Agenda packet — Ontario City Council, June 16, 2026 (part 22 of 28)

Update Supplemental Environmental Impact Report in conjunction with File No. PGPA20- 002 (City Council Resolution No. 2022-129).

On September 27, 2024, the Applicant submitted an application for a Specific Plan (File No. PSP24-003), which will establish land use designations, development standards, and design guidelines for 189 acres of land 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 Specific Plan will outline the potential development of 2,939,000 square feet of business park development, 10,000 square feet of commercial development within the Business Park land use to support the Business Park operations, a potential 35,000 square foot publicly operated animal resource center and approximately 37- acres of open space. A Planning Commission recommendation of approval to the City Council is requested for the Specific Plan. Approval of the Specific Plan is subject to the approval and certification of File No. PGPA25-002, an amendment to The Ontario Policy Plan Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102), which includes the adoption of a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations.

PROJECT SETTING: The Project site is within the SP (Specific Plan) and AG (Agricultural Overlay) zoning districts and is currently used for farming/agriculture and dairy farm purposes. The site is made up of eighteen separate parcels comprising approximately 189-acres of land generally bounded by Walker Avenue to the east, Campus Avenue to the west, Eucalyptus Avenues to the south and Ontario Ranch Road to the north, see Exhibit A: Project Location Map, attached. The existing surrounding land uses, zoning, and Policy Plan (general plan) and specific plan land use designations are summarized in Table 1: Surrounding Zoning & Land Uses (see Technical Appendix).

PROJECT ANALYSIS:
(1) Specific Plan — The Eucalyptus Business Park Specific Plan (EBPSP) will provide regulatory requirements to ensure future development of the EBPSP implements the goals and vision of the City’s Policy Plan. The EBPSP will generally include development standards and design guidelines, circulation requirements, infrastructure and phasing requirements, permitted land uses, implementation guidelines, development review and approval procedures, among others. Through these requirements and procedures, the EBPSP will ensure a well-balanced, high quality business park complex is achieved and established in a manner that will facilitate a range of uses as envisioned by The Ontario Plan. The primary components of the EBPSP are described and analyzed further below. (a) Land Use Plan – The land use plan for the EBPSP primarily consists of a range of business park uses and open space land uses, while also accommodating commercial retail uses to support the business park development, future businesses, and their employees.
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The proposed land use plan is separated into nine (9) proposed Planning Areas (PA) across the two main land use categories – Business Park (PA 1-6), and Open Space (PA 7-9) (See Exhibit B: Eucalyptus Business Park Specific Plan Land Use Map).

Business Park - The TOP identifies a maximum buildout intensity 0.60 for Business Park land uses. This intensity, also referred to as Floor Area Ratio (FAR) is intended to guide the size of business park buildings in effort to attract and/or accommodate a different spectrum of business park uses. The EBPSP is proposing a maximum intensity/FAR of 0.55, which is consistent with TOP and slightly less than the TOP maximum. The FAR for EBPSP was intentionally lowered to ensure future business park development is scaled and designed appropriately in consideration of the proximity to Grand Park.

The Specific Plan, Business Park Planning Areas are envisioned to be developed as outlined below:
• Planning Area 1, located along the upper western portion of the Specific Plan, is 7.70- acres in size and can potentially accommodate up to 162,600 square feet of business park development.
• Planning Area 2, located along the center of the Specific Plan, is 18.33-acres in size and can potentially accommodate up to 273,700 square feet of business park development.
• Planning Area 3, located along the east side of the Specific Plan, is 18.21-acres in size and can potentially accommodate up to 340,700 square feet of business park development.
• Planning Area 4, located along the southwest corner of the Specific Plan, is 18.19- acres in size and can potentially accommodate up to 423,200 square feet of business park development.
• Planning Area 5, located along the center of the Specific Plan; is 37.76-acres in size and can potentially accommodate up to 859,300 square feet of business park development.
• Planning Area 6, located along the southeast corner of the Specific Plan, is 37.71 acres in size and can potentially accommodate up to 879,500 square feet of business park development.
• Planning Area 7 through 9, located along the north boundary of the Specific Plan, is roughly 37 acres total and will remain as open space as part of the Grand Park Master Plan.

Open Space – Parkland – Grand Park extends east from Campus Avenue to Haven Avenue. This Specific Plan will be located immediately to the south of the Grand Park, 4929
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between Campus Avenue, to the west and Walker Avenue, to the east. The design, construction, and programming of Grand Park is regulated by the Grand Park Master Plan and all future improvements must be consistent with the Grand Park Master Plan.

The EBPSP will provide permitted uses within the Open Space Parkland designation, which includes portions of Grand Park, however, future design and use of the park space will require separate reviews and collaboration with the City to ensure the Grand Park Master Plan vision is maintained.

Additionally, the EBPSP will also allow up to 10,000 square feet of commercial/retail uses to help support the future business park businesses and employees within those businesses. The commercial uses do not include a dedicated “commercial/retail” land use designation; these uses will instead be allowed within any of Business Park PAs. This will allow flexibility with the placement of the commercial uses either as stand-alone developments or integrated into a business park building. (b) Development Standards and Design Guidelines — The Development Standards and Design Guidelines will provide the tools to develop a cohesive business park complex that blends form and function. Within the Business Park PAs, future development will be regulated by development standards that generally include setback and separation requirements, maximum heights, maximum sizes, parking requirements, specific landscape requirements, among others. These standards will ensure buildings are appropriately scaled within their respective PA and positioned in a manner that contributes to the overall Business Park development. Notable standards include appropriate setbacks from major and minor/private streets, appropriate landscape buffers along the perimeter of streets and buildings, proper screening of parking and truck yard where necessary, among others, all of which are intended for business park buildings.

The Design Guidelines have been established to implement the intent and vision of the Ontario Development Code and The Ontario Plan (TOP). The Design Guidelines will provide assurance that the EBPSP will produce high quality design and character in a consistent manner. The Design Guidelines will also provide appropriate direction and clarity for future developers, which helps minimize conflict and inconsistencies with the EBPSP’s intent.

