Agenda packet — Ontario City Council, June 16, 2026 (part 9 of 28)

1053-531-04, 1053-541-01, 1053-541-02, 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, AND 1053-601-04.

WHEREAS, the City of Ontario (hereinafter referred to as Applicant) has initiated an application for a citywide amendment to the Ontario Plan (TOP) 2050 Policy Plan (General Plan), File No. PGPA25-002 (hereinafter referred to as the Project); and WHEREAS, the proposed Project consists of targeted updates to the Policy Plan to maintain internal consistency, ensure compliance with State law, and align the City’s long-range planning framework with evolving development patterns; and WHEREAS, the Project includes modifications to multiple elements of the Policy Plan, including but not limited to the Land Use, Housing, Mobility, Community Design, Environmental Resources, Parks and Recreation, and Safety Elements, to ensure consistency with the updated land use framework; and
WHEREAS, the Project is applied at a citywide level to maintain consistency across all Policy Plan elements, while primarily affecting areas within Ontario Ranch (south of Riverside Drive) and portions of the northern part of the City along East Holt Boulevard and South Grove Avenue; and
WHEREAS, the City of Ontario adopted the Policy Plan (General Plan) as part of the component framework for The Ontario Plan on January 27, 2010, and issued Resolution No. 2010-004; and
WHEREAS, the City of Ontario adopted a Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2021070364) for the General Plan Amendment for TOP 2050 Technical Update on August 16, 2022, and issued Resolution No. 2022- 129. Since the adoption of TOP 2050, the City has evaluated Exhibits LU-01: Official Land Use Plan and LU-03: Future Buildout further and is proposing modifications; and WHEREAS, the proposed changes to Exhibit LU-01 Official Land Use Plan include revisions to land use designations for certain properties, as shown on Attachment 1, to better align with the City’s long-term planning objectives by facilitating employmentgenerating uses; and WHEREAS, Policy Plan Exhibit LU-03 (Future Buildout) specifies the expected buildout for the City of Ontario, incorporating the adopted land use designations. The proposed changes to Exhibit LU-01 (Official Land Use Plan) will require that Exhibit LU03 (Future Buildout) is modified to be consistent with Exhibit LU-01 (Official Land Use Plan), as depicted on Exhibit B, attached; and
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WHEREAS, the Application is a project pursuant to the CEQA (Public Resources Code Section 21000, et seq.); and
WHEREAS, as the first action on the Project, on April 28, 2026, the Planning Commission considered a Resolution recommending that the City Council certify a SEIR (State Clearinghouse No. 2025110102) prepared for the Project in accordance with the California Environmental Quality Act (CEQA); the SEIR analyzes the potential environmental impacts associated with implementation of the proposed Project and identifies mitigation measures and alternatives, as well as significant and unavoidable impacts; and
WHEREAS, a Notice of Preparation (NOP) for the SEIR was issued, 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, a 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, 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 CEQA requirements; and
WHEREAS, the 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, the Project is located within the Airport Influence Area of Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, the proposed Project is located within the Airport Influence Area of Chino Airport, within the City of Ontario boundary, and is subject to, and must be consistent with, the policies criteria set forth in Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP), which applies only to jurisdictions within City of 1737
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Ontario, and addresses the safety, airspace protection, and overflight impacts of current and future airport activity; 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 administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the Planning Commission, the Planning Commission finds as follows:
(1) The environmental impacts of the Project were analyzed in a Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102), prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (2) The SEIR contains a complete and accurate reporting of the environmental impacts associated with the Project; and
(3) The SEIR was completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (4) The SEIR reflects the independent judgment and analysis of the City of Ontario as the lead agency.

SECTION 2: Planning Commission Action. Based on the entire record before the Planning Commission and all written and oral evidence presented, the Planning Commission recommends the City Council finds the SEIR complies with CEQA for the following reasons:
(1) The 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 1738
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(construction, traffic, and vibration impacts), and transportation (increase in vehicle miles traveled); and
(2) The Planning Commission further finds that the Statement of Overriding Considerations demonstrate that the benefits of the Project, including the Policy Plan Amendment and Eucalyptus Business Park Specific Plan, outweigh its significant and unavoidable environmental impacts, and that the City would be justified in approving the Project notwithstanding such impacts, including benefits related to facilitating employment-generating uses, supporting more efficient and intensified development along key corridors, improving land use compatibility, and ensuring consistency with applicable State law; and
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 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.

The Planning Commission 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 requirements related to maintaining adequate sites to accommodate the City’s Regional Housing Needs Assessment (RHNA) allocation and ensuring no net loss of residential development capacity.

