SP-AG-AH / MU-GR 4 36.0 202242 - 614573 815
Opportunity Area: Euclid Corridor
SP-AG-AH / MDR 23 117.2 766
633
- - 1,812 1,934 2,578 2,567
Adj. to Schaefer Ave 8 53.2 169 - 513 1,169
North of sites adj. to Schaefer
A
14 97.7 464 - 1,421 2,145
SP-AG-AH / MU-ER 1 15.0 98 - 295 393
Opportunity Area: Vineyard Corridor / Armstrong Ranch Specific Plan SP-AG-AH / MDR 14 7 113.4
64.3 1,248
354
623 - 624 1,062 2,495 1,416
SP-AG-AH/HDR 11 93.0 1,629 813 815 3,257
Opportunity Area: SCE Easement Area
SP-AG-AH/MDR 12 65.9 724 361 362 1,447
Opportunity Area: Sports Park
SP-AG-AH/HDR 6 42.8 748 374 374 1,496
SP-AG-AH/MU-SP 9 75.2 339 168 168 675
TOTAL 117 136 810
983.9
8,746
8,798
3,308
3,234
8,181 9,553 20,235
21,586
Policy Plan Amendments, Hearing Draft, June 2026 217
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-127 Source: City of Ontario, 20222026.
*Acres and units have been rounded.
Notes:
1 All MU-EU and MU-GP parcels are south of the SCE easements. 2 All MU-GR parcels are north of Schaefer Avenue.
3 All MU-ER parcels are north of sites adjacent to Schaefer Avenue.
Strategy 7: Accessory Dwelling Units
Accessory dwellings are a part of the strategy for meeting the City’s share of its RHNA for housing affordable to low- and moderate-income households. Ontario has many single-family homes on lots that would allow space to build an ADU.
State law has been amended to facilitate and encourage the production of accessory dwellings. In 2016, AB 2299 and SB 1069 required cities to revise their zoning code to conform to the new ADU law. In 2019, SB 68, AB 881, and SB 13 further amended California Government Code Sections 65852.2 and 65852.22, and Health and Safety Code Section 17980.12 pertaining to local regulations for ADUs. In January 2020, the City Council enacted Ordinance 3175 to incorporate recent changes to state law with respect to ADUs.
Ontario has seen an influx in ADU applications, increasing from just 30 units permitted in 2019 to 69 permits issued in 2020. Based on past and current trends, the City expects that 120 to 360 ADUs will be built during the Housing Element period of 2021-2029. Between 2022 and 2024, the City permitted or issued certificates of occupancy for 446 ADUs, approximately 148 units per year. If this trend continues, even with a slight decrease to 100 ADUs per year, the City could anticipate approximately 475 ADUs between January 2025 and October 2029.
Since October 2021, the City has assumed that all ADUs developed are for above moderate incomes, because the City has not implemented a monitoring program to determine no-rent, low-rent, or market-rent ADUs (program 7). In reflection of this, ADUs reported in the 6th Cycle APRs have been counted towards the City’s above moderate RHNA only.
The City may revise APRs and assumptions after a survey is conducted that determines the actual affordability level of ADUs.
If tThe affordability for ADUs built in Ontario wais based on SCAG’s ADU survey and affordability assumptions for San Bernardino County.
Applying those affordability assumptions to Ontario and the range of production estimates, the City can could expect the production of 69 530 to 207 lower-income ADUs over the Housing Element period. Table 5-15 includes the summary of ADU projection estimates by based on SCAG’s estimates of affordability levels. To encourage this level of production, the Housing Plan proposes a programs to incentivize the production of ADUs (Programs 7 and 27),. and the City will continue to credit ADUs Policy Plan Amendments, Hearing Draft, June 2026 218
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-128 towards its above moderate income RHNA until a survey is conducted to determine affordability.
Table 5-15
Accessory Dwelling Unit Projections and SCAG’s Affordability Assumptions, 2021–2029
Household Income
Category
Percent of ADUs
Projected1
Range of ADU Estimates based on SCAG
Assumptions (2021-2029)2
Conservative Trend2
Lower 57.5% 69530
Moderate 34.8% 42320
Above Moderate 7.7% 971
ADUS Projected (2021-
2029)TOTAL 100% 1209212
Source: City of Ontario, 2021, SCAG, 2021.
Notes:
1. The methodology for the affordability distribution of ADUs can be accessed online at:
https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527.
2. Theis conservative trend projection assumes 446 ADUs reported on APRs Jan 2022-Dec 2024, and 15 100 dwelling units will be built per year (Jan 2025-Oct 2029). This estimate for growth over the balance of the 6th cycle is based on half of the reduced number of permits issued in 2019a one- third reduction in the annual number of permits issued / units built between Jan 2022 and Dec 2024.
The maximum trend assumes 45 dwelling units will be built per year. This estimate is based on the average of the permits issued in 2019 and 2020.
Summary of Capacity to Accommodate RHNA
Allocation
Table 5-16 summarizes the City’s strategy to achieve its 2021-2029 RHNA.
It is recognized, however, that these strategies are deemed conservative– the City expects that additional residential and mixed-use projects will occur within specific plan areas and on underutilized sites throughout the city. The City's RHNA strategy reflects the City's policy to support the creation of mixed-income communities by assuming a mix of lower- and moderate-income housing on identified sites in established neighborhoods and a mix of lower-, moderate-, and above moderateincome housing in areas where there is no existing residential component.
The following provides a high-level summary of the City's RHNA strategies.
• Above moderate-income. In addition to the capacity identified in pipeline projects and the analysis of strategies, the City has entitled additional capacity for several thousand homes that have not been credited toward the RHNA. Areas with development potential that are not included in the inventory include entitled specific plans, the downtown mixed-use district, and mixed-use areas along the I-10 corridor. Several specific plans were also Policy Plan Amendments, Hearing Draft, June 2026 219
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-129 recently amended to allow more housing at higher densities, a trend the City expects to continue. There is sufficient capacity to accommodate the above moderate-income housing requirement of the RHNA.
• Moderate-income. Prior sections contained an analysis of the strategies that will be used to accommodate the moderate- and lower-income RHNA. Sites and densities were demonstrated to be sufficient to accommodate housing affordable to moderateincome households. • Lower-income. Prior sections contained an analysis of the strategies that will be used to accommodate the lower-income RHNA. Sites and densities were demonstrated to be sufficient to accommodate affordable housing. In addition, specific programs were shown for each strategy that would encourage and facilitate housing production and that would also remove any potential constraints to development.
Table 5-16
Availability of Land to Meet RHNA, 2021–2029
Site Area Lower
Income
Moderate
Income
Above
Moderate
Income
Final
Reaslistic
Realistic
Capacity
2021–2029 RHNA 8,926 3,329 8,599 20,854
Project Credits (Per APRs)1 (51)- (7)- (2,111)
(12,043)
(2,111)
(12,102)
Remainder 8,8758,926 3,3223,239 6,488
(3,444)2
18,734
12,1972
Strategies
#1 Downtown 520 620 - 1140
#2
West Holt 159227 159227 - 318454
East Holt 468250 371249 - 839499
#3 Old Cardenas Market 33 32 - 65
#4 Ontario Center Specific Plan 15196 15297 -- 303193
#5 Ontario Mills Specific Plan4 [1,564]
4 [782]4 [782]4 [3,128]4
#6
Great Grand Park Corridor 1,0036,508 5013,235 5043,337 2,00813,080 SCE Easement Area 724 361 362 1,447
Grove Corridor 2,1911,205 1475468- 3,2272,926 5,8864,131 Euclid Corridor 864731 - 2,1072,229 2,9712,960
Vineyard Corridor / Armstrong
Ranch Specific Plan
2,877354 11261,436- 1,4391,062 5,7521,416
Sports Park 1,087 542 542 2,171
#7 Accessory Dwelling Units3 069 042 4759 475120
Policy Plan Amendments, Hearing Draft, June 2026 220
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-130 Total Capacity4 9,50711,112 3,9734,740 8,65610,345 22,13626,19 7 Surplus / Buffer4 362
(7.1%)2,186
(24%)
651
(19.6%),411
(42%)
12,100
(140.7%)
3,857 (45%)
n/a
7,454 (36%)
RHNA met RHNA met RHNA met RHNA met
Source: City of Ontario, 20212026.
1. See Table 5-2 for details.
2. While the City has met the above moderate RHNA obligation, as reported on APRs, it must continue to maintain capacity for each income tier. Due to this, the 3,444 unit surplus reported in the “Remainder” row for above moderate housing units are counted as zero in the total column for the row.
3. The City does not and has not relied on Strategy 7 to fulfill its lower income RHNA obligation for the 6th cycle.
Should the City confirm lower income affordability through subsequent surveys, ADU capacity will be revised.
1.4. The City does not and has not relied on Strategy 5 to fulfill its RHNA obligation for any portion of the 6th cycle.
Because the zoning for Strategy 5 is not in place, it is not included in the Total Capacity or Surplus/Buffer row in Table 5-16. Should the rezoning program (program 13) be implemented on Strategy 5 sites, the City will have more capacity and a larger buffer.
5.2 Administrative and Financial Resources
Funding Sources for Affordable Housing
The City’s local housing programs are supported through federal funding and state funding programs that assist first-time homebuyers, build affordable housing, and help special-needs groups, such as seniors and large households, as listed in Table 5-17. In most cases, other entities, including for-profit and nonprofit developers, apply for funds or other program benefits. For example, developers apply directly for Section 202 grants. In general, the City relies on the private sector to develop new affordable units.
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Federal and State Housing Funding Programs
Program Name Description Eligible Activities
Federal Funding Programs
Community Development Block Grant (CDBG) Program
The Department of Housing and Urban Development (HUD) awards CDBG annually to entitlement jurisdictions and states for general activities, including housing and economic development activities. HUD also offers various other programs that can be used by the City and nonprofit and for-profit agencies for the preservation of low-income housing units, such as Section 202 and Section 108 loan guarantees. The annual appropriation for CDBG is split between states and local jurisdictions called “entitlement communities.” Acquisition Rehabilitation Homebuyer Assistance Economic Development Assistance Homeless Assistance Public Services Infrastructure Replacement HOME Investment Partnerships Program
The Home Investment Partnerships Program (HOME) was created under the Cranston Gonzalez National Affordable Housing Act enacted in November 1990. HOME funds are awarded annually as formula grants to participating jurisdictions. HUD establishes Home Investment Trust Funds for each grantee, providing a line of credit that the jurisdiction may draw upon as needed. The program’s flexibility allows states and local governments to use HOME funds for grants, direct loans, loan guarantees, or other forms of credit enhancement or rental assistance or security deposits.
Acquisition Rehabilitation Homebuyer Assistance Rental Assistance Housing Choice Voucher (HCV) Rental Assistance (Section 8) Provides rental assistance payments to owners of market-rate properties on behalf of very low-income tenants. Rental AssistanceSection 811 Provides grants to nonprofit developers of supportive housing for disabled persons. The grants may be used to construct or rehabilitate group homes, independent living facilities, and intermediate care facilities. The grants may also have a rental assistance component.
Acquisition Rehabilitation New Construction Rental Assistance Section 203(k) Provides fixed-rate, low-interest loans to organizations wishing to acquire and rehabilitate property.
Land Acquisition Rehabilitation Refinancing of Existing Debt Section 202 Grants to private nonprofit developers of supportive housing for very low-income seniors. New Construction Policy Plan Amendments, Hearing Draft, June 2026 222
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-132 Table 5-17
Federal and State Housing Funding Programs
Program Name Description Eligible Activities
Low-Income Housing Tax Credits (LIHTC)
In 1986, Congress created the federal LIHTC program to encourage private investment in the acquisition, rehabilitation, and construction of low-income rental housing. Because high housing costs in California make it difficult, even with federal credits, to produce affordable rental housing, the California legislature created a state low-income housing tax credit program to supplement the federal credit. The state credit is essentially identical to the federal credit, the Tax Credit Allocation Committee allocates both, and state credits are only available to projects receiving federal credits. Twenty percent of federal credits are reserved for rural areas and 10 percent for nonprofit sponsors. To compete for the credit, rental housing developments have to reserve units at affordable rents to households at or below 46 percent of area median income. The targeted units must be reserved for the target population for 55 years.
New Construction
Mortgage Credit Certificate Program Offers income tax credits to first-time homebuyers. The County distributes the credits. Homebuyer Assistance Supportive Housing Program (SHP) Offers grants to agencies who offer supportive housing and services to the homeless.
Transitional Housing Housing for Disabled Persons Supportive Housing Support Services Community Reinvestment Act
The Community Reinvestment Act (CRA), enacted by Congress in 1977, is intended to encourage depository institutions to help meet the credit needs of the communities in which they operate, including low- and moderateincome neighborhoods, consistent with safe and sound banking operations. The CRA requires that each insured depository institution’s record in helping meet the credit needs of its entire community be evaluated periodically. That record is taken into account in considering an institution’s application for deposit facilities, including mergers and acquisitions.
New Construction Rehabilitation Acquisition Support Services Supportive Housing Homebuyer Assistance Emergency Solutions Grant Awards grants to nonprofits for the provision of shelter support services. Support Services Emergency Solutions Grant-CARES (ESG-CV) One-time funding for programs targeted to homeless or those at-risk for housing to prepare for, respond to, or prevent impacts of the coronavirus pandemic.
Support Services (Homeless Facilities and Program)
Multifamily Housing Program (MHP) Provides loans for new construction, rehabilitation, and preservation of affordable rental housing. Payments on the loans are deferred for a specified period of time.
New Construction Rehabilitation Preservation
CalHOME Provides grants to local governments and nonprofit agencies for homebuyer assistance, rehabilitation, and new construction. The agency also finances acquisition, rehabilitation, and replacement of manufactured homes.
Homebuyer Assistance Rehabilitation New Construction
Policy Plan Amendments, Hearing Draft, June 2026 223
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Federal and State Housing Funding Programs
Program Name Description Eligible Activities
California Self-Help Housing Program Provides grants for the administration of mutual self-help housing projects.
Homebuyer Assistance New Construction Administrative Costs Emergency Housing and Assistance Program Provides grants to support emergency housing.
Shelters Transitional Housing
Affordable Housing and Sustainable Communities Program Provides funding to support infill development projects with the goal of reducing greenhouse gas emissions.
New Construction Rehabilitation
Veterans Housing and Homeless Prevention Program
Provides funding to buy, construct, rehabilitate or preserve affordable multifamily housing for veterans and their families.
Acquisition Construction Rehabilitation Preservation
Senate Bill 2 – Building Jobs and Homes Act
Provides planning grant funding to jurisdictions for plans and process improvements that will help to accelerate housing production.
Technical Assistance Planning Document Updates
Local Early Action Planning (LEAP) Grants
The (LEAP grants program provides over-the-counter grants complemented with technical assistance to local governments for the preparation and adoption of planning documents, and process improvements that: Accelerate housing production. Facilitate compliance to implement the sixth-cycle Regional Housing Needs Assessment.
Housing element updates Updates to zoning, plans or procedures to increase/accelerate housing production Pre-approved architectural and site plans Establishing State-defined Pro-housing policies See complete list in LEAP program materials No Place Like Home Through a County application process, provides loans to acquire, develop, preserve, or rehabilitate permanent supportive housing facilities. Permanent Supportive Housing Infrastructure Infill Grant Provides gap financing for infrastructure improvements necessary to support the development of affordable infill housing. Infrastructure Improvements Policy Plan Amendments, Hearing Draft, June 2026 224
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Housing Element Technical Report Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-134 Table 5-17
Federal and State Housing Funding Programs
Program Name Description Eligible Activities
Local Housing Trust Fund Program Provides matching grants to funds provided by Local Housing Trust Funds.