The EBPSP will contain a Contemporary design theme. Each building will be required to incorporate an appropriate balance of colors and materials, including the use of architectural features and elements to further enhance the design. This is generally achieved with the use of substantial glazing at the office areas or as spandrel glass throughout building elevations. Additional features such as awnings, canopies, and decorative lighting will also be required, as well as accent materials such as metal, stone, or similar. The following details help further emphasize the EBPSP design guidelines:
• Buildings are characterized by simple and distinct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal. 4930
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• Building massing, scale and roof forms will be the primary design components requiring articulation in their architectural expression as they relate to the public views. • The business park, commercial land uses will maintain consideration of the pedestrian realm and will implement appropriate site planning and architectural design • Theme walls/entry monuments may be installed at the major project entries at the discretion of the builder/project developer and subject to the approval of a master sign program by the City.
• The site design will facilitate the intended functions of common space areas and will provide for appropriate interactions between buildings and activity areas, goods movement, vehicular access/parking, and pedestrian and bicycle travel. • The buildings will be oriented to define the street scene and provide for an aesthetically pleasing streetscape; and
(c) Circulation — The circulation plan for the Specific Plan reinforces the objective of moving vehicles, pedestrians, cyclists, and public transit safely and efficiently throughout and around the project area. The Specific Plan establishes the hierarchy and general location of roadways within the EBPSP. The Project provides efficient circulation for vehicle traffic and a safe environment for pedestrian movement. Primary access to the project will be provided along Eucalyptus and Grove Avenue as well as a new public street ‘A’, that will be developed along the northern portion of the Specific Plan.

The new public street will separate the Business Park land use from the Open Space land use (Grand Park). The new public street ‘A’ will be a 64-foot-wide (collector roadway) with two lanes in each direction. While the street serves as additional circulation, it will also include enhanced design and landscape features to help strengthen the interaction between the Business Park buildings and the Grand Park.

Additional circulation within the Specific Plan will be provided and improved as follows:
• Eucalyptus Avenue is designed to be a four 4-lane (108’) collector road (truck route), with a 14-foot wide striped median, consistent with the TOP. • Campus Avenue is designed to be a 4-lane (108’) minor arterial road with a 14’ striped median, consistent with the TOP.
• Bon View Avenue is designed to be 4-lane (66’) collector road, consistent with the TOP.
• Grove Avenue is designed to be 4-lanes (124’) principal arterial road, with a 28’ wide raised landscape median, consistent with the TOP; and 4931
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• Walker Avenue is designed to be 2-lane (88’) collector road (truck route), consistent with the TOP.

The Specific Plan has been designed to feature four (4) signalized intersections along Eucalyptus Avenue and four (4) along the new public street ‘A’. Each street will include a parkway, sidewalk, and a landscape buffer. Right-of-way improvements along the streets will be consistent with the City’s Master Plan of Streets. (d) Landscaping Design — The landscape design theme for the EBPSP encourages landscaping and designs that enhance the street appeal of the structures, create and define public and private spaces, and provide shade that benefits the environment. A plant palette (Table 6-1) of the Specific Plan outlines the plant materials and trees to be used in parking lots, street parkways, and adjacent to buildings. The plant palette includes evergreen and deciduous trees, shrubs and ground covers, and grasses that are commonly used throughout Southern California. Many of the plants are waterefficient species native also to Southern California. The overall landscape design of the Specific Plan was organized to help define the landscape principles for the Specific Plan, with specific treatment along the streets establishing the general framework for the area.

Landscape also plays a vital role in the streetscape design. Landscape design guidelines 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 include formal landscape parkway designs, neighborhood edges, and landscape medians. The EBPSP will apply the following streetscape requirements along the major roadways:
• Eucalyptus Avenue: Will be required to provide a 35-foot neighborhood edge that will include a 15-foot-wide landscape buffer, 8-foot-wide multi-purpose trail, 5-foot-wide sidewalk and a 7-foot-wide landscape parkway.
• Campus Avenue: Will be required to provide a 35-foot-wide neighborhood edge that will include a 15-foot-wide landscape setback, 8-foot-wide multi-purpose trail, 5-footwide sidewalk and a 7-foot-wide landscape parkway. • Grove Avenue: Will be required to provide a 40-foot-wide landscape neighborhood edge that will include a 15-foot-wide landscape buffer, 8-foot-wide multi-purpose trail, a 5-foot-wide landscape buffer, a 5-foot-wide sidewalk and a 7-foot-wide landscape parkway.
• Walker Avenue: Will be required to provide 35-foot-wide neighborhood edge that will include a 7-foot-wide parkway, 5-foot-wide sidewalk, 8-foot-wide multi-purpose trail and 15-foot-wide landscape buffer.
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• Bon View Avenue: Will be required to provide a 29-foot-wide neighborhood edge that will include a 4-foot-wide parkway, 5-foot-wide sidewalk and 20-foot-wide landscape buffer.
• New Public Street ‘A’: Will require a 7-foot-wide landscape parkway and a 5-footwide sidewalk and will provide a 20-foot landscape setback along the south side of the street, measured from the back of the sidewalk. While Public Street ‘A’ does not include an actual neighborhood edge, the EBPSP has incorporated the additional 20- foot landscape setback to ensure appropriate streetscape design and aesthetic landscape buffers are provided near the Grand Park.
(e) Infrastructure and Services — The backbone infrastructure to serve all areas of the Specific Plan will be installed by the developers in accordance with the Ontario Ranch Master Plan for streets, water (including recycled water), sewer, storm drain, and fiber optic facilities. Natural gas will be provided by Southern California Gas Company and electricity by Southern California Edison (“SCE”). Development of the Project requires the installation by the developer of all infrastructure necessary to serve the Project as a standalone development.
(f) Specific Plan Phasing — The phasing of development within the Specific Plan will be determined by the various developers, development agreements, and based upon the market conditions. It is anticipated that the Specific Plan will be developed in six (6) phases (see Attachment E: Proposed Phasing Plan). The proposed phases are as follows:
• Phase A: Will include Planning Area (PA) 3 and 6
• Phase B: Will include Planning Area (PA) 2 and 5
• Phase C: Will include Planning Area (PA) 1 and 4
• Phase D: Will include Planning Area (PA) 9
• Phase E: Will include Planning Area (PA) 8; and
• Phase F: Will include Planning Area (PA) 7
The developer(s) and the city will work together to ensure that the open space-parkland areas are developed concurrently with the build-out of the business park portions of the Specific Plan. The final details will be outlined in the development agreement(s) when the first subdivision map is processed and approved by the City. (g) Signage — All future signage will be subject to review and approval of a comprehensive sign program for the Specific Plan. A sign program will facilitate the integration of the signs within the overall site and building design to create a unified visual statement and provide for flexible application of sign regulations in the design and display of multiple signs. Key provisions will include entry monument, center and tenant identification signage, traffic and wayfinding signs, building signs, secondary monumentation, and visitor and directional signage. Prior to the issuance of a Building 4933
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Permit for the installation of any new sign, the Applicant is required to submit Sign Plans for Planning Department review and approval.