Where modifications to land use designations result in changes to residential capacity, the Project provides for adjustments to the City’s housing inventory and site capacity to maintain compliance with State law. The Project also supports the City’s ability to accommodate its RHNA allocation across all income categories by maintaining an adequate supply of suitable residential sites.

Accordingly, the Planning Commission finds that the Project is consistent with the Housing Element and applicable State housing requirements at the time of Project implementation.

SECTION 4: 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 1739
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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.

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 Sections 1 through 4, above, the Planning Commission hereby recommends that the City Council conclude as follows:
(1) The proposed General Plan Amendment is consistent with the goals and policies of The Ontario Plan as follows:

Policy Plan (General Plan)
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Land Use Element:
 LU-1.1 Strategic Growth. We concentrate growth in strategic locations that help create place and identity, maximize available and planned infrastructure, foster the development of transit, and support the expansion of the active and multimodal transportation networks throughout the City.
 LU-1.6 Complete Community. We incorporate a variety of land uses and building types in our land use planning efforts that result in a complete community where residents at all stages of life, employers, workers, and visitors have a wide spectrum of choices of where they can live, work, shop and recreate within Ontario.  Goal LU-2 Compatibility: Compatibility between a wide range of uses and a resultant urban patterns and forms.

Community Economics Element:
 Goal CE-1 Complete Community: A complete community that provides for all incomes and stages of life.
 Goal CE-2 Placemaking: A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be; and
(2) The proposed General Plan Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City, as it improves land use compatibility, supports infrastructure planning, and aligns with applicable State law; and
(3) The Land Use Element is a mandatory element of the General Plan and may be amended up to four times per calendar year; this amendment is within the allowable number of amendments for the applicable calendar year consistent with Government Code Section 653588; and
(4) The Project has been reviewed for consistency with the Housing Element of the Policy Plan component of The Ontario Plan, and incorporates updates to maintain compliance with State housing law, including requirements related to maintaining adequate sites and ensuring no net loss of residential capacity; and (5) During the amendment of the general plan, opportunities for the involvement of citizens, California Native American Indian tribes (Government Code Section 65352.3), public agencies, public utility companies, and civic, education, and other community groups, through public hearings or other means were implemented consistent with Government Code Section 65351.
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ATTACHMENT A:

File No. PGPA25-002
Amendments to the Policy Plan Component of the Ontario Plan 2050 1744

City of Ontario
Policy Plan
Amendments
A Component of The Ontario Plan 2050
Public Review Draft | March 2026
Please note only proposed amendments are included.

The current policy plan is available in a web-based format at:
https://www.ontarioca.gov/government/community-development/planning/ontarioplan/ontario-plan-policy-plan These amendments will be integrated into the web-based plan if adopted. This draft includes notations and placeholders for links throughout that are not active. 1745

City of Ontario Policy Plan
Draft TOP 2050 Amendments (2026)
Policy Plan Amendments
Public Review Draft, March 2026
Table of Contents
NEW AND REVISED POLICIES.......................................................................................................... 1 NEW IMPLEMENTATION ACTIONS ................................................................................................. 1

POLICY PLAN FIGURE AMENDMENTS
LU-01 OFFICIAL LAND USE PLAN ............................................................................................................2 LU-02 LAND USE DESIGNATIONS SUMMARY TABLE ..............................................................................3 LU-03 FUTURE BUILDOUT TABLE..........................................................................................................11 LU-04 MIXED USE AREAS ......................................................................................................................15 PR-01 PARK & RECREATION FACILITIES ................................................................................................16 S-06A FUTURE TRAFFIC NOISE CONTOURS ..........................................................................................17 M-01 ROADWAY CLASSIFICATIONS ......................................................................................................18 M-02 MULTIPURPOSE TRAILS & BIKEWAYS .........................................................................................19 M-04 TRUCK ROUTES............................................................................................................................20 CD-01 PLACE TYPES...............................................................................................................................21 CD-02 PLACE TYPE CATEGORIES...........................................................................................................22 CD-03 DOWNTOWN DISTRICT PLACE TYPE..........................................................................................26 CD-04 AIRPORT METRO / ENTERTAINMENT DISTRICT PLACE TYPE.....................................................28 CD-05 GUASTI / MULTIMODAL DISTRICT PLACE TYPE .........................................................................30 CD-06 SOUTH EUCLID DISTRICT PLACE TYPE........................................................................................32 CD-07 SPORTS EMPIRE DISTRICT PLACE TYPE......................................................................................36 CD-08 CORRIDOR PLACE TYPES ............................................................................................................38 CD-09.1 NEIGHBORHOOD CENTER PLACE TYPE (INFILL) .....................................................................41 CD-09.2 NEIGHBORHOOD CENTER PLACE TYPE (SOUTH OF RIVERSIDE DRIVE)..................................42