Site Acquisition Site Development Homebuyer Assistance Transitional Housing Emergency Shelter Multifamily Housing Transit-Oriented Development Program Supports the development of affordable multifamily rental housing near transit stations through low-interest loans.
New Construction Rehabilitation Infrastructure Improvements State Funding Programs
Affordable Housing Partnership Program (AHPP) Provides lower interest rate CalHFA loans to homebuyers who receive local secondary financing. Homebuyer Assistance Self-Help Builder Assistance Program Provides lower interest rate CalHFA loans to owner-builders who participate in mutual self-help housing projects. Also provides site acquisition, development financing, and construction financing for self-help projects.
Homebuyer Assistance Site Acquisition Site Development Home Construction California Housing Assistance Program
Provides 3% silent second loans in conjunction with 97% CalHFA first loans to give eligible homebuyers 100% financing. Homebuyer Assistance Extra-Credit Teacher Program Provides $7,500 silent second loan with forgivable interest in conjunction with lower-interest-rate CalHFA first loans to assist eligible teachers in buying homes. Homebuyer Assistance Housing Enabled by Local Partnerships Provides 3% interest rate loans, with repayment terms up to 10 years, to local government entities for locally determined affordable housing priorities. Wide Range of Eligible Activities Predevelopment Loan Program
The California Department of Housing and Community Development (HCD) administers the program, which provides funds to pay the initial costs of developing affordable housing developments. Priority is given to applications with matching financing from local agencies or federal programs.
Pre-development
Multifamily Housing Program
HCD conducts the acquisition and rehabilitation component of the Multifamily Housing Program to acquire and rehabilitate existing affordable rental housing. Priority is given to projects currently subject to regulatory restrictions that may be terminated. Assistance is provided through low-interest construction and permanent loans. Eligible applicants include local government agencies, private nonprofit organizations, and for-profit organizations.
Rental Acquisition Rental Rehabilitation
Transitional Housing Program for Emancipated Foster/Probation Youth (THP-Plus) This program provides funds for housing and services for persons who need support services for transition-age youth.
Supportive Housing Foster Care
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Federal and State Housing Funding Programs
Program Name Description Eligible Activities
Special-Needs Housing Program Allows local governments to use Mental Health Services Act (MHSA) funds to finance the development of permanent supportive rental housing. New Construction Supportive Housing Home Mortgage Purchase Program CalHFA sells bonds to raise funds for providing below-market-rate loans to qualifying first-time homebuyers. Homebuyer Assistance Policy Plan Amendments, Hearing Draft, June 2026 226
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-136 Housing Choice Vouchers
The federal government provides approximately $3 million to the Housing Authority of the County of San Bernardino to administer the Housing Choice Voucher (HCV) program. These funds are used to maintain the affordability of publicly subsidized affordable housing projects in Ontario. This allocation includes funding for approximately 501 Housing Choice Vouchers, and the Family Self-Sufficiency Program. Within Ontario, the approximate number of HCVs have been available: 496 in 2016, 422 in 2017, 527 in 2018, 676 in 2019, and 747 in 2020. As of July 2021, there are 773 vouchers in use for the City of Ontario. This includes 735 in traditional voucher programs and 38 in special voucher programs, such as the Veterans Affairs Supportive Housing.
The waitlists, which are for the entire County of San Bernardino remain closed as of July 2021. In March 2021, there were 20,382 tenant-based households on the waitlist and 60,744 total households on the waitlist.
(See Programs 23, 25, 27, and 31)
Community Development Block Grants (CDBG)
The federal government provides funds for a range of housing and community development activities, including acquisition and disposition of real estate or property, public facilities and improvements, relocation, rehabilitation and construction of housing, homeownership assistance, and demolition activities. In addition, these funds can be used to acquire or subsidize at-risk units. The City of Ontario received approximately $1.8 million in funding in 2019–2020. (See Programs 3, 4, 6, 9, 27, 31, and 33)
HOME Partnership
Ontario received approximately $666,000 in 2019–2020 in federal HOME funds. HOME funds can be used for activities that promote affordable rental housing and lower-income homeownership, including building acquisition, new construction, reconstruction, moderate or substantial rehabilitation, first-time homebuyer assistance, and tenant-based assistance, as well as the preservation of affordable housing.
(See Programs 1, 3, 4, 24, 27, 32, and 33)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-137 Transformative Climate Communities
Ontario received funding through the Transformative Climate Communities (TCC) grant program from the State of California ($33.2 million) for a variety of project types, including housing. The TCC housing component included gap funding of approximately $14 million for the development of a 101-unit affordable housing project known as Vista Verde. The construction of the Vista Verde Apartments begun on June 17, 2019, and was completed in March 2021. Within the project area, 24 solar photovoltaic (PV) systems were installed on the single-family homes, providing approximately 31 kilowatts (kw) in renewable energy capacity. Of the 101 units, 11 will be rented to households making below 30 percent of the area median income (AMI), 37 units will be rented to households at 50 percent AMI, and 42 units will be rented out to households at 60 percent AMI. The affordable housing units will be made available through a lottery process.
Applicants who already work and live in Ontario will be given preference. (See Programs 8 and 10)
Permanent Local Housing Allocation
Ontario received funds that will be used for housing programs and homeless programs. The City is planning to use a portion of the Permanent Local Housing Allocation (PLHA) funds for firsttime homebuyer programs in conjunction with reuse funds on hand from the CalHome and BEGIN programs formerly offered. Programs are currently in design development to determine income targeting and benefits.
(See Program 24)
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-7 Economic Development Activities: For the initial year of NPSP, the Housing and Economic Development Agency will implement a small commercial façade program for qualifying businesses within the 100-600 blocks of North Euclid Avenue. The commercial façade program will support four businesses.
Implementation
• Objectives: The Housing and Community Improvement
Departments will collaborate with the Neighborhood Action team to attend existing events in the target neighborhoods, with an average of four per month. At least one neighborhood fair each year. Neighborhood Action Team will meet monthly. Assisting at least 20 households with first-time homebuyer loans (see also Program 25). Support four businesses with the commercial façade program. See also quantified objectives under Program 27. • Responsible Agencies: Housing and Community Improvement Departments, Economic Development Agency
• Funding: CDBG
• Timing: Attend neighborhood meetings monthly. Distribute an initial community survey by January 2023. Develop ongoing community engagement plan by January 2024. Begin meetings of the Neighborhood Action Team by summer 2022. Develop
informational materials for new homeowners and renters and business owners by summer 2024.
9.2 Housing Supply and Diversity
7. Accessory Dwelling Units (ADUs)
The City shall promote accessory dwelling units (including junior accessory dwelling units) (ADUs/JADUs) as an affordable housing option in high-resource areas and an economic mobility opportunity in Ontario through the following actions. The cumulative impact of these strategies would exceed the conservative estimate of 120 units to achieve 360 ADUs in the planning period, with at least one third of the units (180) available as affordable housing to lower income households. • Consider a program to waive, reduce, or defer connection or impact fees for ADUs that agree to affordability covenants for a set period of time. The City will consider options in 2026 and implement programs as necessary by 2027.
• Continue to provide information such as Frequently Asked Questions (FAQ) on the City’s website. Expand information on the City’s website to provide educational materials and additional Policy Plan Amendments, Hearing Draft, June 2026 229
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-8 guidance, including permitting procedures and construction resources. Update the information provided on the City’s website to include by December 2022, ensuring information is provided in multiple languages (including Spanish). Review and update website regarding ADU standards on a yearly basis.
• Assess the feasibility of establishing a loan program to help homeowners finance the construction of ADUs. The City shall consider incentives to encourage homeowners to deed restrict ADUs for lower-income households. The City will consider qualification requirements for income-restricted ADUs
appropriately address Ontario residents’ housing needs to identify barriers to qualifying (e.g., proof of residency, income levels, employment record, credit history, etc). The City will consider options in 2026 and implement programs as necessary by 2027.
• Actively market ADU guidance and materials in areas with high access to resources to encourage the development of new affordable housing in areas of opportunity as a strategy to enhance mobility and reduce displacement of low-income households seeking affordable housing options. The combination of available ADU informational material crafted to address lower-income ADU opportunity challenges and a strategic outreach approach leveraging existing established outreach networks within lowincome areas, provides the greatest opportunity for residents of lower-income residents in high resource areas. During the Housing Element planning period, the ADU ordinance will be updated as appropriate in compliance with state law and adjusted as issues arise and new best practices develop. Some of the features of the program will include:
- Receive technical assistance through SCAG to evaluate permitting practices for ADUs and JADUs and implement
improvements
- Online application process with staff intake for quality control - Maintain and develop materials for better applicant guidance, as needed
- Provide consistent staff training and support
- Look for all opportunities to provide certainty earlier in the process
- Reduce steps and shorten timeframes, and
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-9 - Continue to watch the prefabricated housing market,
including companies that produce 3D-printed homes,
repurposed shipping containers, and modular construction in order to integrate new ideas into the permitting process as appropriate.
- Outreach to local homeowners that have added an ADU to involve them in supporting other homeowners who are
considering adding an ADU to their property in high resource areas. Hold a community “ADU Open House” to share ideas and inspire homeowners to build ADUs. Connecting
homeowners and property owners within high resource areas through existing community outreach opportunities to
provide information on funding/assistance with construction costs. The City will coordinate outreach with non-profit organizations (e.g. Community Health Improvement
Association, Huerta De Valle, Seeds of Joy, etc.) to compile lists of lower income households interested in renting ADUs. The City will provide these lists to homeowners and property owners within high resource areas who are building ADUs. - Create short flyers and brochures (digital and print).
Distribute through social media promotions, direct mailings to property owners, water bill inserts, and the dedicated City webpage.
- Provide information on the City’s website about ADU
standards and options.
- Inform people at the public counter of ADUs as an option and informing property owners with an existing unpermitted
ADU of the option to bring the unit up to code as a legal ADU. • Develop and implement a monitoring program. The program will track ADU approvals and affordability. The City will use this monitoring program to track progress in ADU development and adjust or expand the focus of its education and outreach efforts through the 2021-2029 planning period. Until Tthe City will evaluates ADU production and affordability, all ADUs entitled, permitted, and built within the city will be reported on APRs as affordable to above moderate households. two years into the planning period (2023) and After the monitoring program is established, if it is determined these units are not meeting the lower- or moderate- income housing need, the City may revise APRs to reflect actual reported affordability levels. will consider other housing sites that are available to accommodate the unmet portion of the lower-income RHNA.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-10 See also Program 27 Fair Housing.
Implementation
• Objectives: Support the development of accessory dwelling units during the 2021–2029 planning period, consistent with the assumptions in the sites inventory. A cumulative impact of these strategies that exceeds the conservative estimate of 120 units to achieve 360 ADUs in the planning period, with at least one third of the units (180) available as affordable housing to lower income households.
• Responsible Agencies: Housing and Planning Departments and Ontario Housing Authority
• Funding: General Fund, CDBG
• Timing: Consider fee waiver and loan programs in 2026 and implement programs as necessary by 2027. Continue to provide and update program information on the City’s website
throughout the planning period, in English and Spanish. Actively market ADU program throughout the planning period. Outreach and ADU Open House program in high resource areas in August 2024 and implemented by August 2026. Prepare brochures May 2023 and implement in January 2024. Actively market ADU program throughout the planning period. Implement monitoring - evaluate ADU production and affordability two years into the planning period (2023).
Between 2022 and 2024, the City permitted or issued certificates of occupancy for 446 ADUs, approximately 148 units per year. This represents an increase of more than 100% compared to the 69 permitted units in 2020, and indicates that changes in City practices have ensured that ADUs are more accessible to Ontario residents. The City will not, however, count ADUs towards its RHNA obligation for lower- or moderate-income households until such assumptions are verified by implementation of an evaluation and monitoring program.
8. Downtown Plan
Ontario’s Downtown covers 12 blocks along Euclid Boulevard. The City developed a Downtown District Plan, codified as MU-1 in the development code. that The Downtown District Plan encompasses four five downtown districts that create sub-zones within the Mixed-Use (MU1) zoning district: Euclid Avenue Entertainment District (LUA-1), Arts District North and South (LUA-2S and LUA-2N), Holt Boulevard District (LUA-3), and Civic Center District (LUA-4). The Downtown District Plan vision provides opportunities for high-density, market-rate and Policy Plan Amendments, Hearing Draft, June 2026 232
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-11 affordable housing in the Euclid Avenue Entertainment District and Holt Boulevard District, offering convenient access to downtown amenities, local commercial centers, public services, open space, and public transportation. The Downtown Plan area is included in a $35 million Transformative Climate Communities (TCC) Grant awarded to the City to increase prosperity and improve transportation and housing within a disadvantaged community. The TCC program includes affordable housing, active transportation improvements, mobility hub, urban greening, carbon farm, solar photovoltaic, and transit improvements.
This grant is a collaborative effort with public and community-based organizations.
Implementation
• Objectives: Implement the adopted the Downtown District Plan to facilitate new mixed-use and residential development consistent with the Downtown strategy capacity identified in Table 5‑16(634 units in the Downtown Plan area); continue to acquire property and assemble sites to facilitate new housing. • Responsible Agencies: Planning Department
• Funding: General Fund, Tax Increment, Transformative Climate Communities (TCC)
• Timing: Continue to implement the Downtown District Plan (adopted in December 2020 as part of Development Code Update).
9. Mountain and Euclid Corridors
Euclid Avenue and Mountain Avenue extend the entire length of Ontario.
In recent years, developers have expressed interest in building residential and commercial projects along these corridors. Mountain Avenue has had numerous senior and affordable housing projects built adjacent to or near the corridor, and developers have begun to show interest in Euclid Avenue. Both corridors have commercial property that is proposed for redesignation as residential. To facilitate corridor development, the City previously rezoned properties along Euclid Avenue and Mountain Avenue for medium- and high-density residential development, as shown on the Official Land Use Plan (LU-01). The Old Cardenas Market strategy area is in the Euclid Corridor. During the planning period, tThe City will develop adopted a lot-consolidation ordinance (No. 3289) to incentivize the assemblage of parcels. Additional Iincentives may include fee modifications, flexibility in design, expedited permit processing, or others. The City will continue to monitor the ongoing status of development in the Euclid Avenue and Mountain Avenue corridors.
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• Objectives: Develop a lot consolidation ordinance to facilitate the assemblage of lots into larger parcels. with up to three assemblages anticipated during the planning period in the Euclid Avenue and Mountain Avenue corridors. Continue to monitor the ongoing status of development in the Euclid Avenue and
Mountain Avenue corridors.
• Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: The City adopted a lot consolidation ordinance on December 3, 2024 (Ordinance No. 3289)Within two years of Housing Element adoption, ongoing monitoring of development
10. Holt Boulevard
Holt Boulevard is one of the original corridors paralleling the railroad and extending through Ontario and neighboring communities. With the development and success of commercial uses fronting the freeways, the commercial viability of Holt Boulevard has gradually eroded, leaving a significant number of underutilized uses on small parcels. The Policy Plan has declared Holt Boulevard as a focus area for mixed uses, both perpendicular to Mountain Avenue, at the base of Downtown, and in the East Holt Boulevard Study Area. Sites along Holt Boulevard have been previously rezoned to accommodate higher densities. To stimulate investment in these areas, the City will adopted a lot consolidation ordinance (No. 3289) on December 3, 2024, and incentives to encourages the recycling of land to residential uses. The City will continue to monitor the ongoing status of development in the Holt Boulevard area. The Holt Boulevard area is included in a $35 million Transformative Climate Communities (TCC) grant awarded to the City to increase prosperity and improve transportation and housing within a disadvantaged community.