PUBLIC NOTIFICATION: The subject application was advertised as a public hearing in at least one newspaper of general circulation in the City of Ontario (the Inland Valley Daily Bulletin newspaper). In addition, notices were mailed to all owners of real property located within a minimum of 600 feet of the exterior boundaries of the Project site that is the subject of the hearing, as shown on the records of the County Assessor.

CORRESPONDENCE: As of the preparation of this Agenda Report, Planning Department staff have not received written or verbal communication in objection to the Project.

AGENCY/DEPARTMENT REVIEWS: Each City agency/department has been provided the opportunity to review and comment on the subject application and recommend conditions of approval to be imposed upon the application. At the time of the Resolution preparation, recommended conditions of approval were provided and are appended to the attached Resolutions as "Attachment A."
AIRPORT LAND USE COMPATIBILITY PLAN (ALUCP) COMPLIANCE: The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.

On April 19, 2011, the City Council of the City of Ontario approved and adopted the ONT ALUCP, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending body for the Project, File No. PSP24-003, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the Planning Commission, therefore, finds and determines that the Project, File No. PSP24-003, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.

On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport ("CNO") Overlay Zoning District ("OZD") and Reference I, Chino Airport Land Use Compatibility Plan ("CNO ALUCP"). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development 4934
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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 Specific Plan is located within Safety Zones 4 and 6 of the Chino ALUCP and may have additional development restrictions that include building heights, land use restrictions, Floor Area Ratio (FAR) limitations and Open Land Criteria. Refer to the Chino ALUCP for additional development regulations. Any future development in the project area shall be consistent with the policies and criteria of the ONT and Chino ALUCP.

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

California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section 65450-65457) permits the adoption and administration of specific plans as an implementation tool for elements contained in the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan. The EBPSP has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (TOP) (General Plan). More specifically, the goals and policies of TOP that are furthered by the proposed Project are as follows:
(1) City Council Goals
• Invest in the Growth and Evolution of the City's Economy • Operate in a Businesslike Manner
• 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
(2) Vision
Distinctive Development that integrates our varied and diverse focal points, districts, centers, corridors, and neighborhoods to provide a feeling of coherence without sacrificing uniqueness.

Commercial and Residential Development
• Development quality that is broadly recognized as distinctive and not exclusively tied to the general suburban character typical of much of Southern California.
• A system of vibrant retail, town, and neighborhood centers responsive to market demands and woven into the fabric of the community. 4935
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• Distinctive and well-maintained neighborhoods that offer exceptional variety in lifestyles, with convenient access to schools, recreation and cultural facilities, places of worship, places of employment and shopping.

Development Quality
• Unique and authentic districts, centers, and corridors of varied scales that establish Ontario as one of the most vital and diverse locales in Southern California.
• Superior quality and design of the built environment and open spaces through careful attention to detail at every scale, including public and private spaces and structures.
(3) Governance
Decision Making
Goal G1: Sustained decision-making that consistently moves Ontario towards its Vision by using The Ontario Plan as a framework for assessing choices. • G1-1 Consistency with Policies. We require that staff recommendations to the City Council be consistent with adopted City Council Priorities (Goals and Objectives) and The Policy Pan.
• G1-2 Long-term Benefit. We require decisions to demonstrate and document how they add value to the community and support the Ontario Vision.
(4) Policy Plan (General Plan)
Land Use Element
Goal LU-1 Balance: A community that has a spectrum of housing types and price ranges that match the jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.
• LU-1.1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City. • LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and 4936
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visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.

Goal LU-2 Compatibility: Compatibility between a wide range of uses and a resultant urban patterns and forms.
• LU-2.1 Land Use Decisions. We minimize adverse impacts on adjacent properties when considering land use and zoning requests. • LU-2.2 Buffers. We require new uses to provide mitigation or buffers between existing uses where potential adverse impacts could occur. Additional mitigation is required when new uses could negatively impact environmental justice areas.
• LU-2.5 Regulation of Uses. We regulate the location, concentration, and operation of uses that have impacts on surrounding land uses. • LU-2.11 Context-Aware Transitions and Connections. We require new development projects and land-planning efforts to provide context-aware and appropriate transitions and connections between existing and planned neighborhoods, blocks, sites, and buildings.

Goal LU-3 Flexibility: Staff, regulations and processes that support and allow flexible response to conditions and circumstances in order to achieve the Vision. • LU-3.1 Development Standards. We maintain clear development standards which allow flexibility to achieve our Vision and provide objective standards that ensure predictability and deliver the intended physical outcomes. • LU-3.3 Land Use Flexibility. We consider uses not typically permitted within a land use category if doing so improves livability, reduces vehicular trips, creates community gathering places and activity nodes, and helps create identity.

Community Economics Element:

Goal CE-1 Complete Community: A complete community that provides for all incomes and stages of life.
• CE-1.1 Jobs-Housing Balance. We pursue improvement to the Inland Empire’s balance between jobs and housing by promoting job growth that reduces the regional economy’s reliance on out-commuting. 4937
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• CE-1.5 Business Attraction. We proactively attract new and expanding businesses to Ontario in order to increase the City’s share of growing sectors of the regional and global economy.

Goal CE-2 Placemaking: A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be.
• CE-2.1Development Projects. We require new development and redevelopment to create unique, high-quality places that add value to the community.
• CE-2.2 Development Review. We require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional, and sustainable places that will compete well with their competition within the region.
• CE-2.4 Protection of Investment. We require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.
• CE-2.5 Private Maintenance. We require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.

Mobility Element
Goal M-1 Roadway System: A system of roadways that meets the mobility needs of a dynamic and prosperous Ontario.
• M-1.4 Complete Streets. We work to provide a complete, balanced, context-aware, multimodal transportation network that meets the needs of all users of streets, roads, and highways, including motorists, pedestrians, bicyclists, children, persons with disabilities, seniors, movers of commercial goods, and users of public transportation. We prioritize implementation of complete streets improvements in environmental justice areas to facilitate opportunities for residents to use active transportation systems.

Goal M-2 Active Transportation: A system of trails and corridors that facilitate and encourage active modes of transportation.
• M-2.3 Pedestrian Walkways. We require streets to include sidewalks and visible crosswalks at major intersections where necessary to promote safe and comfortable mobility between residential areas, businesses, schools, parks, recreation areas, and other key destination points. 4938
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Community Design Element
Goal CD-1 Image & Identity: A dynamic, progressive city containing distinct and complete places that foster a positive sense of identity and belonging among residents, visitors, and businesses.
• CD-1.1 City Identity. We take actions that are consistent with the City being a leading urban center in Southern California while recognizing, enhancing, and preserving the character of our existing viable neighborhoods. • CD-1.4 Transportation Corridors. We will enhance our major transportation corridors within the City through landscape, hardscape, signage and lighting. The extent of enhancement should be appropriate to the use, type, and context of each corridor.