HOUSING ELEMENT AMENDED SECTIONS
CHAPTER 3. Assessment of Fair Housing
2026 SITES INVENTORY STRATEGY AND RELATIONSHIP TO ASSESSMENT OF FAIR HOUSING ...44 3-13(2021) SITES INVENTORY AND RESOURCE AREAS ........................................................................45 3-13(2026) 2026 SITES INVENTORY AND RESOURCE AREAS ...............................................................46 CHAPTER 5. Resources
SECTION 5.1 HOUSING RESOURCES .....................................................................................................47 SECTION 5.2 ADMINISTRATIVE AND FINANCIAL RESOURCES..............................................................46 CHAPTER 9. Programs
SECTION 9.2 HOUSING SUPPLY AND DIVERSITY.................................................................................187 When possible, draft amendments are shown as tracked changes with underlined text indicating additions and strike through text indicating deletions. This results in some formatting errors throughout and pagination errors in the "H-" numbering seen in Housing Element sections that will be corrected in final versions.

Policy Play Amendments, Public Review Draft, March 2026 1746

Policy Plan
Policy and Implementation
Amendments
A Component of The Ontario Plan 2050
Public Review Draft | March 2026
Please note only proposed amendments are included.

City of Ontario Policy Plan
Draft TOP 2050 Amendments (2026)
Draft TOP 2050 Amendments

NEW/REVISED POLICIES
The following policies additions and amendments to the Environmental Resources and Mobility Elements of The Ontario Plan are proposed, as shown in underlines for added text.

ER-5.4 Transition of Farms. We protect both existing farms and sensitive uses around them as agricultural areas transition to urban uses. When uses transition from agricultural to urban uses, we do not require replacement farmland, nor do we require the dedication or preservation of agricultural land outside of our city.

M-1.9 Safe Systems Approach. Implement a Safe Systems Approach into roadway design, evaluating roadway safety holistically to account for human behavior, vulnerable road users, and infrastructure design.

M-1.10 Priority Safety Corridors. Identify roadways with a higher concentration of collisions and prioritize safety improvements to reduce collisions, with an emphasis on pedestrians, and bicyclists.

M-3.1 Transit Partners. We maintain a proactive working partnership with transit providers to ensure that adequate public transit service is available, cost-efficient, and convenient, particularly for residents in environmental justice areas, and within housing element strategy areas where sites suitable for lower-income housing development were identified in the sites inventory.

M-4.1 Truck Routes. We designate and maintain a network of City truck routes that provide for the safe and efficient transport of goods while minimizing negative impacts on local circulation and noise- and- vibration- sensitive land uses, as shown on Exhibit M-04, Truck Routes. We will minimize conflicts on truck routes through the design and implementation of buffers between travel lanes and pedestrian and bicycle facilities on designated truck routes.

NEW IMPLEMENTATION ACTION
The following new implementation action is proposed to be added to Appendix A, Implementation Plan of The Ontario Plan.

M-1.1 Initiate improvements to Priority Safety Corridors. Analyze the feasibility of potential safety countermeasures along priority safety corridors and incorporate improvements through the City’s Capital Improvement (CIP) Program. Begin implementation by mid 2028, identifying such corridors and regularly monitor progress, with the goal of implementing safety countermeasures on all safety corridors within 25 years.

Policy Plan Amendments, Public Review Draft, March 2026 1 1748

Policy Plan
Figure Amendments
A Component of The Ontario Plan 2050
Public Review Draft | March 2026
Please note only figures with proposed amendments are included.

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
Residential – A wide range of housing densities and products to meet the demand of current and future residents with varying lifestyles. In addition to the residential uses described below, other uses such as schools, parks, childcare facilities, utilities, live-work units, and other public/institutional uses that are determined to be compatible with, oriented towards the needs of residential neighborhoods they serve, and those that help enhance community may also be allowed. When calculating the number of units permitted, the existing parcel size, before required dedication, shall be used. For developments that 1) encompass multiple properties and/or districts in established specific plans, 2) contain more than one land use designation, and 3) are located South of Riverside Drive, the maximum number of units permitted for the development may be spread over the entire site thereby allowing the blending of residential densities.