The TCC program includes affordable housing, active transportation improvements, mobility hub, urban greening, carbon farm, solar photovoltaic, and transit improvements. This grant is a collaborative effort with public and community-based organizations and includes the development of the 101-unit Vista Verde Affordable Housing project.
Implementation
• Objectives: Develop a lot consolidation ordinance to facilitate the assemblage of lots into larger parcels, with up to five assemblages anticipated during the planning period in order to support achievement of the lower- and moderate-income capacities assigned to the West Holt and East Holt strategies in the sites Policy Plan Amendments, Hearing Draft, June 2026 234
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-13 inventory.in the Holt Boulevard area. Continue to monitor the ongoing status of development in the Holt Boulevard area. • Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Within two years of Housing Element adoption, ongoing monitoring of developmentThe City adopted a lot consolidation ordinance on December 3, 2024 (Ordinance No. 3289)
11. Ontario Ranch
Ontario Ranch covers 8,200 acres of the former San Bernardino Agricultural Preserve. This area is intended to provide a range of housing opportunities for the City’s emerging regional and national employment centers. Buildout of this area is contingent on completion of infrastructure, approval of specific plans, and cancellation of Williamson Act contracts. The City has entered into an agreement with a consortium to fund $430 million in infrastructure serving the eastern Ontario Ranch.
The initial sewer trunk line, expected to was developed in 2022, will traveling along Merrill Avenue between Euclid and Walker Avenues. An additional sewer line along Vineyard Avenue is expected to be completed in Spring 2026. The Vineyard Avenue sewer expansion makes development east of Walker Avenue feasible as soon as 2026. West of Walker From there, additional sewer lines are planned to extend north along Euclid, Bon View, Grove, and Walker Avenues, with the southernmost sites expected to be first served. In this area, iInfrastructure is expected to expand south to north as development occurs.
The City will monitor the timing of the provision of infrastructure. to ensure that infrastructure is being provided pursuant to these assumptions so that housing can be developed early within the planning period. The City will amend the sites inventory or rezone additional sites should infrastructure not be provided pursuant to the timeframes stated. (See also Program 14. Land Monitoring Program to Meet the RHNA.) Many specific plans for this area have been approved. Some of the original Williamson Act contracts will also expire during the planning period. The Policy Plan has designated much of the area for medium- and high-density residential and mixed-use. Within western Ontario Ranch (largely undeveloped), the Policy Plan lays groundwork to promote a mixed-income community, with low-density, medium-density, highdensity, and mixed-use well integrated with one another. Ontario Ranch offers important opportunity to integrate housing affordable to all income levels, especially lower-income households. The City will continue to process specific plan applications and work with developers to address outstanding issues, in particular the financing of infrastructure in western Policy Plan Amendments, Hearing Draft, June 2026 235
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-14 Ontario Ranch. In addition, the City will meet with potential developers to explore opportunities to integrate affordable housing in new developments. The City will host annual roundtable discussions with developer(s) to proactively discuss integrating affordable units into development plans.
Additionally, the City will use the preapplication process to discuss integrating affordable units into development plans.
Implementation
• Objectives: Continue to review, approve, and implement plans to develop Ontario Ranch, and meet with potential developers to encourage the development of affordable housing.
• Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Annual roundtable discussions; preapplication discussions as projects arise. Based on discussions with the Ontario Municipal Utilities Company (OMUC), with
consideration of the cost, market conditions, and phasing needed to expand infrastructure, the City anticipates that infrastructure is likely to be available as follows:
- 2026 AREA 1: East of Walker (served by Vineyard Avenue sewer main)
- 2026-2027 AREA 2: West of Walker / South of Schaefer
- 2027 AREA 3: West of Walker / Schaefer Avenue to the
northernmost SCE easement.
- 2027-2028 AREA 4: West of Walker / The northern-most SCE easement to Chino Ave
- 2028 AREA 5: West of Walker / Chino Avenue to Riverside Drive
- Merrill Ave to the southern SCE (Southern California Edison) easement: 2023-2025
- Southern SCE easement to Schaefer Ave: 2025-2027
- Schaefer Ave to Riverside Drive: 2026-2028
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-15
12. Green Building
Green building means creating structures and using materials that are environmentally responsible and resource efficient, considering a building’s entire life cycle. To reduce per-capita energy use, the City will promote conservation and renewable energy generation techniques in public facilities and private development. The City will require new construction to reduce energy demand by incorporating building and site design strategies. Conservation will be the priority strategy for renovation of existing facilities. The Policy Plan also includes land planning strategies that impact energy demand reduction, including narrowing street widths, installing broad-canopied trees for shade, and clustering compact development to reduce automobile use.
Implementation
• Objectives:
- Promote green building practices in the private sector and explore point-of-sale energy retrofits for residences.
- Renewable energy incentive and energy-efficiency programs. - Develop a citywide 20-year energy plan.
- Support pilot development project as a net-zero-energy community and formulate solar site orientation guidelines. • Responsible Agencies: Planning Department, Building
Department, Public Works
• Funding: General Fund
• Timing: Ongoing
13. 2021–2029 Regional Housing Need
To meet state law requirements (California Government Code Sections 65583(c)(1)(A) and 65583(c)(1)(B)) to address the 2021-2029 Regional Housing Needs Allocation (RHNA) and to ensure a sufficient selection of sites are is available for higher-density development, the City shall has and will continue to amend the Policy Plan and the Development Code, as needed, to provide adequate sites for at least 8,926 lower-income units and 3,329 moderate-income units within a total RHNA of 20,854 units, as summarized in Chapter 5 and Table 5-16. The updated sites inventory identifies a realistic capacity of 9,326 lower-income units, 4,085 moderate-income units, and 8,631 above-moderate-income units (22,042 total units), which provides a buffer of 451 lower-income units, 763 moderate-income units, and 12,075 above-moderate-income units above the RHNA (including development progress reported on 6th Cycle Policy Plan Amendments, Hearing Draft, June 2026 237
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-16 APRs).8,333 lower-income units and 2,735 moderate-income units (11,068 total units). The City will maintain zoning and overlays that allow minimum densities of at least 30 dwelling units per acre on sufficient acreage to accommodate at least 8,926 lower‑income units and 3,329 moderate‑income units, consistent with the strategy capacities summarized in Table 5‑16. This includes implementation of the Affordable Housing (AH) Overlay on sites on East and West Holt, in Ontario Ranch south of Riverside Drive, and in other designated strategy areas to achieve the minimum 20 dwelling units per acre and higher densities assumed in the inventory.The City will increase maximum density to at least 30 dwelling units per acre (du/ac) on a minimum of 270-370 acres depending on the mix of densities employed. Sites for lower-income units must allow at least 30 du/ac and are subject to the requirements of California Government Code Section 65583.2(h), including allowing owner-occupied and rental multifamily housing “by right” without discretionary review if 20 percent or more of the units in a project proposed on the site are affordable to those with lower incomes.
The sites rezoned to accommodate lower-income RHNA must be able to accommodate a minimum of 16 units per site. At least half (50 percent) of the sites rezoned to accommodate lower-income RHNA shall be designated/zoned for residential uses only, except that all of the very low- and low-income housing need may be accommodated on sites designated for mixed uses if those sites allow 100-percent residential use and require that residential uses occupy 50 percent of the total floor area of a mixed-use project. The applications can be subject to design review as long as the project does not trigger the California Environmental Quality Act review process.
The City established Aan Affordable Housing (AH) Overlay zone through Ordinance No. 3204 on March 15, 2022,will be created and that applied to those sites proposed to change from another zone to MU-2 in the East and West Holt Corridors and to parcels identified in the sites inventory in the Ontario Ranch, south of Riverside Drive. The City updated the land use designations in its Land Use Element on August 16, 2022, consistent with the direction identified in Chapter 5. The City established the appropriate zoning (as stated in Chapter 5) for properties in the Downtown, West Holt, East Holt, and Old Cardenas Market Housing Opportunity Areas through Ordinance No. 3245 on May 2, 2023.
These collective actions ensured that the City established the necessary land use designations and zoning to accommodate at least 100 percent of the City’s remaining RHNA allocation.
The AH Overlay establishes a minimum density of 20 dwelling units per acre for all development regardless of affordability status and provides for special standards for affordable housing projects in the Ontario Ranch.
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-17 In the Ontario Ranch, the AH Overlay provides incentives to develop two tiers of affordable housing.
• Tier 1. The first tier would includes housing projects with at least 20% of units affordable to lower incomes. Projects in this tier would are no longer be required to develop a new specific plan under the AH Overlay.
• Tier 2. The second tier would includes projects with at least 25% of units dedicated as affordable to lower incomes via deed restriction or another long-term legal mechanism. Tier 2 projects would beare subject to the same provisions as Tier 1, but the maximum density allowed on properties within the AH Overlay and designated as MDR on the Official Land Use Plan (Exhibit LU-01) of the Policy Plan component of The Ontario Plan would increases from 25 to 30 dwelling units per acre.
Projects developing developed without a specific plan would beare allowed to develop according to the Policy Plan designation. Sites designated as MDR in the Policy Plan would beare allowed to develop according to MDR-25 zoning standards, . iIf the project qualifies as Tier 2, and it cannot achieve a density of 30 du/ac under MDR-25 standards, HDR-45 zoning standards may be used instead. Sites designated as MU in the Policy Plan may be developed in accordance with a comparable existing zoning implementation tool that allows for the density and/or intensity permitted by the Policy Plan.
To ensure that these incentives are primarily used as a means to promote the development of affordable housing, the AH Overlay would also requires projects choosing to develop without a specific plan to calculate the minimum density over the entirety of the project site (or the portion of the project site that is located within the AH Overlay, if the project area also includes properties that are not within the AH Overlay). If required to maintain adequate capacity, Tthe following Ontario Mills Specific Planspecific plans will be updated to require properties within these Specific Plan areas that are also included in the sites inventory to include a minimum density of 20 du/ac and allow at least 30 du/ac.:
• The Ontario Mills Specific Plan
• The Armstrong Ranch Specific Plan
The City will also update the policy plan designations and associated tables as necessary consistent with the proposed zoning changes, the intent of the overlay zone, and the changes to the specific plans.
Finally, the City will, consistent with direction received in HCD’s review letter (May 21, 20226) evaluate and update if necessary the City’s zoning Policy Plan Amendments, Hearing Draft, June 2026 239
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-18 to confirm compliance with the New Commune DTLA LLC v. City of Redondo Beach decision related to the establishment of minimum densities and required residential development in base zones when adopting an overlay or allowing mixed uses to meet housing element rezoning requirements.
Implementation
• Objectives: Provide adequate sites to meet the City’s RHNA (8,926 lower‑income units, 3,329 moderate‑income units, and 8,599 above‑moderate‑income units) by maintaining zoning, overlays, and specific plan standards that together provide realistic capacity, as shown in Table 5‑16. Confirm compliance with statutory and case law on adequate zoning.Accommodate
Ontario’s share of the 2021-2029 RHNA.
• Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Specific sites will be rezoned prior to February 12, 2025Update the Policy Plan and Development Code as necessary to maintain capacity to address the RHNA. Confirm compliance with case law by June 2027.
14. Land Monitoring Program to Meet the RHNA
The City is in the process of updating the Development Code for consistency with the Land Use designations of its Policy Plan. This program will implement a land monitoring program to ensure that the city has enough land to meet its RHNA throughout the planning period.
California Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element inventory can accommodate its share of the RHNA by income level throughout the planning period. If a jurisdiction approves a housing project at a lower density or with fewer units by income category than identified in the Housing Element, it must quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduceddensity project. The City will evaluate residential development proposals for consistency with goals and policies of the Policy Plan and the 2021- 2029 Housing Element sites inventory and make written findings that the density reduction is consistent with the Policy Plan and that the remaining sites identified in the Housing Element are adequate to accommodate the RHNA by income level. If a proposed reduction of residential density will result in the residential sites inventory failing to Policy Plan Amendments, Hearing Draft, June 2026 240
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Adopted March 2022, Revised August 2022, Hearing Draft June 2026 H-19 accommodate the RHNA by income level, the City will identify and make available additional adequate sites to accommodate its share of housing need by income level within 180 days of approving the reduced-density project. (See also monitoring of infrastructure provision timing in Program 11. Ontario Ranch.)
Implementation
• Objectives: Ensure there is a sufficient supply of multifamily zoned land to meet the housing needs identified in the RHNA. • Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Throughout the 2021-2029 planning period.
15. Residential By-Right for Developments with 20-
Percent Affordable
To comply with Assembly Bill (AB) 1397, sites with Assessor’s Parcel Numbers (APNs) listed in Table 9-1-in the land inventory in this 6th cycle Housing Element shall be allowed to be developed for residential use byright, in accordance with Government Code Section 65583.2(c). This byright (without discretionary review) requirement is only for housing developments in which at least 20 percent of the units are affordable to lower-income households. The application of the requirement should not be used to further constrain the development of housing. As such, housing developments that do not contain the requisite 20 percent would still be allowed to be developed according to the underlying (base) zoning.
Table 9-1
Assessor’s Parcel Numbers
104857602 104857601 101050176 101054306104905403 101055234 101055233 101055232 101052217 101052206 101054301104905406 101054327 101054304104905402 101054305104905404 101055216 101054302 101054313 101054314 101055237 104860414 104860415 101049116 101049102 101049103 101050207 Implementation
• Objectives: Comply with California Government Code Section 65583.2(c)
• Responsible Agencies: Planning Department
• Funding: General Fund
• Timing: Continuously during the planning period.
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2-135
3-1 3-2 3-3
3-5 3-4
3-8 3-7
3-9
3-10
3-11 3-12
2-78a
2-79
3-17
3-18 3-19
3-20 3-21a 3-22a
3-23
2-164
2-163
2-176
2-173
2-168
2-170
2-169
2-174 2-167
2-81
2-83 2-82
2-103 2-102
2-108
2-109
3-33 3-32 3-31 3-30 3-28
2-153 2-142
2-77
2-141
2-154
2-155
2-76
2-107
2-106
2-105
3-34
2-158
2-159
2-165
2-157
2-161
2-175
2-177
3-35
2-134 2-162
2-178 2-133
2-179
3-62
3-64 3-63 3-65
2-132
2-144
2-136
2-180 2-145 2-131
2-146 2-139
2-147 2-138
2-148
2-149 2-137
2-150 2-166
2-152 2-143
2-151
2-156
2-160
3-84 3-83
3-85 3-86
3-88 3-87
3-89
3-90
3-91
3-92
3-94
3-95 2-181
2-140
2-140
2-172
2-176 2-172
2-78b 2-77
3-92
3-94
3-21b 3-22b
3-93
2-80DO
RAL
S
T
NEWTON AV
M
E
R
I
O
N
DR
C
O
T
T
O
N
W
O
O
D
ST
GROVE AV
PARCO AV
CUCAMONGA AV
M
E
R
I
O
N
S
T
SALEM ST
DARIEN ST
SULTANA AV
SCHAEFER AV
RIVERSIDE DR
EUCLID AV EUCLID AV
RIVERSIDE DR
BON VIEW AV
WALKER AV
VINEYARD AV
BON VIEW AV
CAMPUS AV
GROVE AV
BAKER AV
WALKER AV
ONTARIO AV
C
H
I
N
O
AV
CHINO AV
ONTARIO RANCH RD
EDISON AV
SCHAEFER AV
EDISON AV
0 550 1,100 2,200
Ft
Housing Element
Site Inventory
Ontario City Boundary
County Boundary
Housing Element Parcels
Ontario Ranch
MapID# See Tables B-1 & B-2 for details
Ontario Ranch Date: 5/26/2026
1 Policy Plan Amendments, Hearing Draft, June 2026 243
4899
1-47
1-46
PORSCHE WY
DUESENBERG
DR
CONCOURS ST
INLAND EMPIRE BL
MERCEDES
LN
HAVEN AV
1-27 1-3
1-26
1-7 1-6
1-17
1-16 1-24
1-23
2-7
1-8
1-12
1-13
1-14
1-18 1-15
1-19
1-20
1-28 1-9
1-29
1-21
1-22 1-4 1-5 2-8
BENSON AV
BOULDER AV
M
OUNTAIN AV
VESTA ST
CO
NE
F LO WER
LN
HOLT BL
B ST
OAKS AV
BROOKS ST
GRANITE AV
STONERIDGE CT
2-35
2-21
2-34
2-19
2-22
2-33
2-32 2-31
2-18
2-20
2-25
2-23
2-24
2-47
2-28
2-43
2-42
2-45 2-44
2-29 2-30
2-27
2-46
2-50
2-49
2-48
2-36
2-38
2-26
2-40
2-39
2-37
2-51
2-52
2-41
I-10 FWY E.B.