Goal CD-2 Design Quality: A high level of design quality resulting in neighborhoods, public spaces, parks, and streetscapes that are attractive, safe, functional, human-scale, and distinct.
• CD-2.1 Quality Building Design and Architecture. We encourage all development projects to convey visual interest and character through:

1. Building volume, massing, and height to provide contextappropriate scale and proportion;

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

3. Exterior building materials that are articulated, high quality, durable, and appropriate for the architectural style.
• CD-2.5 Streetscapes. We design new and, when necessary, retrofit existing streets to improve walkability, bicycling and transit integration, strengthen connectivity, and enhance community identity through improvements to the public right-of-way such as sidewalks, street trees, parkways, curbs, street lighting and street furniture.
• CD-2.6 Connectivity. We promote development of local street patterns, multimodal networks, and connected public spaces that create and unify neighborhoods, rather than divide them, and create cohesive and continuous corridors, rather than independent “islands” through the following means:
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1. Local street networks that provide access both between subdivisions and within neighborhoods and discourage through traffic;

2. A local street system that is logical and understandable for the user.

A grid system is preferred to avoid circuitous and confusing travel paths between internal neighborhood areas and adjacent arterials and to provide adequate emergency and evacuation access; and

3. Pedestrian and bicycle networks that provide convenient access to neighborhoods and nearby destinations, such as schools, parks, other public spaces, commercial areas, and transit stops. • CD-2.8 Safe Design. We incorporate defensible space design into new and existing developments to ensure the maximum safe travel and visibility on pathways, corridors, and open space and at building entrances and parking areas by avoiding physically and visually isolated spaces, maintaining visibility and accessibility, and using lighting. • CD-2.9 Landscape Design. We encourage durable, sustainable, and drought-tolerant landscaping materials and designs that enhance the aesthetics of structures, create and define public and private spaces, and provide shade and environmental benefits.
• CD-2.10 Parking Areas. We require all development, including single-family residential, to minimize the visual impact of surface, structured, and garage parking areas visible from the public realm in an aesthetically pleasing, safe and environmentally sensitive manner. Examples include:

1. Surface parking: Shade trees, pervious surfaces, urban run-off capture and infiltration, and pedestrian paths to guide users through the parking field.
• CD-2.12 Site and Building Signage. We encourage the use of sign programs that utilize complementary materials, colors, and themes. Project signage should be designed to effectively communicate and direct users to various aspects of the development and complement the character of the structures
• CD-2.13 Entitlement Process. We work collaboratively with all stakeholders to ensure a high degree of certainty in the efficient review and timely processing of all development plans and permits.

Goal CD-5 Protection of Investment: A sustained level of maintenance and improvement of properties, buildings, and infrastructure that protects property values and encourages additional public and private investments.
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• CD-5.1 Maintenance of Buildings and Property. We require all public and privately-owned buildings and property (including trails and easements) to be properly and consistently maintained.
• CD-5.2 Maintenance of Infrastructure. We require the continual maintenance of infrastructure.

HOUSING ELEMENT COMPLIANCE: The Project is consistent with the Housing Element of the Policy Plan (general plan) component of The Ontario Plan, as the Project site is not one of the properties in the Housing Element Sites contained in Tables B-1 and B-2 (Housing Element Sites Inventory) of the Housing Element Technical Report. Approval of this Specific Plan is subject to the adoption and approval of The Ontario Plan (TOP) 2050 Policy Plan Amendment (File No. PGPA25-002) being approved by City Council.

ENVIRONMENTAL REVIEW: The environmental impacts of this Project 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 potential environmental impacts associated with the Policy Plan Amendment (PPA), which included the EBPSP as part of the overall project under PGPA25-002.

Through the SEIR process, potential impacts were analyzed, and revisions to the proposed project and mitigation measures were identified to reduce environmental effects. As a result, most of the impacts were reduced to a less-than-significant level. However, five impact areas remain significant and unavoidable, even with the implementation of all feasible mitigation measures. These impacts are attributable to the PPA and EBPSP.

The significant and unavoidable impacts identified in the SEIR applicable to EBPSP include:
• Air Quality — Impacts related to consistency with the Air Quality Management Plan and regional operational emissions which would contribute to regional nonattainment conditions within the South Coast Air Basin and expose sensitive receptors to elevated pollutant concentrations.
• Cultural Resources — Although protective regulations and preservation policies are included in The Ontario Plan Policy Plan Amendment (PPA), implementation of the proposed PPA may result in impacts to historic resources. Future development could involve the modification or demolition of historic resources, including Tier III resources, resulting in the destruction or material impairment of their significance. While regulatory protections and project-level review would reduce impacts, such impacts cannot be fully avoided or mitigated in all cases. 4941
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• Greenhouse Gas Emissions — Impacts associated with increased greenhouse gas emissions and potential inconsistency with the City’s Community Climate Action Plan.
• Noise — Impacts related to traffic noise.
• Transportation — Impacts related to vehicle miles traveled (VMT), which would increase under buildout conditions and cannot be reduced to a less-thansignificant level.

The City of Ontario circulated the Draft Supplemental Environmental Impact Report (Draft SEIR) for public review from March 5, 2026, through April 20, 2026. At the conclusion of the public review period, 17 comment letters were received. Areas of concern raised in the comments include the loss of agricultural land, environmental impacts associated with warehouse development, and requests for a warehouse moratorium. Responses to all comments received will be provided in the Final SEIR, Section 2, Response to Comments.

While 5 significant and unavoidable Project impacts have been identified, Staff finds that the Project's benefits outweigh the unavoidable adverse environmental effects. The Project provides the following benefits:
 Supports implementation of TOP 2050 by advancing a coordinated land use framework that aligns policy direction with site-specific planning; facilitates employment-generating uses through the establishment of the EBPSP and targeted reallocation of land uses within Ontario Ranch;  Improves land use compatibility by directing business park and industrial uses to appropriate locations and incorporating updates to circulation patterns, including truck route modifications consistent with State requirements under AB 98;  Supports the extension and coordination of infrastructure improvements necessary to accommodate planned growth, including circulation, utilities, and public services; and
 Provides economic benefits to the community through expanded employment opportunities and strengthening of the City’s economic base.

Approval of this 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. 4942
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TECHNICAL APPENDIX:

Table 1: Surrounding Zoning and Land Uses
Existing
Land Use
Policy Plan
Designation
Zoning
Designation
Specific Plan
Land Use
Site Farming/Agriculture
Land Uses
Business Park and
Open Space
EBPSP
Business Park (BP) and
Open SpaceRecreation (OS-R)
North Farming/Agriculture
Land Uses
Open SpaceRecreation
CenterPark
Specific Plan Open Space (OS-R)
South Industrial Development Business Park
South Ontario Logistics
Center Specific Plan,
Merrill Commerce
Center Specific Plan
Business Park
East Farming/Agriculture
Land Uses
Mixed-Use, Open
Space-Recreation, MDR Specific Plan (SP) N/A
West Vacant Land/Dairy
Land Uses
Mixed-Use Specific Plan (SP) N/A
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Exhibit A: PROJECT LOCATION MAP
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Exhibit B: EUCALYTUS BUSINESS PARK SPECIFIC PLAN LAND USE MAP 4945
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Exhibit C: EUCALYPTUS BUSINESS PARK LAND USE SUMMARY
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Exhibit D: SPECIFIC PLAN CIRCULATION PLAN
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Exhibit E: PROPOSED PHASING PLAN
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Exhibit F: SPECIFIC PLAN PROPOSED ARCHITECTURE DESIGN GUIDELINES

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Exhibit G: THE ONTARIO PLAN (GENERAL PLAN) LAND USE PLAN 4950
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April 28, 2026

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Attachment A:

Resolution for File No. PSP24-003
(Document to follow this page)
4951
RESOLUTION NO. PC26-025

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL

APPROVE THE EUCALYPTUS BUSINESS PARK SPECIFIC PLAN (FILE NO. PSP24-003), TO ESTABISH THE LAND USE DISTRICTS,

DEVELOPMENT STANDARDS, DESIGN GUIDELINES,
INFRACTRUCTURE 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/PARKLAND ON APPROXIMATELY 189 ACRES OF LAND FOR

PROPERTY GENERALLY LOCATED ALONG THE NORTHEAST

CORNER OF CAMPUS AVENUE AND EUCALYPTUS AVENUE,

LOCATED WITHIN THE SP (SPECIFIC PLAN) AND AG (AGRICULTURAL

OVERLAY) ZONING DISTRICTS, AND MAKING FINDINGS IN SUPPORT THEREOF—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.

WHEREAS, ONTARIO RANCH VENTURE II, LLC. ("Applicant") has filed an Application for the approval of a Specific Plan, File No. PSP24-003 (Eucalyptus Business Park Specific Plan), as described in the title of this Resolution (hereinafter referred to as "Application" or "Project"); and
WHEREAS, the Project site is made up of eighteen separate parcels comprising approximately 189-acres of land and is generally bounded by Walker Avenue to the east, Campus Avenue to the west, Eucalyptus Avenues to the south and Ontario Ranch Road to the north within the SP (Specific Plan) and AG (Agricultural Overlay) zoning districts; and;
WHEREAS, the property to the north of the Project site is within the CenterPark Specific Plan zoning district and is developed with farming/agriculture and dairy farm purposes, the property to the south is within the South Ontario Logistics Center Specific Plan and Merrill Commerce Center Specific Plan and is developed with business park development, the property to the east and west is within Specific Plan (SP) zoning district and is currently improved with farming/agriculture land uses; and WHEREAS, the Eucalyptus Business Park Specific Plan, attached hereto as Attachment A, will facilitate the potential development of 2,939,000 square feet of business park development with a maximum Floor Area Ratio of 0.55 and will also allow for up to 10,000 square feet of support commercial/retail uses; and 4952
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WHEREAS, the Eucalyptus Business Park Specific Plan establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, architectural character, circulation, permitted uses, infrastructure, among others to ensure all future development is consistent with the goals and policies of The Ontario Plan; and
WHEREAS, the Eucalyptus Business Park Specific Plan has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (TOP 2050) (General Plan); and
WHEREAS, the Application is a project pursuant to the California Environmental Quality Act — Public Resources Code Section 21000 et seq. — (hereinafter referred to as "CEQA") and an initial study has been prepared to determine possible environmental impacts; and
WHEREAS, the environmental impacts of this Project were reviewed in conjunction with File No. PGPA25-002, an amendment to The Ontario Plan (TOP) 2050 Policy Plan, for which a Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102) was prepared, including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; and WHEREAS, the Plan Policy Amendment SEIR associated with File No. PGPA25- 002 evaluated the potential environmental impacts associated with implementation of the EBPSP, including site-specific development, land use organization, circulation, and infrastructure within the Specific Plan area; and
WHEREAS, the SEIR for File No. PGPA25-002, which included a Statement of Overriding Considerations, was prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Ontario Guidelines for implementation of CEQA; and
WHEREAS, the SEIR for File No. PGPA25-002 was prepared to address the environmental effects of the proposed EBPSP; and
WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the Planning Commission the responsibility and authority to review and make recommendation to the City Council on the subject Application; and 4953
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WHEREAS, approval of this Specific Plan is contingent on the approval of File No.

PGPA25-002 by City Council; and
WHEREAS, the Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan 2050, as State Housing Element law (as prescribed in Government Code Sections 65580 through 65589.8) requires that development projects must be consistent with the Housing Element, if upon consideration of all its aspects, it is found to further the purposes, principals, goals, and policies of the Housing Element; and
WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (hereinafter referred to as "ALUCP"), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the proposed Project is located within the Airport Influence Area of Chino Airport, within the City of Ontario boundary, and is subject to, and must be consistent with, the policies criteria set forth in Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP), which applies only to jurisdictions within City of Ontario, and addresses the safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on April 28, 2026, the Planning Commission of the City of Ontario conducted a hearing to consider the Project, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

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

SECTION 1: Environmental Determination and Findings. As the recommending body for the Project, the Planning Commission has reviewed and considered the information contained in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, which 4954
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evaluated the potential environmental impacts associated with implementation of the EBPSP. Based upon the facts and information contained in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, and supporting documentation, the Planning Commission finds as follows:
(1) The environmental impacts of this Project were previously reviewed in conjunction with File No. PGPA25-002, The Ontario Plan (TOP) 2050 Policy Plan Amendment, for which a Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) was prepared, including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; and (2) The previous Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations contains a complete and accurate reporting of the environmental impacts associated with the Project; and (3) The previous Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations was completed in compliance with CEQA and the Guidelines promulgated thereunder; and
(4) The previous Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations reflects the independent judgment of the Planning Commission; and
(5) The proposed Project will introduce no new significant environmental impacts beyond those previously analyzed in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations, and all mitigation measures adopted with the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), are incorporated herein by this reference.