ONTARIO MI LLS PW
FOURTH ST
ONTARIO
MI LLS
DR
I-10 FWY W.B.
MILLIKEN AV
FRANKLIN AV
I-15 FWY S.B.
MALL DR
INLAND EMPIRE BL
MI LLS
CI
I-10 W/B OFFRAMP
ROCHESTER AV
I-15 1-10 INTRCH
I-10 I-15 INTRCH
I-15 I-10 INTRCH
1-32
1-41
3-24
1-34
1-36
1-35
1-38
1-39
1-40
2-12 2-6 1-31 1-30 2-4
2-14
1-42
1-43
1-51
1-33 1-37 2-13
2-5
1-50
1-45
1-44
3-38 3-37
3-39
3-41
3-46 3-52 3-58 3-59 ALLYN AV
NOCTA ST
BON VIEW AV
MAIN ST
HOLT BL
NOCTA PRIVADO
GROVE AV
BO
HOLT BL
NVIEW
AV
AIRPORT DR
VIRGINIA AV
IMPERIAL AV
WILLOW ST
EMPORIA ST
2-1
2-2
2-3
SULTANA AV
CAMPUS AV
HOLT BL
NOCTA ST
MIRAMONTE AV
MELROSE AV
PLEASANT AV
MALCOLM AV
MONTEREY AV
C ST
B ST
MAIN ST
EMPORIA ST
SIERRA CT
2-16
2-15
2-17
LAUREL AV
LOCUST ST
MAPLE ST
DE ANZA CI
FRANCIS ST
EUCLID AV
PALM AV
0 300 600 1,200
Ft
Date: 5/26/2026 2
Housing Element
Site Inventory
Ontario City Boundary
County Boundary
Housing Element Parcels
Downtown
West Holt Blvd
East Holt Blvd
Old Cardenas Market
Ontario Center Specific Plan (SP)
Ontario Mills Specific Plan (SP)
Downtown
East Holt Blvd
West Holt Blvd
Old Cardenas Market
Ontario Mills Specific Plan (SP)
Ontario Center Specific Plan (SP)
Policy Plan Amendments, Hearing Draft, June 2026 244
4900
Table B-1 Housing Element Sites Inventory - Sites Suitably Zoned Prior to the Start of the 6th Cycle City of Ontario Housing Element Technical Report
Map
ID Opp Area Site Address/Intersection
5 Digit
ZIP
Code
APN Consolidate d Sites Current GP Current Zone Min Density (du/ac) Max Density (du/ac) Parcel Size (Acres) Existing Use/ Vacancy Infrast Available Publicly- Owned Site Status Identified in Last/ Last 2 Cycle(s) Lower Mod Abov Mod Total Notes 1-3 West Holt 900 W HOLT BLVD 91762 101050176 - HDR HDR-45 25 45 1.5 Auto sales Yes NO Available Prior/Non-vacant 19 18 - 37 -1-4 West Holt 1034 W HOLT BLVD 91762 101050206 J HDR HDR-45 25 45 0.3 Auto sales Yes NO Available No 4 4 - 8 - 1-5 West Holt 1020 W HOLT BLVD 91762 101050207 J HDR HDR-45 25 45 0.4 Auto sales Yes NO Available Prior/Non-vacant 5 5 - 10 - 1-6 West Holt 1134 W HOLT BLVD 91762 101052206 - HDR HDR-45 25 45 0.7 Strip retail Yes NO Available Prior/Non-vacant 8 8 - 16 - 1-7 West Holt 1156 W HOLT BLVD 91762 101052217 - HDR HDR-45 25 45 1.0 Auto sales Yes NO Available Prior/Non-vacant 12 12 - 24 -1-8 West Holt 1228 W HOLT BLVD 91762 101054302 C HDR HDR-45 25 45 0.5 Parking lot Yes NO Available Prior/Non-vacant 6 6 - 12 - 1-9 West Holt 1234 W HOLT BLVD 91762 101054303 - HDR HDR-45 25 45 0.2 Parking Lot Yes NO Available Prior/Non-vacant 3 3 - 6 - 1-12 West Holt 1328 W HOLT BLVD 91762 101054310 E HDR HDR-45 25 45 0.3 Auto sales Yes NO Available Not Used 4 3 - 7 - 1-13 West Holt 1328 W HOLT BLVD 91762 101054311 E HDR HDR-45 25 45 0.3 Auto sales Yes NO Available Not Used 4 3 - 7 - 1-14 West Holt 1350 W HOLT BLVD 91762 101054313 F HDR HDR-45 25 45 0.4 Building supply Yes NO Available Prior/Non-vacant 4 4 - 8 - 1-15 West Holt 1360 W HOLT BLVD 91762 101054314 F HDR HDR-45 25 45 0.4 Building supply Yes NO Available Prior/Non-vacant 6 5 - 11 - 1-16 West Holt W OF SWC STONERIDGE CT & MOUNTAIN AVE 91762 101054326 C HDR HDR-45 25 45 0.3 Parking lot Yes NO Available Not Used 3 4 - 7 - 1-17 West Holt 1203 W STONERIDGE CT 91762 101054327 C HDR HDR-45 25 45 0.4 Parking lot Yes NO Available Prior/Non-vacant 5 6 - 11 - 1-18 West Holt 1424 W HOLT BLVD 91762 101055204 G HDR HDR-45 25 45 0.3 Automotive Yes NO Available Not Used 4 4 - 8 - 1-19 West Holt 1426 W HOLT BLVD 91762 101055205 G HDR HDR-45 25 45 0.3 Automotive Yes NO Available Not Used 4 4 - 8 - 1-20 West Holt 1448 W HOLT BLVD 91762 101055207 H HDR HDR-45 25 45 0.3 Auto sales Yes NO Available Not Used 4 4 - 8 - 1-21 West Holt 1528 W HOLT BLVD 91762 101055212 I HDR HDR-45 25 45 0.3 Retail Yes NO Available Not Used 4 4 - 8 - 1-22 West Holt 1538 W HOLT BLVD 91762 101055213 I HDR HDR-45 25 45 0.3 Retail Yes NO Available Not Used 4 4 - 8 - 1-23 West Holt 120 N BENSON AVE 91762 101055216 D HDR HDR-45 25 45 0.7 Retail Yes NO Available Prior/Non-vacant 8 9 - 17 - 1-24 West Holt 1535 W STONERIDGE CT 91762 101055217 D HDR HDR-45 25 45 0.2 Retail Yes NO Available Not Used 3 2 - 5 - 1-25 West Holt 1420 W HOLT BLVD 91762 101055232 A HDR HDR-45 25 45 0.5 Parking lot Yes NO Available Prior/Non-vacant 6 6 - 12 - 1-26 West Holt 1414 W HOLT BLVD 91762 101055233 A HDR HDR-45 25 45 0.5 Building supply Yes NO Available Prior/Non-vacant 6 6 - 12 - 1-27 West Holt 1404 W HOLT BLVD 91762 101055234 A HDR HDR-45 25 45 0.4 Building supply Yes NO Available Prior/Non-vacant 5 6 - 11 - 1-28 West Holt 1502 W HOLT BLVD 91762 101055237 H HDR HDR-45 25 45 0.4 Auto sales Yes NO Available Prior/Non-vacant 5 5 - 10 - 1-29 West Holt 1512 W HOLT BLVD 91762 101055238 - HDR HDR-45 25 45 0.6 Auto sales Yes NO Available Prior/Non-vacant 7 7 - 14 - 1-30 East Holt 1323 E HOLT BLVD 91761 11006104 - MU-HE MU-6 14 40 1.0 Vacant Yes NO Available Not Used 11 11 - 22 -1-31 East Holt 1207 E HOLT BLVD 91761 11006110 - MU-HE MU-6 14 40 1.1 Vacant Yes NO Available Not Used 13 13 - 26 -1-32 East Holt 1217 E HOLT BLVD 91761 11006121 - MU-HE MU-6 14 40 1.2 Motel Yes NO Available Not Used 13 13 - 26 - 1-33 East Holt 1241 E HOLT BLVD 91761 11006125 - MU-HE MU-6 14 40 1.2 Motel Yes NO Available Not Used 14 14 - 28 -1-34 East Holt 1111 E HOLT BLVD 91761 104847115 - MU-HE MU-6 14 40 0.5 Automotive / Open Storage Yes NO Available Not Used 6 6 - 12 -1-35 East Holt 1101 E HOLT BLVD 91761 104847122 B MU-HE MU-6 14 40 0.8 Parking Lot Yes NO Available Not Used 9 9 - 18 - 1-36 East Holt 1101 E HOLT BLVD 91761 104847123 B MU-HE MU-6 14 40 0.5 Vacant Church Yes NO Available Not Used 5 5 - 10 -1-37 East Holt 1031 E HOLT BLVD 91761 104848102 - MU-HE MU-6 14 40 1.8 Truck repair Yes NO Available Not Used 21 21 - 42 - 1-38 East Holt 1015 E HOLT BLVD 91761 104848103 - MU-HE MU-6 14 40 0.8 Auto parts store Yes NO Available Not Used 9 9 - 18 -1-39 East Holt E OF NEC HOLT BLVD & ALLYN AVE 91761 104848106 Vista Verde II MU-HE PUD 14 40 0.6 Vacant Yes NO Available Not Used 17 - - 17 - 1-40 East Holt 935 E HOLT BLVD 91761 104848107 Vista Verde II MU-HE PUD 14 40 0.9 Independent Convenience Store Yes NO Available Not Used 24 - - 24 - 1-41 East Holt 1025 E HOLT BLVD 91761 104848122 - MU-HE MU-6 14 40 1.9 Truck repair Yes NO Available Not Used 21 21 - 42 - 1-42 East Holt 957 E HOLT BLVD 91761 104848128 Vista Verde II MU-HE PUD 14 40 1.2 Vacant Yes NO Available Not Used 31 - - 31 - 1-43 East Holt 957 E HOLT BLVD 91761 104848129 Vista Verde II MU-HE PUD 14 40 1.2 Vacant Yes NO Available Not Used 31 - - 31 - Draft June 2026 Table B-1 Page 1
Policy Plan Amendments, Hearing Draft, June 2026 245
4901
Table B-1 Housing Element Sites Inventory - Sites Suitably Zoned Prior to the Start of the 6th Cycle City of Ontario Housing Element Technical Report
Map
ID Opp Area Site Address/Intersection
5 Digit
ZIP
Code
APN Consolidate d Sites Current GP Current Zone Min Density (du/ac) Max Density (du/ac) Parcel Size (Acres) Existing Use/ Vacancy Infrast Available Publicly- Owned Site Status Identified in Last/ Last 2 Cycle(s) Lower Mod Abov Mod Total Notes 1-44 East Holt 803 E HOLT BLVD 91761 104851212 - MU-HE MU-6 14 40 0.6 Car Sales Yes NO Available Not Used 7 7 - 14 -1-45 East Holt 813 E HOLT BLVD 91761 104851213 - MU-HE MU-6 14 40 0.9 Laundromat / Automotive Yes NO Available Not Used 10 10 - 20 - 1-46 Ontario Center SP SWC CONCOURS ST & MERCEDES LN 91764 21020404 - MU-OC SP see note 1 see note 1 8.4 Vacant Yes NO Available Not Used 63 63 - 126 Note 1 1-47 Ontario Center SP 888 N HAVEN AVE 91764 21020407 - MU-OC SP see note 1 see note 1 4.5 Vacant Yes NO Available Not Used 33 34 - 67 Note 11-50 East Holt 907 E HOLT BLVD 91761 104848127 - MU-HE MU-6 14 40 0.9 O'Reilly Auto Parts Yes NO Available Not Used 10 10 - 20 -1-51 East Holt 905 E HOLT BLVD 91761 104848108 Vista Verde II MU-HE PUD 14 40 1.6 Vacant Yes NO Available Not Used 41 - - 41 - Notes:Note 1: Specific Plan does not set density standards, however the types of projects allowed by zoning can accommodate products with 60+ du/ac. The Policy Plan Category allows for densities up to 125 du/ac.