SECTION 2: Subsequent or Supplemental Environmental Review Not Required. Based on the information presented to the Planning Commission, and the specific findings set forth in Section 1, above, the Planning Commission finds that the preparation of a subsequent or supplemental Environmental Impact Report is not required for the Project, as the Project:
(1) Does not constitute substantial change to the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) that was prepared, that will require 4955
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major revisions to the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (2) Does not constitute substantial changes with respect to the circumstances under which the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) that was prepared for File No. PGPA25-002, that will require major revisions to the Supplemental Environmental Impact Report due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and
(3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Supplemental Environmental Impact Report that was prepared, that shows any of the following:
(a) The Project will have one or more significant effects not discussed in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002; or
(b) Significant effects previously examined will be substantially more severe than shown in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102); or
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.

SECTION 3: Housing Element Compliance. Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the recommending body for the Project, the Planning Commission finds that based on the facts and information contained in the Application and supporting documentation, at the time of Project implementation, the Project is consistent with the Housing Element of the Policy Plan (General Plan) component of The Ontario Plan 2050, as the Project site is not one of the properties in the Housing Element Sites Inventory contained in Tables B-1 and B-2 of the Housing Element Technical Report.
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SECTION 4: Airport Land Use Compatibility Plan ("ALUCP") Compliance.

The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan.
(1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the recommending body for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the Planning Commission finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and (2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport ("CNO") Overlay Zoning District ("OZD") and Reference I, Chino Airport Land Use Compatibility Plan ("CNO ALUCP"). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. As the recommending body for the Project, the Planning Commission has reviewed and considered the facts and information contained in the Application and supporting documentation against the CNO ALUCP compatibility factors, including Safety, Airspace Protection, Overflight. As a result, the Planning Commission finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the California Airport Land Use Planning Handbook and the Chino ALUCP.
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SECTION 5: Concluding Facts and Reasons. Based upon the substantial evidence presented to the Planning Commission during the above-referenced hearing, and upon the specific findings set forth in the Sections above, the Planning Commission hereby concludes as follows:
(1) The proposed Specific Plan, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan 2050. The approximately 189- acre Eucalyptus Business Park Specific Plan is suitable for business park, commercial and open space-parkland development and is consistent with the goals and policies, plans and exhibits of the Vision, Policy Plan (TOP 2050) (General Plan), and City Council Priorities components of TOP 2050. In addition, the proposed land uses in the proposed Specific Plan will also be in harmony in terms of access, size, and compatibility with existing land use in the surrounding area; and
(2) The proposed Specific Plan, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The proposed Eucalyptus Business Park Specific Plan is in conformance with the Land Use Policies and Goals of the Policy Plan and will provide standards and guidelines for the harmonious development within the districts, in a manner consistent with the Policy Plan. The Specific Plan proposes the potential development of 2,939,000 square feet of business park development, up to 10,000 square feet of commercial/retail development, and approximately 37-acres of open space/parkland on approximately 189 acres of land. The proposed Specific Plan land uses and intensity of development is consistent with the land use plan of the Policy Plan (TOP 2050); therefore, the proposed business park, commercial and open space land uses will not be detrimental to the public interest, health, safety, or general welfare of the City as they are consistent with the existing and future development of the surrounding area; and (3) In the case of an application affecting specific property(ies), the proposed Specific Plan, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed Specific Plan will modify the land use from farming/agricultural and vacant land uses to Business Park and Open Space-Parkland, which aligns with the surrounding land uses planned in the Policy Plan (TOP) 2050; and
(4) In the case of an application affecting specific property(ies), the subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development.

The proposed Specific Plan will allow for business park, commercial and open space/parkland uses on the subject site. When in conformance with the Specific Plan, the project site is suitable in size and shape, and the project site design allows for sufficient access and availability of utilities to accommodate the anticipated development. 4958
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SECTION 6: Planning Commission Action. Based upon the findings and conclusions set forth in the Sections above, the Planning Commission hereby RECOMMENDS THE CITY COUNCIL APPROVES the herein described Application, subject to each and every condition set forth in the Department reports attached hereto as "Attachment A," and incorporated herein by this reference.

SECTION 7: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the Applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 8: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 9: Certification to Adoption. The Secretary shall certify to the adoption of the Resolution.
- - - - - - - - - - - - - -
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ATTACHMENT A:

File No. PSP24-003
Departmental Conditions of Approval
(Departmental conditions of approval to follow this page) 4962

EUCALYPTUS BUSINESS PARK

CITY OF ONTARIO
4TH DRAFT
APRIL 2026
4963

EUCALYPTUS BUSINESS PARK

SPECIFIC PLAN

CITY OF ONTARIO
Prepared for:

THE CITY OF ONTARIO
303 East B Street
Ontario, CA 91764
(909) 395-2011
Prepared by:

T&B PLANNING, INC.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Contact: Lance Retuya
[email protected]
JOB NUMBER: 971-003
APRIL 2026
4964

CONSULTANT TEAM
CIVIL ENGINEER:

MICHAEL BAKER INTERNATIONAL
5 HUTTON CENTRE DRIVE, SUITE 500
SANTA ANA, CA 92707
(949) 855-7051
CONTACT: CESAR MOTA
[email protected]
ARCHITECT:

RGA, OFFICE OF ARCHITECTURAL DESIGN, INC.
210 PROGRESS, SUITE 220
IRVINE, CA 92618
(949) 341-0920
CONTACT: CHRIS SAVAGE
[email protected]
LANDSCAPE ARCHITECT:

RIDGE LANDSCAPE ARCHITECTS
8841 RESEARCH DRIVE, #200
IRVINE, CA 92618
(949) 387-1323
CONTACT: TRAVIS EBBERT
[email protected]
4965

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
i
ES.1 Specific Plan Overview ............................................................................ ES-1 ES.2 Other Governing Documents ................................................................... ES-1 ES.3 Specific Plan Components ....................................................................... ES-4

1.1 Specific Plan Purpose .................................................................................1-1

1.2 Specific Plan Objectives..............................................................................1-1

1.3 Authority.....................................................................................................1-2

1.4 Severability .................................................................................................1-2

1.5 Approval Process and Companion Actions..................................................1-3

1.6 Relationship to The Ontario Plan (General Plan)..........................................1-3

2.1 Existing Assessor Parcel Number................................................................2-1

2.2 Existing Land Use .......................................................................................2-1

2.3 Surrounding Land Uses ..............................................................................2-1

2.4 Existing Circulation and Access ..................................................................2-1

2.4.1 Regional Circulation.......................................................................2-1

2.4.2 Local Circulation............................................................................2-1

2.5 Williamson Act ............................................................................................2-2

2.6 Existing Physical Site Conditions .................................................................2-6

2.6.1 Topography...................................................................................2-6

2.6.2 Hydrology......................................................................................2-6

2.6.3 Geology and Soils..........................................................................2-6

2.6.4 Vegetation and Biological Resources .............................................2-6

2.6.5 Existing Ground Water Wells..........................................................2-6

2.6.6 Existing NPDES Compliance..........................................................2-7

3.1 Vision .........................................................................................................3-1

3.2 Land Use Plan ............................................................................................3-1

3.2.1 Business Park................................................................................3-2

3.2.2 Open Space - Parkland .................................................................3-2 4966

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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3.3 Airport Influence Compliance......................................................................3-2

3.4 Conceptual Site Plan ..................................................................................3-2

4.1 Circulation and Access Plan .......................................................................4-1

4.1.1 Vehicular Circulation......................................................................4-1

4.1.2 Non-Vehicular Circulation ............................................................4-11

4.2 Utility Infrastructure Plan ...........................................................................4-13

4.2.1 Potable Water Plan ......................................................................4-13

4.2.2 Recycled Water Plan ...................................................................4-17

4.2.3 Sanitary Sewer Plan.....................................................................4-19

4.2.4 Storm Water Management Plan ...................................................4-22

4.2.5 Dry Utilities Plan ..........................................................................4-26

4.3 Conceptual Grading Plan..........................................................................4-26

5.1 Purpose and Intent .....................................................................................5-1

5.2 Definition of Terms......................................................................................5-1

5.3 Applicability ................................................................................................5-1

5.4 Permitted, Conditionally Permitted, and Administratively Permitted Uses.....5-1

5.5 Business Park Development Standards.....................................................5-12

5.5.1 Other Development Standards ....................................................5-13

5.6 Open Space – Parkland Development Standards......................................5-14

6.1 Purpose and Intent .....................................................................................6-1

6.2 Parkland Guidelines ....................................................................................6-1

6.3 Business Park Design Theme......................................................................6-2

6.4 Business Park Architecture Guidelines........................................................6-2

6.4.1 Architectural Theme ......................................................................6-2

6.4.2 Building Form ................................................................................6-3

6.4.3 Building Materials, Colors, and Textures ........................................6-4

6.4.4 Windows and Doors.......................................................................6-4

6.4.5 Rooftop Equipment Screening .......................................................6-5

6.5 Business Park Site Features Guidelines.......................................................6-6

6.5.1 Parking and Loading Areas............................................................6-6

6.5.2 Outdoor Employee Amenity Areas .................................................6-6 4967

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6.5.3 Outdoor Equipment Placement......................................................6-7

6.5.4 Trash Enclosures...........................................................................6-7

6.5.5 Walls and Fences ..........................................................................6-8

6.6 Energy Efficiency Guidelines .......................................................................6-9

6.7 Lighting Guidelines .....................................................................................6-9

6.8 Signage Guidelines ...................................................................................6-10

6.9 Landscape Guidelines ..............................................................................6-12

6.9.1 Plant Palette ................................................................................6-13

6.9.2 Irrigation......................................................................................6-17

6.10 Streetscape Guidelines .............................................................................6-17

6.10.1 Campus Avenue........................................................................6-17

6.10.2 Bon View Avenue ......................................................................6-17

6.10.3 Grove Avenue ...........................................................................6-17

6.10.4 Walker Avenue ..........................................................................6-18

6.10.5 Eucalyptus Avenue ....................................................................6-18

6.10.6 Public Street ‘A’ .........................................................................6-18

6.11 Entries and Monuments Guidelines ...........................................................6-25

6.11.1Primary Corner Treatments..........................................................6-25

6.11.2Secondary Corner Treatments.....................................................6-25

6.12 Landscape Interface .................................................................................6-29

6.13 Water Quality Basin Guidelines .................................................................6-29

6.14 Stormwater Infiltration Areas Guidelines....................................................6-29

7.1 Severability .................................................................................................7-1

7.2 Applicability ................................................................................................7-1

7.3 Interpretation ..............................................................................................7-1

7.4 Development Review Process.....................................................................7-1

7.4.1 Subdivision Map ............................................................................7-1

7.4.2 Development Plan Review .............................................................7-1

7.4.3 Development Agreements .............................................................7-2

7.4.4 Conditional Use Permits ................................................................7-2

7.4.5 Variances ......................................................................................7-2

7.5 Substantial Conformance............................................................................7-2

7.6 Formal Amendments to the Specific Plan ....................................................7-3

7.7 Appeals ......................................................................................................7-4

7.8 Compliance with Mitigation Monitoring and Reporting Program ...................7-4

7.9 Project Financing........................................................................................7-4 4968

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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7.9.1 Facilities and Services ...................................................................7-4

7.9.2 Operation and Maintenance ..........................................................7-4

7.10 Phasing Plan...............................................................................................7-5

7.11 Maintenance Plan .......................................................................................7-5 A Policy Plan Consistency Analysis ............................................................... A-1 4969