Draft June 2026 Table B-1 Page 2
Policy Plan Amendments, Hearing Draft, June 2026 246
4902
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-1 Downtown 111 N MIRAMONTE AVE 91764 104852414 1 0 2 0 0.1 MU-DT MU-1 MU-DT MU-1 25 75 3 Nonvacant Auto sales Note 1: Site A2-2 Downtown 617 E HOLT BLVD 91761 104852415 1 0 2 0 0.1 MU-DT MU-1 MU-DT MU-1 25 75 3 Nonvacant Auto sales Note 1: Site A2-3 Downtown 609 E HOLT BLVD 91761 104852416 2 1 2 0 0.3 MU-DT MU-1 MU-DT MU-1 25 75 5 Nonvacant Auto sales Note 1: Site A2-4 East Holt 1555 E HOLT BLVD 91761 11007225 0 0 0 0 4.8 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 0 Nonvacant Post office Note 1: Site C2-5 East Holt 1619 E HOLT BLVD 91761 11008106 0 0 0 0 0.5 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 0 Nonvacant Small office Note 1: Site C2-6 East Holt E OF 1619 E HOLT BLVD 91761 11008107 13 14 74 0 4.5 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 101 Vacant Vacant Note 1: Site C2-7 West Holt 1050 W HOLT BLVD 91762 101050208 8 5 14 0 1.2 MU-HW MU-8C-AH MU-HW MU-8C-AH 20 40 27 Nonvacant Auto sales Note 1: Site B2-8 West Holt 1050 W HOLT BLVD 91762 101050209 2 1 3 0 0.3 MU-HW MU-8C-AH MU-HW MU-8C-AH 20 40 6 Nonvacant Auto sales Note 1: Site B 2-12 East Holt 1381 E HOLT BLVD 91761 11007106 13 8 20 0 1.8 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 41 Vacant Vacant -2-13 East Holt 1387 E HOLT BLVD 91761 11007107 4 2 6 0 0.6 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 12 Vacant Vacant -2-14 East Holt 1401 E HOLT BLVD 91761 11007210 10 6 17 0 1.5 MU-HE MU-6-AH MU-HE MU-6-AH 20 40 33 Vacant Vacant -2-15 Old Cardenas Market N OF NEC MAPLE ST & EUCLID AVE 91762 105027201 5 3 8 0 0.6 HDR HDR-45 HDR HDR-45 25 45 16 Vacant Vacant - 2-16 Old Cardenas Market 1652 S EUCLID AVE 91762 105027220 5 3 8 0 0.6 HDR HDR-45 HDR HDR-45 25 45 16 Vacant Vacant -2-17 Old Cardenas Market 1714 S EUCLID AVE 91762 105028401 11 6 16 0 2.2 MU-EF MU-8D MU-EF MU-8D 20 75 33 Nonvacant Vacant Grocery -2-18 Ontario Mills 1050 ONTARIO MILLS DR 91764 23801402 6 4 5 5 1.3 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 20 Nonvacant Automotive small outparcel: Car Wash ; Note 4 2-19 Ontario Mills 990 ONTARIO MILLS DR UNIT H 91764 23801403 9 5 7 7 1.8 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 28 Nonvacant Restaurant small outparcel: Jamba Juice, Mantra Indian ; Note 42-20 Ontario Mills 960 ONTARIO MILLS DR 91764 23801404 6 4 5 5 1.3 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 20 Nonvacant Restaurant
small outparcel: Starbucks,
Noodle World Jr, Donut Shop ;
Note 4
2-21 Ontario Mills 4900 E FOURTH ST 91764 23801405 94 55 74 74 18.6 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 297 Nonvacant Movie theater large outparcel: Regal Edwards ; Note 4 2-22 Ontario Mills 980 ONTARIO MILLS DR UNIT C 91764 23801406 6 4 5 5 1.2 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 20 Nonvacant Restaurant small outparcel: Rubio's, Fishbone, Corner Deli ; Note 4 2-23 Ontario Mills 880 N ROCHESTER AVE 91764 23801407 7 4 5 5 1.3 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 21 Nonvacant Retail small outparcel: Car stereo store ; Note 4 2-24 Ontario Mills 4421 E ONTARIO MILLS PKWY 91764 23801410 17 10 13 13 3.3 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 53 Nonvacant Retail small outparcel: The Love Store (adult entertainment) ; Note 4 2-25 Ontario Mills 950 ONTARIO MILLS DR 91764 23801418 7 4 5 6 1.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 22 Nonvacant Restaurant
small outparcel: Heroes
Restaurant and Brewhouse ;
Note 4
2-26 Ontario Mills 4549 MILLS CIR 91764 23801419 74 43 59 59 14.7 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 235 Nonvacant Movie theater & mall parking lot Mall Site: AMC Ontario Mills 30 ; Note 4 DRAFT June 2026 Table B-2 Page 1
Policy Plan Amendments, Hearing Draft, June 2026 247
4903
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-27 Ontario Mills 4364 E MILLS CIR 91764 23801420 4 2 3 3 0.8 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 12 Nonvacant Retail small outparcel: La-Z Boy ; Note 4 2-28 Ontario Mills 4340 MILLS CIR 91764 23801423 3 2 3 3 0.7 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 11 Nonvacant Restaurant small outparcel: Del Taco ; Note 4 2-29 Ontario Mills 4453 MILLS CIR 91764 23801428 5 2 3 3 0.8 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 13 Nonvacant Restaurant small outparcel: Carls Jr ; Note 4 2-30 Ontario Mills 4485 MILLS CIR 91764 23801429 7 4 6 6 1.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 23 Nonvacant Restaurant small outparcel: Krispy Kreme ; Note 4 2-31 Ontario Mills 4551 MILLS CIR 91764 23801430 10 6 8 8 1.9 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 32 Nonvacant Restaurant small outparcel: Chevy's (vacant?) ; Note 4 2-32 Ontario Mills 4567 MILLS CIR 91764 23801431 3 2 2 2 0.6 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 9 Nonvacant Automotive small outparcel: Jiffy Lube ; Note 4 2-33 Ontario Mills 4583 MILLS CIR 91764 23801432 4 2 3 3 0.8 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 12 Nonvacant Automotive small outparcel: Tire sales ; Note 4 2-34 Ontario Mills 4605 MILLS CIR 91764 23801433 4 2 3 3 0.7 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 12 Nonvacant Restaurant small outparcel: Wienerschnitzel ; Note 4 2-35 Ontario Mills 4649 MILLS CIR 91764 23801434 5 3 4 3 0.9 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 15 Nonvacant Restaurant small outparcel: Burger King ; Note 4 2-36 Ontario Mills 1 MILLS CIR 91764 23801436 485 285 385 385 96.3 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 1540 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Mall and Parking Lot ;
Note 4
2-37 Ontario Mills 4543 MILLS CIR 91764 23801437 6 4 5 5 1.2 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 20 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: The Children's Place ;
Note 4
2-38 Ontario Mills 4449 MILLS CIR 91764 23801438 7 4 5 5 1.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 21 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Sketchers Factory
Outlet ; Note 4
2-39 Ontario Mills 4421 MILLS CIR 91764 23801439 6 3 5 5 1.1 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 19 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Mall ; Note 4
2-40 Ontario Mills 4380 MILLS CIR 91764 23801440 9 5 7 7 1.7 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 28 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Parking Lot ; Note 4
DRAFT June 2026 Table B-2 Page 2
Policy Plan Amendments, Hearing Draft, June 2026 248
4904
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-41 Ontario Mills 4553 MILLS CIR 91764 23801441 2 1 1 1 0.3 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 5 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Off Broadway Shoe
Warehouse ; Note 4
2-42 Ontario Mills 4423 MILLS CIR 91764 23801445 7 4 6 6 1.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 23 Nonvacant Restaurant small outparcel: Culichi Town Mexican Restaurant ; Note 4 2-43 Ontario Mills 4320 MILLS CIR 91764 23801446 15 9 12 12 2.9 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 48 Nonvacant Retail
small outparcel: Pho, Nail Salon
Insurance Svcs, Savage Café,
Subway, Rockler, Variety story ;
Note 4
2-44 Ontario Mills 4403 MILLS CIR 91764 23801454 12 7 10 10 2.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 39 Nonvacant Restaurant small outparcel: Olive Garden ; Note 4 2-45 Ontario Mills 4413 MILLS CIR 91764 23801455 12 7 10 10 2.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 39 Nonvacant Restaurant small outparcel: Red Lobster ; Note 4 2-46 Ontario Mills 4351 E ONTARIO MILLS PKWY 91764 23804113 5 3 4 4 1 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 16 Nonvacant Restaurant small outparcel: Jack in the Box ; Note 4 2-47 Ontario Mills 4371 E ONTARIO MILLS PKWY 91764 23804127 5 3 4 4 1 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 16 Nonvacant Restaurant small outparcel: Taco Bell ; Note 4 2-48 Ontario Mills 4400 E ONTARIO MILLS PKWY 91764 23804129 13 8 10 10 2.6 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 41 Nonvacant Retail large outparcel: Performance Bicylce, David's Bridal ; Note 4 2-49 Ontario Mills 4440 ONTARIO MILLS PKWY 91764 23804130 77 46 62 62 15.4 MU-OM SP MU-OM SP - City to ammend California Commerce Center North Specific Plan (The Mills) 25 85 247 Nonvacant Retail large outparcel: Grocery Outlet,
Big Lots, LA Police Gear, Ross,
Scandinavian Furniture Outlet
(former Toys R Us), Dollar Tree,
Jo-Ann's ; Note 4
2-50 Ontario Mills
ONTARIO MILLS PKWY &
INLAND EMPIRE BLVD (TINTERSECTION) 91764 23804132 23 13 18 18 4.5 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 72 Nonvacant Retail large outparcel: Big Box Parking Lot ; Note 4 2-51 Ontario Mills 4750 MILLS CIR 91764 23826101 24 14 19 19 4.8 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 76 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Nordstrom Rack &
Parking Lot ; Note 4
2-52 Ontario Mills 4758 MILLS CIR 91764 23826102 7 4 6 6 1.4 MU-OM SP MU-OM SP - City to ammend California
Commerce Center North Specific
Plan (The Mills)
25 85 23 Nonvacant
Ontario Mills
Mall & parking
lot
Mall Site: Sketchers Factory
Outlet & Parking Lot ; Note 4
2-76 Vineyard Corridor NEC EDISON AVE & VINEYARD AVE 91762 21818101 100 58 79 79 9 MDR SP-AG-AH HDR SP-AG-AH 25 45 316 Nonvacant Crops / Nursery - DRAFT June 2026 Table B-2 Page 3
Policy Plan Amendments, Hearing Draft, June 2026 249
4905
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-77 Vineyard Corridor N OF NEC EDISON AVE & VINEYARD AVE 91762 21818102 78 45 61 63 7 MDR SP-AG-AH HDR SP-AG-AH 25 45 247 Nonvacant Crops / Nursery Note 2 2-78a Vineyard Corridor 9064 EDISON AVE 91762 21818111 58 35 46 47 5.3 MDR SP-AG-AH HDR SP-AG-AH 25 45 186 Nonvacant nursery Note 2, Note 32-78b Vineyard Corridor 9064 EDISON AVE 91762 21818111 3 3 2 3 0.5 LDR SP-AG MDR-AH SP-AG-AH 20 30 11 Nonvacant Truck parking Note 2, Note 3 2-79 Vineyard Corridor 9060 EDISON AVE 91762 21818112 80 48 64 63 7.3 MDR SP-AG-AH HDR SP-AG-AH 25 45 255 Nonvacant nursery -2-80 Grand Park 7330 EDISON AVE 91762 105320101 121 72 96 96 15.7 MDR SP-AG-AH MU-GP SP-AG-AH 20 65 385 Nonvacant Dairy/Vacant Note 22-81 Grand Park 7244 EDISON AVE 91762 105328101 65 38 51 51 8.4 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 205 Nonvacant Dairy / Truck Parking Note 2 2-82 Grand Park 7218 EDISON AVE 91762 105328102 16 9 13 12 2.1 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 50 Nonvacant RV Storage Note 22-83 Grand Park NWC EDISON AVE & EUCLID AVE 91762 105328103 21 12 17 17 2.7 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 67 Vacant vacant Note 2 2-102 Grand Park 7325 EDISON AVE 91762 105339101 194 113 154 154 25.1 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 615 Nonvacant Mulch Note 22-103 Grand Park 7225 EDISON AVE 91762 105341101 97 57 77 78 12.6 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 309 Nonvacant Nursery Note 22-105 Grand Park 14211 EUCLID AVE 91762 105342102 33 20 26 27 4.3 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 106 Nonvacant Truck Parking Note 22-106 Grand Park 14187 EUCLID AVE 91762 105342104 44 26 35 35 5.7 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 140 Nonvacant livestock Note 22-107 Grand Park S OF SEC EDISON AVE & EUCLID AVE 91762 105342107 5 3 3 4 0.6 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 15 Nonvacant Truck Parking Note 22-108 Grand Park 14107 EUCLID AVE 91762 105342108 9 5 7 8 1.2 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 29 Nonvacant Convenience store (Mark's
Market)
Note 2
2-109 Grand Park 7145 EDISON AVE 91762 105342109 27 16 22 22 3.5 MU-GP SP-AG-AH MU-GP SP-AG-AH 20 65 87 Nonvacant Truck Parking Note 22-131 Grove Corridor 8146 E CHINO AVE 91761 21617101 32 19 0 155 9.1 MU-GR SP-AG-AH MU-GR SP-AG-AH 20 65 206 Nonvacant Crops / Truck Parking Note 2 2-132 Grove Corridor N OF NEC CHINO AVE & GROVE AVE 91761 21617102 16 10 0 79 4.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 105 Nonvacant Crops Note 2 2-133 Grove Corridor S OF SEC RIVERSIDE DR & GROVE AVE 91761 21617103 33 19 0 157 9.5 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 209 Nonvacant Crops Note 2 2-134 Grove Corridor SWC RIVERSIDE DR & PARCO AVE 91761 21617105 32 19 0 151 9.2 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 202 Nonvacant Crops Note 22-135 Grove Corridor 0 COMET AVE 91761 21617106 33 20 0 159 9.6 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 212 Nonvacant Crops Note 22-136 Grove Corridor N OF NEC CHINO AVE & GROVE AVE 91761 21617111 16 10 0 79 4.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 105 Nonvacant Crops Note 22-137 Grove Corridor 13605 S GROVE AVE 91761 21621101 79 46 0 187 8.9 MDR SP-AG-AH HDR SP-AG-AH 25 45 312 Nonvacant Former Dairy
(facilities
removed)
Note 2
2-138 Grove Corridor 13403 S GROVE AVE 91761 21621104 73 43 0 216 9.5 MDR SP-AG-AH HDR SP-AG-AH 25 45 332 Nonvacant Former Dairy
(facilities
removed)
Note 2
2-139 Grove Corridor 8113 E CHINO AVE 91761 21621105 45 26 0 133 9 MU-GR SP-AG-AH MU-GR SP-AG-AH 20 65 204 Nonvacant Mulch /