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
v

LIST OF FIGURES

Figure ES-1 Regional Map ................................................................................................... ES-2 Figure ES-2 Vicinity Map...................................................................................................... ES-3 Figure 1-1 Existing General Plan Land Use Designations ......................................................1-5 Figure 1-2 Proposed General Plan Land Use Designations ...................................................1-6 Figure 1-3 Existing Zoning Designations ...............................................................................1-7 Figure 1-4 Proposed Zoning Designations ............................................................................1-8 Figure 2-1 Existing APNs ......................................................................................................2-3 Figure 2-2 Aerial Photograph................................................................................................2-4 Figure 2-3 Existing Surrounding Land Uses ..........................................................................2-5 Figure 2-4 USGS Topographic Map......................................................................................2-8 Figure 2-5 Existing Water Wells ............................................................................................2-9 Figure 3-1 Conceptual Land Use Plan ..................................................................................3-4 Figure 3-2 Chino Safety Zone ...............................................................................................3-5 Figure 3-3 Conceptual Site Plan ...........................................................................................3-6 Figure 4-1 Existing Vehicular Circulation and Access Plan ....................................................4-2 Figure 4-2 Conceptual Vehicular Circulation and Access Plan ..............................................4-3 Figure 4-3 Street Sections – Campus Avenue, Bon View Avenue, and Grove Avenue ...........4-6 Figure 4-4 Street Sections – Walker Avenue, Eucalyptus Avenue, and Public Street ‘A’ ......4-10 Figure 4-5 Conceptual Non-Vehicular Circulation and Mobility Plan ....................................4-12 Figure 4-6 Potable Water Infrastructure Plan.......................................................................4-15 Figure 4-7 City of Ontario Ultimate Water System ...............................................................4-16 Figure 4-8 Recycled Water Infrastructure Plan....................................................................4-18 Figure 4-9 Sanitary Sewer Infrastructure Plan .....................................................................4-21 Figure 4-10 Storm Drain Infrastructure Plan..........................................................................4-24 Figure 4-11 City of Ontario Planned Drainage Facilities.........................................................4-25 Figure 4-12 Dry Utilities Infrastructure Plan...........................................................................4-27 Figure 4-13 Fiber Optics Plan ...............................................................................................4-28 Figure 6-1 Conceptual Landscape Plan ..............................................................................6-16 Figure 6-2 Campus Avenue Streetscape ............................................................................6-19 Figure 6-3 Bon View Avenue Streetscape...........................................................................6-20 Figure 6-4 Grove Avenue Streetscape................................................................................6-21 Figure 6-5 Walker Avenue Streetscape...............................................................................6-22 Figure 6-6 Eucalyptus Avenue Streetscape ........................................................................6-23 Figure 6-7 Public Street ‘A’ Streetscape .............................................................................6-24 Figure 6-8 Conceptual Primary Corner Treatment...............................................................6-27 Figure 6-9 Conceptual Secondary Corner Treatment..........................................................6-28 Figure 6-10 Conceptual Landscape Interface – Business Park to Open Space Parkland .......6-30 Figure 7-1 Phasing Plan........................................................................................................7-8 4970

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
vi

LIST OF TABLES

Table ES-1 Land Use Summary .......................................................................................... ES-1 Table 2-1 Existing APN List .................................................................................................2-1 Table 3-1 Land Use Plan Statistical Summary......................................................................3-1 Table 5-1 Permitted Land Uses ...........................................................................................5-3 Table 5-2 Development Standards ....................................................................................5-12 Table 5-3 Minimum Building and Parking Setback Requirements .......................................5-12 Table 5-4 Minimum Drive Aisle and Parking Space Separation Requirements ....................5-12 Table 5-5 Parking Space Requirements.............................................................................5-13 Table 6-1 Plant Palette ......................................................................................................6-14 Table 7-1 Maintenance Responsibilities ...............................................................................7-6

4971

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
ES-1

EXECUTIVE SUMMARY
ES.1 Specific Plan Overview
The Eucalyptus Business Park Specific Plan
area covers approximately 189.0 acres in the
southern portion of the City of Ontario. The
Specific Plan area is located north of
Eucalyptus Avenue, south of Ontario Ranch
Road, east of Campus Avenue, and west of
Walker Avenue.

The location of the Eucalyptus Business Park
Specific Plan area in regional and local
contexts are depicted in Figure ES-1, Regional
Map, and Figure ES-2, Vicinity Map, which
show the locational setting of the Specific Plan
area with surrounding jurisdictions.

The information in this Specific Plan will guide
the development of a modern business park
and the establishment of public park space
and will address the interface between the two
uses. The Specific Plan area is envisioned to
provide business park development between
Eucalyptus Avenue and a new east-west
public street and a public park north of the new
public street.

The public park land in the northern portion of
the Specific Plan area is expected to provide
passive park areas for the City of Ontario such
as open space areas, benches, and trails.

The business park area is intended to contain
employment-generating uses supported by
roadways, utility infrastructure, parking areas
for automobiles, commercial vehicles, and
trucks, designed in a master-planned setting
accented by attractive lighting, landscaping,
signage, and other functional and decorative
features. Buildings are intended to be
welcoming to local, national, and international
businesses that can bring job opportunities
and economic growth to the City of Ontario,
including but not limited to corporate offices,
technology centers, light manufacturing,
research and development, warehousing and
distribution, and support retail. In addition,
space for a potential publicly operated animal
resource center is reserved within the Specific
Plan area.

A summary of the proposed land uses is as
follows:

Table ES-1 Land Use Summary
Land Use
Designation Acreage1
Maximum
Building Square
Footage
Business Park 137.90 2,939,000
Open Space
– Parkland 35.88 --
Roadway 15.24 --
TOTAL 189.0 AC 2,939,000 SF
1Acreages are approximate and subject to survey verification. 2Total acreage of 189.0 is rounded up to the nearest one-tenth of an acre.

ES.2 Other Governing Documents
In addition to this Specific Plan, which includes
a Land Use Plan, Infrastructure Plan,
Development Regulations, Design Guidelines,
and an Implementation Plan tailored to the
Eucalyptus Business Park Specific Plan area,
the following documents also contain
applicable information:
• The Ontario Policy Plan (which serves as
the City’s State-mandated General Plan)
that includes City-wide policies pertaining
to land use, housing, mobility, safety,
environmental resources, parks and
recreation, community economics,
community design, and social resources.
4972

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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Regional Map
ES-2
4973

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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Source(s): Esri, Nearmap Imagery (January 2025), RCIT (2025), San Bernardino County (2025) ~ 0 875 1,750 3,500
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Vicinity Map
ES-3
4974

EUCALYPTUS BUSINESS PARK

CITY OF ONTARIO
4TH DRAFT
APRIL 2026
4975

EUCALYPTUS BUSINESS PARK

SPECIFIC PLAN

CITY OF ONTARIO
Prepared for:

THE CITY OF ONTARIO
303 East B Street
Ontario, CA 91764
(909) 395-2011
Prepared by:

T&B PLANNING, INC.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Contact: Lance Retuya
[email protected]
JOB NUMBER: 971-003
APRIL 2026
4976

CONSULTANT TEAM
CIVIL ENGINEER:

MICHAEL BAKER INTERNATIONAL
5 HUTTON CENTRE DRIVE, SUITE 500
SANTA ANA, CA 92707
(949) 855-7051
CONTACT: CESAR MOTA
[email protected]
ARCHITECT:

RGA, OFFICE OF ARCHITECTURAL DESIGN, INC.
210 PROGRESS, SUITE 220
IRVINE, CA 92618
(949) 341-0920
CONTACT: CHRIS SAVAGE
[email protected]
LANDSCAPE ARCHITECT:

RIDGE LANDSCAPE ARCHITECTS
8841 RESEARCH DRIVE, #200
IRVINE, CA 92618
(949) 387-1323
CONTACT: TRAVIS EBBERT
[email protected]
4977