Lanscaping
Supplies
Note 2
2-140 Grove Corridor 0 0 21621124 55 33 0 150 6.8 MDR SP-AG-AH HDR SP-AG-AH 25 45 238 Nonvacant Truck Parking Note 22-141 Grove Corridor N OF NEC EDISON AVE & GROVE AVE 91761 21631103 95 56 76 76 8.6 MDR SP-AG-AH HDR SP-AG-AH 25 45 303 Nonvacant Dairy Note 22-142 Grove Corridor 13817 S GROVE AVE 91761 21631104 105 62 83 83 9.5 MDR SP-AG-AH HDR SP-AG-AH 25 45 333 Nonvacant Dairy Note 2 DRAFT June 2026 Table B-2 Page 4
Policy Plan Amendments, Hearing Draft, June 2026 250
4906
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-143 Grove Corridor 13715 S GROVE AVE 91761 21631105 100 59 79 79 9.1 MDR SP-AG-AH HDR SP-AG-AH 25 45 317 Nonvacant Truck Parking
and Open
Storage
Note 2
2-144 Grove Corridor N OF NWC CHINO AVE & GROVE AVE 91761 105217102 33 19 0 157 9.5 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 209 Nonvacant Crops Note 22-145 Grove Corridor 8074 E CHINO AVE 91761 105218101 31 18 0 153 8.9 MU-GR SP-AG-AH MU-GR SP-AG-AH 20 65 202 Nonvacant Crops Note 2 2-146 Grove Corridor 8089 E CHINO AVE 91761 105246103 45 26 0 132 9 MU-GR SP-AG-AH MU-GR SP-AG-AH 20 65 203 Nonvacant Dairy / Hauling Agency Note 2 2-147 Grove Corridor S OF SEC CHINO AVE & GROVE AVE 91761 105247102 73 43 0 216 9.5 MDR SP-AG-AH HDR SP-AG-AH 25 45 332 Nonvacant Crops Note 2 2-148 Grove Corridor 13524 S GROVE AVE 91761 105248102 54 31 0 158 6.9 MDR SP-AG-AH HDR SP-AG-AH 25 45 243 Nonvacant Trucking Business Note 2 2-149 Grove Corridor 13608 S GROVE AVE 91761 105249105 39 23 0 93 4.4 MDR SP-AG-AH HDR SP-AG-AH 25 45 155 Nonvacant Truck Parking Note 2 2-150 Grove Corridor 8010 SCHAEFER AVE 91761 105249106 37 22 0 89 4.2 MDR SP-AG-AH HDR SP-AG-AH 25 45 148 Nonvacant Truck Parking / Open Storage Note 2 2-151 Grove Corridor 8025 SCHAEFER AVE 91761 105315104 51 30 40 40 4.6 MDR SP-AG-AH HDR SP-AG-AH 25 45 161 Nonvacant Truck Parking Note 2 2-152 Grove Corridor 8087 SCHAEFER AVE 91761 105315105 43 26 34 34 3.9 MDR SP-AG-AH HDR SP-AG-AH 25 45 137 Nonvacant Truck Parking Note 2 2-153 Grove Corridor 13814 S GROVE AVE 91761 105316102 105 61 83 83 9.5 MDR SP-AG-AH HDR SP-AG-AH 25 45 332 Nonvacant livestock Note 22-154 Grove Corridor 13908 S GROVE AVE 91762 105317103 47 28 37 37 4.3 MDR SP-AG-AH HDR SP-AG-AH 25 45 149 Nonvacant Truck Parking Note 22-155 Grove Corridor 13960 S GROVE AVE 91762 105317105 40 23 32 32 3.6 MDR SP-AG-AH HDR SP-AG-AH 25 45 127 Nonvacant poultry / eggs Note 22-156 Euclid Corridor 7247 E RIVERSIDE DR 91761 105207105 5 3 0 34 1.9 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 42 Nonvacant Ag Supply - 2-157 Euclid Corridor SEC RIVERSIDE DR & EUCLIDE AVE 91761 105207107 62 36 0 295 15 MU-ER SP-AG-AH MU-ER SP-AG-AH 20 75 393 Nonvacant Crops -2-158 Euclid Corridor E OF SEC RIVERSIDE DR & EUCLIDE AVE 91761 105207108 25 15 0 121 7.3 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 161 Nonvacant Crops -2-159 Euclid Corridor E OF SEC RIVERSIDE DR & EUCLIDE AVE 91761 105207109 16 9 0 76 4.6 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 101 Nonvacant Crops -2-160 Euclid Corridor 7297 E RIVERSIDE DR 91761 105207110 7 4 0 40 2.3 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 51 Vacant vacant - 2-161 Euclid Corridor S OF SWC RIVERSIDE DR & SULTANA AVE 91761 105208104 33 19 0 157 9.5 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 209 Nonvacant Crops / Fallow Field -2-162 Euclid Corridor 7325 E RIVERSIDE DR 91761 105210101 27 16 0 151 8.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 194 Nonvacant Swap meet parking lot -2-163 Euclid Corridor 7192 E CHINO AVE 91761 105226101 18 10 0 84 5.1 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 112 Nonvacant Crops -2-164 Euclid Corridor N OF NEC CHINO AVE & EUCLID AVE 91761 105226102 20 12 0 96 5.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 128 Nonvacant Crops - 2-165 Euclid Corridor 13165 EUCLID AVE 91762 105226106 40 24 0 192 11.6 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 256 Nonvacant Crops / Dairy -2-166 Euclid Corridor 13647 EUCLID AVE 91762 105238101 76 45 0 224 15.7 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 345 Nonvacant Fallow Field / Crops -2-167 Euclid Corridor N OF NEC SCHAEFER AVE & EUCLID AVE 91762 105238102 5 2 0 14 1 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 21 Nonvacant Fallow Field / Crops -2-168 Euclid Corridor 13583 EUCLID AVE 91762 105238104 19 12 0 57 4 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 88 Nonvacant Fallow Field / Crops -2-169 Euclid Corridor 13573 EUCLID AVE 91762 105238105 3 2 0 9 0.6 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 14 Nonvacant Fallow Field / Crops -2-170 Euclid Corridor 13555 EUCLID AVE 91762 105238106 3 2 0 10 0.7 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 15 Nonvacant Fallow Field / Crops - DRAFT June 2026 Table B-2 Page 5
Policy Plan Amendments, Hearing Draft, June 2026 251
4907
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 2-171 Euclid Corridor 13545 EUCLID AVE 91762 105238108 4 2 0 12 0.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 18 Nonvacant pool supply -2-172 Euclid Corridor 7220 CHINO AVE 91761 105238110 72 42 0 211 14.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 325 Nonvacant Fallow Field / Dairy Note 2 2-173 Euclid Corridor N OF NWC SCHAEFER AVE & SULTANA AVE 91762 105238111 31 18 0 91 6.3 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 140 Nonvacant Fallow Field / Crops -2-174 Euclid Corridor N OF NWC SCHAEFER AVE & SULTANA AVE 91762 105238112 14 8 0 40 2.8 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 62 Nonvacant Fallow Field / Crops -2-175 Euclid Corridor 13525 EUCLID AVE 91762 105238113 7 3 0 19 1.4 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 29 Nonvacant RV Rentals -2-176 Euclid Corridor 13555 EUCLID AVE 91762 105238114 54 32 0 161 11.3 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 247 Nonvacant Fallow Field -2-177 Euclid Corridor 13529 EUCLID AVE 91762 105238116 4 3 0 13 0.9 MDR SP-AG-AH MDR-AH SP-AG-AH 20 30 20 Nonvacant RV Rentals -2-178 Sports Park S OF SWC RIVERSIDE DR & VINEYARD AVE 91761 21617406 27 16 21 21 9.5 MDR SP-AG-AH MU-SP SP-AG-AH 25 65 85 Nonvacant RV storage -2-179 Sports Park N OF NWC CHINO AVE & VINEYARD AVE 91761 21617407 27 16 21 21 9.5 MDR SP-AG-AH MU-SP SP-AG-AH 25 65 85 Nonvacant Crops -2-180 Sports Park NWC CHINO AVE & VINEYARD AVE 91761 21617408 26 15 21 21 9.1 MDR SP-AG-AH MU-SP SP-AG-AH 25 65 83 Nonvacant Crops - 2-181 Vineyard Corridor 8921 SCHAEFER AVE 91761 21818115 179 106 142 142 16.3 MDR SP-AG HDR SP-AG-AH 25 45 569 Nonvacant Dairy - 3-1 Vineyard Corridor 8817 SCHAEFER AVE 91761 21631404 74 44 59 59 10.7 LDR SP-AG MDR-AH SP-AG-AH 20 30 236 Nonvacant Mulch /
Landscape
Supply
-
3-2 Vineyard Corridor 8847 SCHAEFER AVE 91761 21631405 127 75 101 101 11.6 LDR SP-AG HDR SP-AG-AH 25 45 404 Nonvacant Mulch /
Landscape
Supply
-
3-3 Vineyard Corridor 8691 SCHAEFER AVE 91761 21631403 22 12 17 17 3.1 LDR SP-AG MDR-AH SP-AG-AH 25 45 68 Nonvacant Mulch /
Landscape
Supply
-
3-4 Vineyard Corridor 8605 SCHAEFER AVE 91761 21631306 61 35 48 48 8.7 LDR SP-AG MDR-AH SP-AG-AH 25 45 192 Nonvacant Mulch /
Landscape
Supply
-
3-5 Vineyard Corridor 8557 SCHAEFER AVE 91761 21631304 61 36 48 48 8.8 LDR SP-AG MDR-AH SP-AG-AH 25 45 193 Nonvacant Recycling Center -3-7 Vineyard Corridor S OF SWC SCHAEFER AVE & HELLMAN AVE 91761 21631307 67 39 53 53 9.6 LDR SP-AG MDR-AH SP-AG-AH 25 45 212 Nonvacant Mulch / Landscape Supply -
3-8 Vineyard Corridor S OF SEC SCHAEFER AVE & WALKER AVE 91761 21631303 66 39 52 52 9.5 LDR SP-AG MDR-AH SP-AG-AH 25 45 209 Nonvacant Mulch / Landscape Supply -
3-9 SCE Easement NWC OF SCE EASEMENT & PARCO AVE 91761 21631108 61 36 48 49 8.8 LMDR SP-AG MDR-AH SP-AG-AH 25 45 194 Nonvacant Dairy Note 2 3-10 Vineyard Corridor 13506 S ONTARIO AVE 91761 21812208 73 42 58 58 10.5 LDR SP-AG MDR-AH SP-AG-AH 25 45 231 Nonvacant Mulch /
Landscape
Supply
-
3-11 Vineyard Corridor NEC OF SCHAEFER AVE & WHISPERING LAKES LN 91761 21812201 73 43 58 58 10.5 LDR SP-AG MDR-AH SP-AG-AH 25 45 232 Nonvacant Dairy -3-12 Vineyard Corridor 13656 S ONTARIO AVE 91761 21812209 73 42 58 58 10.5 LDR SP-AG MDR-AH SP-AG-AH 25 45 231 Nonvacant Mulch /
Landscape
Supply
-
3-17 Sports Park 8939 E CHINO AVE 91761 21812105 25 15 20 20 9 LDR SP-AG MU-SP SP-AG-AH 25 65 80 Nonvacant Dairy - 3-18 Sports Park 9145 E CHINO AVE 91761 21812204 29 18 23 23 10.4 LDR SP-AG MU-SP SP-AG-AH 25 65 93 Nonvacant Dairy - 3-19 Sports Park 9175 E CHINO AVE 91761 21812210 30 17 23 23 10.4 LDR SP-AG MU-SP SP-AG-AH 25 65 93 Nonvacant Dairy - 3-20 Sports Park S OF SWC OF CHINO AVE & WHISPERING LAKES LN 91761 21812106 82 48 65 65 7.4 LDR SP-AG HDR SP-AG-AH 25 45 260 Nonvacant Dairy Note 2 DRAFT June 2026 Table B-2 Page 6
Policy Plan Amendments, Hearing Draft, June 2026 252
4908
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 3-21a Sports Park S OF SEC OF CHINO AVE & WHISPERING LAKES LN 91761 21812203 64 38 51 51 5.8 LDR SP-AG HDR SP-AG-AH 25 45 204 Vacant vacant Note 2, Note 33-21b Vineyard Corridor S OF SEC OF CHINO AVE & WHISPERING LAKES LN 91761 21812203 13 7 10 10 1.9 LDR SP-AG MDR-AH SP-AG-AH 20 30 40 Vacant vacant Note 2, Note 33-22a Sports Park 13434 S ONTARIO AVE 91761 21812206 64 37 51 51 5.8 LDR SP-AG HDR SP-AG-AH 25 45 203 Nonvacant Mulch /
Landscape
Supply
Note 2, Note 3
3-22b Vineyard Corridor 13434 S ONTARIO AVE 91761 21812206 13 8 10 10 1.9 LDR SP-AG MDR-AH SP-AG-AH 20 30 41 Nonvacant Mulch /
Landscape
Supply
Note 2, Note 3
3-23 Vineyard Corridor 13567 S WHISPERING LAKES LN 91761 21812202 73 42 58 58 10.5 LDR SP-AG MDR-AH SP-AG-AH 20 30 231 Nonvacant Dairy -3-24 East Holt 201 S BON VIEW AVE 91761 104913101 6 3 9 0 0.8 BP IP MU-HE MU-6-AH 20 40 18 Nonvacant Aging nonconforming
homes
-
3-28 SCE Easement NEC OF SCE EASEMENT & CUCAMONGA AVE 91761 105317101 58 34 46 46 8.4 LMDR SP-AG MDR-AH SP-AG-AH 20 30 184 Nonvacant Truck Parking Note 2 3-30 SCE Easement NWC OF SCE EASEMENT & CUCAMONGA AVE 91761 105318102 58 34 46 46 8.4 LDR SP-AG MDR-AH SP-AG-AH 20 30 184 Nonvacant Dairy Note 23-31 SCE Easement 13905 BON VIEW AVE 91762 105318101 57 33 45 45 8.2 LDR SP-AG MDR-AH SP-AG-AH 20 30 180 Nonvacant Dairy Note 2 3-32 SCE Easement NWC OF SCE EASEMENT & BON VIEW AVE 91762 105319102 56 33 44 44 8.1 LDR SP-AG MDR-AH SP-AG-AH 20 30 177 Nonvacant Dairy Note 23-33 SCE Easement NEC OF SCE EASEMENT & CAMPUS AVE 91762 105319101 56 33 45 45 8.1 LDR SP-AG MDR-AH SP-AG-AH 20 30 179 Nonvacant Dairy Note 2 3-34 Grove Corridor 13932 S GROVE AVE 91762 105317104 5 3 4 4 0.5 MDR SP-AG HDR SP-AG-AH 25 45 16 Vacant vacant - 3-35 Grove Corridor S OF SEC OF RIVERSIDE DR & CUCAMONGA AVE 91761 105215111 7 4 0 33 2 OS-R SP-AG MDR-AH SP-AG-AH 20 30 44 Nonvacant City-owned, vacant - 3-37 East Holt 958 E HOLT BLVD 91761 104913108 8 4 12 0 1.1 BP IP MU-HE MU-6-AH 20 40 24 Nonvacant vacant building
with low existing
FAR
-
3-38 East Holt 936 E HOLT BLVD 91761 104913106 8 4 12 0 1.1 BP IP MU-HE MU-6-AH 20 40 24 Vacant Vacant - 3-39 East Holt 918 E HOLT BLVD 91761 104913104 8 4 12 0 1.1 BP IP MU-HE MU-6-AH 20 40 24 Vacant Vacant - 3-41 East Holt 902 E HOLT BLVD 91761 104913102 6 3 9 0 0.8 BP IP MU-HE MU-6-AH 20 40 18 Vacant Vacant -3-46 East Holt 1000 E HOLT BLVD 91761 104913109 7 5 12 0 1 BP IP MU-HE MU-6-AH 20 40 24 Vacant Vacant -3-52 East Holt 932 E HOLT BLVD 91761 104913105 8 4 12 0 1.1 BP IP MU-HE MU-6-AH 20 40 24 Nonvacant Storage - 3-58 East Holt 844 E HOLT BLVD 91761 104910139 10 6 16 0 1.5 BP IP MU-HE MU-6-AH 20 40 32 Nonvacant DG Market -3-59 East Holt 948 E HOLT BLVD 91761 104913118 7 4 11 0 1 BP IP MU-HE MU-6-AH 20 40 22 Nonvacant Paved vacant lot - 3-62 Sports Park 8875 E RIVERSIDE DR 91761 21617417 11 7 9 9 3.9 NC SP-AG MU-SP SP-AG-AH 25 65 36 Nonvacant nursery -3-63 Sports Park 8821 E RIVERSIDE DR 91761 21617416 13 8 10 10 4.6 NC SP-AG MU-SP SP-AG-AH 25 65 41 Nonvacant nursery - 3-64 Grove Corridor 1162 E RIVERSIDE DR 91761 105215105 24 15 0 116 7 OS-R SP-AG MDR-AH SP-AG-AH 20 30 155 Nonvacant City-Owned, nursery -
3-65 Grove Corridor 7987 E RIVERSIDE DR 91761 105215110 24 14 0 113 6.8 OS-R SP-AG MDR-AH SP-AG-AH 20 30 151 Nonvacant City-Owned, vacant - 3-83 Sports Park 8929 E CHINO AVE 91761 21812104 25 14 20 20 8.7 MDR SP-AG MU-SP SP-AG-AH 25 65 79 Nonvacant Dairy - 3-84 Sports Park 8819 E CHINO AVE 91761 21621405 100 58 79 79 9 MDR SP-AG HDR SP-AG-AH 25 45 316 Nonvacant Crops - 3-85 Sports Park S OF SWC OF CHINO AVE & VINEYARD AVE 91761 21621406 85 49 67 67 7.7 MDR SP-AG HDR SP-AG-AH 25 45 268 Nonvacant Crops Note 23-86 Sports Park S OF SEC OF CHINO AVE & VINEYARD AVE 91761 21812103 77 46 61 61 7 MDR SP-AG HDR SP-AG-AH 25 45 245 Nonvacant Dairy Note 23-87 Vineyard Corridor N OF NEC OF SCHAEFER AVE & VINEYARD AVE 91761 21812102 88 52 70 70 8 MDR SP-AG HDR SP-AG-AH 25 45 280 Nonvacant Crops Note 23-88 Vineyard Corridor N OF NWC OF SCHAEFER AVE & VINEYARD AVE 91761 21621407 97 57 77 77 8.8 MDR SP-AG HDR SP-AG-AH 25 45 308 Nonvacant Crops Note 2 DRAFT June 2026 Table B-2 Page 7
Policy Plan Amendments, Hearing Draft, June 2026 253
4909
Table B-2 Housing Element Sites Inventory - Candidate Sites Subject to Rezoning Program (Includes sites that have already been rezoned consistent with the rezoning program).
City of Ontario
Housing Element Technical Report
Map
ID
Opportunity
Area Site Address/Intersection
5 Digit
ZIP
Code
APN
Very
LowIncome Low- Income Moderate- Income Above Moderate- Income Parcel Size (Acres) Current General Plan Current Zoning Proposed General Plan Proposed Zoning Minimum Density Allowed Maximum Density Allowed Total Capacity Vacant/ Nonvacant Description of Existing Uses Notes 3-89 Vineyard Corridor NEC OF SCHAEFER AVE & VINEYARD AVE 91761 21812101 96 57 76 76 8.7 MDR SP-AG HDR SP-AG-AH 25 45 305 Nonvacant Crops -3-90 Vineyard Corridor 8887 SCHAEFER AVE 91761 21631407 122 71 97 97 11.1 MDR SP-AG HDR SP-AG-AH 25 45 387 Nonvacant Dairy -3-91 SCE Easement 7595 SCHAEFER AVE 91762 105311104 31 18 25 25 4.5 LDR SP-AG MDR-AH SP-AG-AH 20 30 99 Nonvacant Dairy Note 23-92 SCE Easement E OF SEC OF SCHAEFER AVE & CAMPUS AVE 91762 105311103 53 30 41 41 7.5 LDR SP-AG MDR-AH SP-AG-AH 20 30 165 Nonvacant Water storage Note 23-93 Grove Corridor S OF SWC OF RIVERSIDE DR & GROVE AVE 91761 105216103 7 4 0 33 2 OS-R SP-AG MDR-AH SP-AG-AH 20 30 44 Nonvacant City-Owned, nursery Note 2 3-94 SCE Easement 7537 SCHAEFER AVE 91762 105311101 27 16 21 21 3.9 LDR SP-AG MDR-AH SP-AG-AH 20 30 85 Nonvacant Water storage Note 23-95 Vineyard Corridor 9029 SCHAEFER AVE 91761 21818116 116 68 92 92 16.7 LDR SP-AG MDR-AH SP-AG-AH 20 30 368 Nonvacant Dairy Note 2 Notes: Note 1: Lot Consolidation ProposedNote 2: This parcel has multiple land use designations. Only the portion of the parcel that is suitable for residential use was included in the acreage in this table and used to calculate capacity.Note 3: This parcel has been split in the inventory to reflect multiple proposed land uses. Only the portions of the parcel suitable for residential use was included in the acreage in this table and used to calculate capacity.Note 4: The sites associated with strategy 5 are included in the inventory, but the City does not count the units herein towards its RHNA because the zoning is not in place. The City cannot count the units associated with these sites towards its RHNA obligation until zoning consistent with the Housing Element is implemented.
DRAFT June 2026 Table B-2 Page 8
Policy Plan Amendments, Hearing Draft, June 2026 254
4910
ORDINANCE NO. _________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PZC25-002, A CITYWIDE ZONING MAP AMENDMENT TO IMPLEMENT THE ONTARIO PLAN 2050 POLICY
PLAN AMENDMENT, AND MAKING FINDINGS IN SUPPORT THEREOF
— APNs: 0110-072-25, 0110-081-06, 0110-081-07, 0113-282-15, 0216- 174-16, 0216-174-17, 0216-214-05, 0216-214-06, 0216-214-07, 0216-311- 08, 0216-311-09, 0216-312-08, 0216-312-09, 0216-312-10, 0216-313-01, 0216-313-03, 0216-313-04, 0216-313-05, 0216-313-06, 0216-313-07, 0216-313-09, 0216-314-01, 0216-314-03, 0216-314-04, 0216-314-05, 0216-314-07, 0216-314-08, 0216-314-09, 0216-321-01, 0216-321-02, 0216-321-03, 0216-321-06, 0216-321-07, 0216-322-01, 0216-322-02, 0216-322-10, 0218-102-10, 0218-102-11, 0218-111-06, 0218-111-08, 0218-111-09, 0218-111-10, 0218-111-11, 0218-111-50, 0218-111-67, 0218-111-68, 0218-111-69, 0218-121-01, 0218-121-02, 0218-121-03, 0218-121-04, 0218-121-05, 0218-121-06, 0218-122-01, 0218-122-02, 0218-122-03, 0218-122-04, 0218-122-06, 0218-122-08, 0218-122-09, 0218-122-10, 0218-181-11, 0218-181-16, 1049-101-01, 1049-101-02, 1049-101-04, 1049-101-05, 1049-101-06, 1049-101-07, 1049-101-08, 1049-101-09, 1049-101-10, 1049-101-11, 1049-101-12, 1049-101-13, 1049-101-14, 1049-101-15, 1049-101-16, 1049-101-17, 1049-101-18, 1049-101-29, 1049-101-30, 1049-101-31, 1049-101-32, 1049-101-33, 1049-101-34, 1049-101-35, 1049-101-36, 1049-101-37, 1049-101-38, 1049-101-39, 1049-101-40, 1049-131-01, 1049-131-02, 1049-131-03, 1049-131-04, 1049-131-05, 1049-131-06, 1049-131-08, 1049-131-09, 1049-131-18, 1049-131-19, 1049-131-20, 1049-131-21, 1049-131-22, 1049-161-01, 1049-161-24, 1049-161-25, 1049-171-05, 1049-171-06, 1049-171-07, 1052-151-05, 1052-151-09, 1052-151-10, 1052-151-11, 1052-161-03, 1053-111-01, 1053-111-03, 1053-111-04, 1053-171-01, 1053-171-04, 1053-171-06, 1053-171-07, 1053-181-01, 1053-181-02, 1053-191-01, 1053-191-02, 1053-201-01, 1053-281-08, 1053-301-01, 1053-301-02, 1053-311-01, 1053-311-02, 1053-321-01, 1053-321-02, 1053-321-03, 1053-331-02, 1053-331-04, 1053-341-01, 1053-341-02, 1053-351-02, 1053-361-02, 1053-371-01, 1053-391-01, 1053-411-01, 1053-421-01, 1053-421-02, 1053-511-01, 1053-511-05, 1053-511-06, 1053-511-07, 1053-511-08, 1053-521-01, 1053-521-02, 1053-531-01, 1053-531-04, 1053-541-01, 1053-551-01, 1053-571-01, 1053-571-02, 1053-581-03, 1053-581-04, 1053-591-01, 1053-591-02, 1053-601-01, 1053-601-02, 1053-601-03, 1053-601-04.
WHEREAS, the City of Ontario has initiated an application for a Zoning Map Amendment, File No. PZC25-002 (Project), to implement a citywide amendment to The Ontario Plan (TOP) 2050 Policy Plan; and
WHEREAS, the Project applies on a citywide basis to ensure consistency between zoning designations and the updated land use framework established by the Policy Plan Amendment; and
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WHEREAS, the Project is not limited to a specific site, but applies to multiple properties across the City, with primary changes occurring within the Ontario Ranch area (south of Riverside Drive) and additional targeted changes in the northern portion of the City along East Holt Boulevard and South Grove Avenue; and WHEREAS, the City is concurrently processing a General Plan Amendment (File No. PGPA25-002), and the proposed Zoning Map Amendment implements such amendment and does not result in new or more severe environmental impacts beyond those analyzed in the Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102); and
WHEREAS, a Notice of Preparation (NOP) for the Draft SEIR was issued on November 4, 2025, and a public scoping meeting was held on November 20, 2025, to introduce the Project and solicit input from responsible agencies, stakeholders, and the public regarding the scope and content of the environmental analysis; and WHEREAS, copies of the NOP were made available for public review at the City of Ontario Planning Department, the City’s website, and were distributed through the State Clearinghouse and San Bernardino County Clerk’s office in accordance with California Environmental Quality Act (CEQA) (Public Resources Code Section 21000, et seq.) requirements; and
WHEREAS, a Draft SEIR was prepared in accordance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines, incorporating input received during the NOP and scoping process; and
WHEREAS, the Draft SEIR was circulated for a 45-day public review period from March 5, 2026, through April 20, 2026; a Notice of Availability (NOA) was distributed to responsible and interested agencies, posted with the San Bernardino County Clerk’s office, and published in the Inland Valley Daily Bulletin; and WHEREAS, copies of the Draft SEIR were made available for public review at the City of Ontario Planning Department, the Ovitt Family Community Library, and on the City’s website; and
WHEREAS, the Application is a project pursuant to CEQA; and WHEREAS, the Draft SEIR was made available to the public and to all interested agencies for review and comment pursuant to CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and
WHEREAS, the Final SEIR consists of the Draft SEIR, comments received during the public review period, written responses to those comments, and related appendices and supporting materials; and
WHEREAS, the City Council has certified the Final SEIR and adopted Environmental Findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) for the Project pursuant to CEQA; and 4912
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 (ONT 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, the 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 April 28, 2026, the Planning Commission of the City of Ontario conducted a duly noticed public hearing to consider the Project and SEIR, at which time all persons wishing to testify were heard and the Project and SEIR, were fully studied, and concluded said hearing on that date; and
WHEREAS, as the first action on the Project, on April 28, 2026, the Planning Commission conducted a duly noticed public hearing and adopted a Resolution recommending that the City Council certify the Final SEIR, which identified significant and unavoidable impacts and included a Statement of Overriding Considerations, and concluded said hearing on that date; and
WHEREAS, the Final SEIR for the Project is on file in the Planning Department, located at 303 East B Street, Ontario, CA 91764, is available for inspection by any interested person at that location and are, by this reference, incorporated into this Resolution as if fully set forth herein; and
WHEREAS, on June 16, 2026, the City Council of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and 4913
WHEREAS, the City Council has independently reviewed and considered the information contained in the Final SEIR, including all comments received on the Draft SEIR and Final SEIR, together with written responses thereto, and finds that the Final SEIR adequately addresses environmental issues raised during the public review process and provides decisions makers with sufficient information regarding the environmental consequences of the project, and certified the Final SEIR pursuant to CEQA; 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 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:
(1) The environmental impacts of the Project were analyzed in the Ontario Policy Plan Amendment SEIR (State Clearinghouse No. 2025110102), prepared in accordance with CEQA, the State CEQA Guidelines; and
(2) The Final SEIR contains complete and accurate reporting of the environmental impacts associated with the Project; and
(3) The Final SEIR was completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (4) The Final SEIR reflects the independent judgment and analysis of the City of Ontario as the lead agency.
The City Council hereby adopts the Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program contained in Resolution No. XXXXXX certifying the Final SEIR, which findings are incorporated herein by reference.
SECTION 2. City Council Action. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds the Final SEIR complies with CEQA for the following reasons:
(1) The Final SEIR analyzes the environmental effects of the Project and finds that, with implementation of all feasible mitigation measures, the following impacts will remain significant and unavoidable: air quality (including AQMP consistency and regional construction and operational emissions), cultural resources (historic resources), greenhouse gas emissions (consistency with applicable climate plans), noise (construction, traffic, and vibration impacts), and transportation (increase in vehicle miles traveled); and
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(2) The City Council further finds that the Statement of Overriding Considerations demonstrates that the Project’s economic, social, housing, infrastructure, and planning benefits outweigh its significant and unavoidable environmental impacts.
Such benefits include:
Maintaining compliance with State housing law and RHNA requirements Facilitating employment-generating uses and economic development opportunities;
Improving land use compatibility and implementation of The Ontario Plan; Supporting efficient infrastructure planning and public service delivery; Improving long-term jobs-housing balance through implementation of the City’s comprehensive planning framework;
Supporting coordinated truck routing and circulation planning; and Promoting orderly growth consistent with the City’s long-range planning objectives.
(3) The City Council hereby incorporates by reference the Findings of Fact, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations approved in connection with certification of Final SEIR (SCH No. 2025110102). The City Council finds that all feasible mitigation measures identified in the Final SEIR have been adopted and that no additional feasible mitigation measures or alternatives would substantially lessen or avoid the significant and unavoidable environmental impacts identified in the Final SEIR.
SECTION 3. General Plan Internal Consistency. Pursuant to Government Code section 65300.5, the City Council finds that the amendments to the Policy Plan component of TOP 2050, including revisions to the Land Use, Housing, Mobility, Community Design, Environmental Resources, Parks and Recreation, and Safety Elements, have been prepared in a coordinated manner and maintain the internal consistency of the General plan. The City Council further finds that the amendments to Exhibit LU-01 (Official Land Use Plan), Exhibit LU-03 (Future Buildout), and related Policy Plan text are mutually reinforcing and collectively support the City’s long-range planning objectives while maintain consistency among all mandatory and optional elements of the General Plan.
SECTION 4. 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 upon the facts and information contained in the Application and supporting documentation, the Project maintains consistency with the Housing Element of the Policy Plan (General Plan) component of TOP 2050.
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The City Council further finds that the Project includes corresponding updates to the Housing Element and land use framework to ensure continued compliance with applicable State housing law, including Government Code sections 65583, 65863, and related provisions governing maintenance of adequate sites inventory and residential development capacity.
The City Council further finds that any reduction in residential capacity associated with amendments to Exhibit LU-01 is offset through corresponding modifications to the City’s housing inventory and land use framework, resulting in no net loss of capacity necessary to accommodate the City’s RHNA allocation. The Project maintains adequate sites to accommodate the City’s remaining RHNA obligations across all income categories.
The City Council further finds that the Housing Element updates incorporated into the Project maintain consistency with the City’s obligations to affirmatively further fair housing and do not reduce the City’s ability to provide housing opportunities throughout the community.
Accordingly, the City Council finds that the Project is consistent with the Housing Element and applicable State housing requirements at the time of Project implementation.
SECTION 5. Airport Land Use Compatibility Plan Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670, et seq.) requires that an Airport Land Use Compatibility Plan (ALUCP) 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 ALUCP. (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 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 ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2- 4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the City Council finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.
The City Council further finds that no amendment approved herein authorizes development that would otherwise be prohibited by the ONT ALCUP and that future discretionary proposals within the Airport Influence Area shall remain subject to project-specific consistency review.
(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 Zoning District (OZD) and Reference I, Chino Airport Land Use Compatibility Plan (CNO 4916
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 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 CNO ALUCP compatibility factors, including Safety, Airspace Protection, Overflight. As a result, the City Council finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the California Airport Land Use Planning Handbook and the Chino ALUCP. The City Council further finds that no amendment approved herein authorizes development that would otherwise be prohibited by the Chino ALUCP and that future discretionary development proposals within Airport Influence Areas shall remain subject to project-specific consistency review.
SECTION 6. 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 the Sections above, the City Council hereby concludes as follows:
(1) The proposed Zone Change is consistent The Ontario Plan 2050 when considered as an integrated and internally consistent whole. The Project implements the updated land use designations adopted through File No. PGPA25-002; maintains compliance with State housing law; preserves adequate housing capacity, facilitates employment-generating land uses; improves land use compatibility; supports infrastructure planning; and advances the City’s long-term economic development objectives.
(2) The proposed Zone Change would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The proposed project aligns zoning regulations with the adopted Policy Plan, supports orderly development patterns, facilitates infrastructure planning, and has been analyzed in the SEIR, which identifies no new or separate environmental impacts associated with the Zone Change.
(3) The proposed Zone Change will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed project ensures consistency between zoning and land-use designations, incorporates targeted refinements to improve compatibility, and supports transitions among differing land-use intensities, consistent with the overall framework of TOP 2050. (4) 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 areas subject to the Zone Change are physically suitable for the corresponding zoning designations, including considerations of parcel 4917
configuration, access, and availability of infrastructure, as the Zone Change implements the Policy Plan Amendment. The City Council finds that the amended zoning districts are compatible with surrounding development patterns, infrastructure availability, transportation access, and long-term planning objectives identified in The Ontario Plan.
SECTION 7. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 6, above, the CITY COUNCIL hereby APPROVES the herein described Application, as detailed in "Attachment A" attached hereto and incorporated herein by this reference.
SECTION 8. Custodian of Records. The documents and materials that constitute the record of proceedings for the Project include, but are not limited to, the Draft SEIR, Final SEIR, technical appendices, staff reports, resolutions, public hearing materials, written comments, responses to comments, transcripts, exhibits, correspondence, and all other documents relied upon by the City in making its decision.
These documents 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. Effective Date. This Ordinance shall become effective thirty (30) days following adoption.
SECTION 10. Publication. The City Clerk shall either: (a) have this Ordinance published in a newspaper of general circulation within 15 days after its adoption or (b) have a summary of this Ordinance published twice in a newspaper of general circulation, within 15 days after its adoption.
SECTION 11. Severability. If any provision of this ordinance or its application to any person or circumstance is held to be invalid, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
SECTION 12. 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 twice, in a newspaper of general circulation in the City of Ontario, California within 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 _________ 2026. _____________________________________
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 June 16, 2026 and adopted at the regular meeting held ___________, 2026 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. PZC25-002
Proposed Zoning Map
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1100N
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Revisions
case No.
PZC15-003
PZC16-001
PZC16-005
PZC16-004
PSP15-001
PSP15-002
PSPA16-005
PZC16-003
PZC17-001
PZC18-001
PSP16-003
PSP16-002
PZC18-002
PZC18-003
PSP18-002
PZC19-003
PSPlB-001
PZC21-001
PZC21-002
PSP19-001
PZC22-001
PSPA22-008
PZC23-001
PSPA21-005
PZC23-003
P2C23-002
PZC23-004
PSP22-001
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SANllERNARD
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Ord.
No.
3044
3050
3069
3070
3080
3084
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2018-
018
3092
3093
3100
3097
3108
3122
3138
RESO
2020-
160
3169
3178
3203
3204
3206
3245
RESO
2023-
037
3250
RESO
2023-
156
3263
3268
3281
3283
Date
02/16/2016
05/17/2016
03/07/2017
03/21/2017
10/03/2017
12/05/2017
02/20/2018
03/20/2018
03/20/2018
05/01/2018
06/01/2018
07/03/2018
12/18/2018
08/20/2019
9/15/2020
10/27/2020
2/212021
2/112022
3/15/2022
3/15/2022
5/2/2023
5/16/2023
06/6/2023
11/21/2023
12/5/2023
1/16/2024
81612024
9/312024
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THE ONTARIO PLAN
www.ontarioplan.org
LEGEND
Residential
AR-2, Residential-Agricultural
- RE-2, Rural Estate
RE-4, Residential Estate
LDR-5, Low Density Residential
Mixed Use
Mixed Use
1. Downtown
3. Centrelake West
6. East Holt
Retail/Service
- CS, Corner Store
- CN, Neighborhood Commercial
- CC, Community Commercial
R]� CR, Regional Commercial
Employment
BP, Business Park
-IP, Industrial Park
- IL, Light Industrial
Other
- PUD, Planned Unit Development
� MHP, Mobile Home Park
MDR-11, Low-Medium Density Residential
- MDR-18, Medium Density Residential
- MDR-25, Medium-High Density Residential
- HDR-45, High Density Residential
Bb. Mountain and Fourth
Be. West Holt
Bd. Euclid and Francis
Be. Euclid and Walnut
ccs, Convention Center Support Commercial
- OL, Low Intensity Office
- OH, High Intensity Office
-IG, General Industrial
-IH, Heavy Industrial
- OS-C, Open Space-Cemetery
UC, Utilities Corridor
ONT, Ontario International Airport RC, Rail Corridor
- CIV, Civic
- OS-R, Open Space-Recreation
Overlays
AG, Agricultural
EA, Euclid Avenue
� MTC, Multimodal Transit Center
SP, Specific Plan
� ICC, Interim Community Commercial
*****'
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-... .
ES, Emergency Shelter
AH - Affordable Housing
: ... ! CNO (Chino Airport) Overlay
w Draft Zoning Map Revision, Public Review Draft, June 2026 m N
4922
Department: Planning
Prepared By: Luis Batres
Department:
Prepared By: Luis Batres
Staff Member Presenting: Rudy Zeledon,
Executive Director Community Development
Approved By:
Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 21
SUBJECT: A PUBLIC HEARING TO CONSIDER THE APPROVAL OF THE EUCALYPTUS BUSINESS PARK SPECIFIC PLAN, FILE NO. PSP24-003
CITY OF ONTARIO
Agenda Report
June 16, 2026
SECTION:
PUBLIC HEARINGS
RECOMMENDATION: That the City Council introduce and waive further reading of an Ordinance approving the Eucalyptus Business Park Specific Plan (File No. PSP24-003), appended to the attached Ordinance as "Attachment A", pursuant to the facts and reasons contained in the staff report and subject to the conditions of approval appended to the attached Ordinance as "Attachment B".
THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:
Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
FISCAL IMPACT: Adoption of the Eucalyptus Business Park Specific Plan (EBPSP) will result in both short-term and long-term fiscal impacts to the City. Short-term impacts primarily involve the construction of infrastructure improvements needed to support the proposed development. The developer will be responsible for installing required improvements and/or paying the applicable Development Impact Fee (DIF) associated with these improvements at the time of development.
Long-term fiscal impacts include the ongoing provision of public services and maintenance, such as police, fire, and infrastructure maintenance, required to support the future development. Although the project will generate additional property tax revenue, the projected increase will not fully offset the cost of providing these services. To address this funding gap, future development of the Specific Plan area will require the developer(s) to form and or participate in a Community Facilities District (CFD) to fund the additional public service costs associated with the development. 4923
BACKGROUND & ANALYSIS: The Ontario Plan ("TOP") Policy Plan (General Plan) provides the basic framework for development within the 8,200-acre area commonly referred to as Ontario Ranch.
The Policy Plan requires City Council approval of a Specific Plan for new developments of 10 acres or more within the Ontario Ranch area. A Specific Plan is required to ensure that sufficient land area is included to achieve cohesive, unified districts and neighborhoods. Additionally, a Specific Plan is required to incorporate a development framework for detailed land use, circulation, infrastructure improvements (such as drainage, sewer, street and water facilities), provision for public services (including parks), and urban design and landscape standards.
The Eucalyptus Business Park Specific Plan (File No. PSP24-003) project area encompasses 189 acres and is generally bounded by Walker Avenue to the east, Campus Avenue to the west, Eucalyptus Avenue to the south and Ontario Ranch Road to the north. The proposed Specific Plan would allow for the development of 2,939,000 square feet of business park development and up to 10,000 square feet of commercial development. The plan also provides for approximately 37 acres of open space-parkland, which includes a segment of the City’s Grand Park. The following major components are included in the Specific Plan document to ensure proper regulation of future development.
Land Use and Development Standards. To facilitate future development, the 189-acres Specific Plan will establish land use designations, development standards and design guidelines, circulation requirements, among others for future Business Park development.
The Specific Plan is also designed to accommodate future commercial, and retail uses to support the business park development, future businesses, and their employees. The Business Park land use designation will allow a maximum Floor Area Ratio (FAR) of 0.55, which helps maintain appropriately sized buildings in the Specific Plan project area. The development standards and design guidelines are intended to ensure high-quality development throughout. The standards will promote high-quality architecture that will create a cohesive and well-designed development. The proposed business park buildings will be centered around a Contemporary architectural style, using a mix of appropriate colors and materials and various architectural elements to enhance the design.
Circulation. Several major arterial streets in north/south and east/west directions are or will be constructed around and through the Specific Plan boundary. Primary access to the project will be provided along Eucalyptus Avenue, Campus Avenue, Bon View Avenue, Grove Avenue, and Walker Avenue. The project will also provide a new public street along the north boundary, noted as ‘Public Street A'. This street will include substantial landscape improvements along the south edge to help create a buffer between the business park development to the south and the City’s Grand Park to the north. This will also help improve the safety and interaction between the Grand Park and Business Park development.
Landscape. Landscape improvements will be provided through the business park development. The Specific Plan encourages landscaping that enhances the street appeal of 4924
the structures, creates and defines public and private spaces, and provides shade that benefits the environment. This will be achieved through comprehensive landscape and open space standards. The standards will help establish a hierarchy for landscape development along the surrounding roadways, as well as establishing a framework for consistency throughout the design. The streetscapes for the roads will include formal landscape parkway designs, neighborhood edges, and landscape medians.
Infrastructure. The backbone infrastructure needed to serve the entire Specific Plan area will be constructed by the developers in accordance with the Ontario Ranch Streets Master Plan and the Ontario Utilities Master Plan. The timing of development phases and the required infrastructure improvements will be established and approved through future Development Agreements. Future development within the Specific Plan area will be subject to development agreements, subdivision approvals, engineering review, and infrastructure financing requirements to ensure that necessary public facilities and services are available concurrent with development.
GENERAL PLAN CONSISTENCY: The Eucalyptus Business Park Specific Plan has been evaluated for consistency with the amended Policy Plan component of The Ontario Plan. The Specific Plan implements the land use framework established through File No. PGPA25-002, supports employment-generating uses in a planned business park environment, provides integrated circulation, infrastructure, and open space improvements, and remains consistent with the City's long-term planning objectives when considered in conjunction with the Policy Plan Amendment.
AIRPORT COMPATIBILITY: The Specific Plan has been evaluated for consistency with applicable Ontario International Airport and Chino Airport compatibility requirements. Future development within the Specific Plan area will remain subject to applicable airport compatibility regulations and development standards.
HOUSING CAPACITY: The residential capacity associated with lands redesignated through the Policy Plan Amendment has been evaluated as part of File No. PGPA25-002. The City determined that the Policy Plan Amendment and associated Housing Element updates maintain sufficient residential development capacity to accommodate the City's remaining RHNA obligations and do not result in a net loss of residential development capacity necessary to comply with State housing law.
PUBLIC BENEFITS: The Specific Plan provides substantial public benefits, including development of approximately 2.9 million square feet of employment-generating business park uses, creating of approximately 1,590 jobs, construction of backbone infrastructure, implementation of circulation improvements, provision of approximately 37 acres of open space and parkland, and implementation of the City's long-term economic development objectives.
PLANNING COMMISSION REVIEW: On April 28, 2026, the Planning Commission held a public hearing on the proposed Eucalyptus Business Park Specific Plan and voted 7-0 recommending the City Council approve the Eucalyptus Business Park Specific Plan (File No. PSP24-003). 4925
ENVIRONMENTAL REVIEW: The environmental impacts of the Specific Plan were reviewed in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment (File No. PGPA25-002), for which a Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102) was prepared. The SEIR evaluated the environmental impacts associated with the implementation of the Policy Plan Amendment (PPA), which included the Eucalyptus Business Park Specific Plan (EBPSP) as part of the overall project under File No. PGPA25-002. As a result, separate/additional environmental analysis for the Specific Plan is not required. Public comments received during the SEIR raised issues relating to air quality, truck traffic, noise, greenhouse gas emissions, environmental justice, housing capacity, and warehouse development. Responses to these comments are included in the Final SEIR and demonstrate that the Final SEIR adequately addressed the significant and unavoidable impacts related to air quality, greenhouse gas emissions, noise, cultural resources, and transportation. For impacts that remain significant and unavoidable, the City Council may adopt a Statement of Overriding Considerations if it determines that the Project's economic, social, housing, infrastructure, and planning benefits outweigh those impacts. Such benefits include, but are not limited to, maintaining compliance with State housing law, preserving adequate RHNA capacity, facilitating employment-generating land uses, supporting economic development opportunities, improving land use compatibility, implementing coordinated truck routing improvements, enhancing infrastructure efficiency, and advancing the City's long-term planning objectives. The SEIR was presented to the Planning Commission on April 28, 2026, as part of File No. PGPA25-002, and was recommended 7-0 to City Council for approval. Approval of the Eucalyptus Business Park Specific Plan is subject to the adoption and approval of The Ontario Plan (TOP) 2050 Policy Plan Amendment (File No. PGPA25-002) and the associated SEIR. 4926
Case Planner: Luis E. Batres Hearing Body Date Decision Action Planning Director
Approval:
DAB N/A
PC 4/28/26 Recommend
Submittal Date: 9/27/24 CC 6/16/26 Final
FILE NO.: PSP24-003
SUBJECT: A public hearing to consider the Eucalyptus Business Park Specific Plan (File No. PSP24-003) to establish the land use districts, development standers, design guidelines, infrastructure improvements, etc., for the potential development of 2,939,000 square feet of business park development, 10,000 square feet of commercial development and approximately 37-acres of open space/recreation on approximately 189 acres of land for property generally located along the northeast corner of Campus Avenue and Eucalyptus Avenue, within the SP (Specific Plan) and AG (Agricultural Overlay) zoning districts (APNs:1053-531-01, 1053-531-02, 1053-531-03, 1053-531-04, 1053- 541-01, 1053-541-02, 1053-551-01, 1053-371-01, 1053-371-02, 1053-581-03, 1053-581-04, 0216-321-01, 0216-321-02, 0216-321-06, 0216-321-07, 0216-322-01, 0216-322-02, 0216-322- 10); submitted by Ontario Ranch Venture II, LLC. (c/o Sares Regis Group). City Council action is required.
PROPERTY OWNER: Ontario Ranch Venture II, LLC. (c/o Sares Regis Group) RECOMMENDED ACTION: That the Planning Commission adopt a Resolution recommending the City Council approve the Eucalyptus Business Park Specific Plan (“EBPSP”) (File No. PSP24-003), pursuant to the facts and reasons contained in the staff report and attached Resolution, and subject to the conditions of approval appended to the attached Resolution as Attachment A.
BACKGROUND: The Ontario Plan (“TOP”) Policy Plan (general plan) provides the basic framework for development within the 8,200-acre area commonly referred to as Ontario Ranch. The Ontario Ranch is bound by Riverside Drive to the north, Milliken Avenue to the east, Euclid Avenue to the west and Merrill Avenue/Bellegrave to the south. The Policy Plan requires City Council approval of a Specific Plan for unregulated areas of 10 acres or more within Ontario Ranch. The Specific Plan will ensure sufficient land area is included to achieve cohesive, unified districts and neighborhoods. Additionally, the Specific Plan will provide a development framework that regulates land use, circulation, infrastructure improvements (drainage, sewer, and water facilities), provisions for public services (parks and schools), and urban design and landscape standards.
On January 27, 2010, the Ontario City Council certified The Ontario Plan Environmental Impact Report in conjunction with File No. PGPA06-001 (City Council Resolution No. 2010- 006), and on August 16, 2022, the Ontario City Council certified The Ontario Plan 2050 303 East B Street, Ontario, California 91764 Phone: 909.395.2036 / Email: [email protected]
PLANNING COMMISSION
AGENDA REPORT
April 28, 2026
Approval
4927
Planning Commission Agenda Report
File No.: PSP24-003
April 28, 2026