Rural 0 to 2.0 dwelling units per acre Single-family detached residences, typically in an estate setting.

Low Density1 2.1 to 5.0 dwelling units per acre Single-family detached residences.

Low-Medium
Density1 5.1 to 11.0 dwelling units per acre
Single/multi-family attached and detached residences,
including small lot subdivisions, townhouses, and
courtyard homes.

Medium Density1 11.1 to 25.02,3 dwelling units per
acre
Single/multi-family attached and detached residences
including townhouses, stacked flats, courtyard homes,
and small lot single-family subdivisions.

High Density1 25.1 to 45.0 dwelling units per acre Multi-family dwellings including stacked flats and midrise and high-rise residential complexes.

Retail/Service – A full spectrum of retail, service, professional, office, medical, tourist-related, and entertainment uses at a range of intensities to respond to market demand and the character of the surrounding environment. In addition to the retail/service uses described below, other uses such as parks, childcare facilities, live-work units, utilities, and other public/institutional uses that are determined to be compatible with, oriented towards the needs of the surrounding neighborhood, and those that help enhance community may also be allowed.

Neighborhood
Commercial1 0.40 FAR
Local serving retail, personal service, office, and dining uses, typically located within a predominantly residential neighborhood.

General
Commercial1 0.40 FAR
Local and regional serving retail, personal service,
entertainment, dining, office, tourist-serving, and related commercial uses.

Office/
Commercial1 0.75 FAR
An intense mixture of professional office, supported by regional serving retail, service, tourist-serving,
entertainment, dining, and supporting service uses that capitalize on strategic locations in Ontario. This
designation also allows for professional offices such as financial, legal, insurance, medical, and other similar uses in a neighborhood setting and/or as adaptive reuse.

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City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
Hospitality1 1.00 FAR
Regional serving tourist-serving, retail, entertainment, and service uses such as convention centers,
hotels/motels, and restaurants.

Employment – An array of employment uses, such as manufacturing, distribution, research and development, and office, at a range of intensities to meet the demand of current and future market conditions. In addition to the employment uses described below, other uses such as parks, live-work units, utilities, and other public/institutional uses that are determined to be compatible with and oriented towards the surrounding community may also be allowed.

Business Park1 0.60 FAR
Employee-intensive office uses including corporate
offices, technology centers, research and development,
“clean” industry, light manufacturing, and supporting
retail within a business park setting.

Industrial1 0.55 FAR
Variety of light industrial uses, including warehousing / distribution, assembly, light manufacturing, research and development, storage, repair facilities, and supporting retail and professional office uses. This designation also accommodates activities that could potentially generate impacts, such as noise, dust, and other nuisances.

If office uses and/or multiple tenant uses are developed on parcels fronting on the Milliken, Haven, and Archibald corridors, a FAR of 0.60 may be used.

Other
Open Space -
Non-Recreation1 Not applicable
Open space that includes utility easements, and drainage channels. We desire to realize multiple uses from these open spaces, such as trails, greenways, joint-use
recreational amenities, landscaped parkways/medians,
parking lots, and nurseries.

Open Space -
Parkland1 Not applicable
Recreational facilities, such as tot-lots, parks, golf
courses, and sports complexes and joint-use facilities
with schools, utilities, and drainage facilities.

Public Facility1 Not applicable
Public facilities including civic centers, governmental institutions, police and fire stations, transportation
facilities, museums, and public libraries.

Public School1 Not applicable Public schools (K-12) and universities.

Airport Not applicable Airport, including terminals, parking, service commercial, distribution, hangers, repair, and warehousing.

Landfill Not applicable Allows for the use, operation, and reclamation of the Milliken Landfill. If the site is reclaimed, the City will Policy Plan Amendments, Public Review Draft, March 2026 4 1752

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
consider a host of uses including a transit station and multimodal transfer station.

Mixed Use – An intense mixture of uses that, when concentrated, create focal points for community activity and identity and facilitate walking, biking, and the use of transit. The Mixed Use land use category accommodates a horizontal and/or vertical mixture of retail, service, office, restaurant, entertainment, cultural, and residential uses.
• Density, intensity and intended character varies by area, as generally described below, and defined in detail under the applicable Place Type in the Community Design Element. • The densities and intensities of the Mixed Use designation represent the intended level of anticipated development; however, individual projects may vary depending upon an approved master plan, such as a specific plan, or planned unit development.
• The maximum amount of development in each Mixed Use area shall be limited by the Future Buildout Projections detailed in Table LU-03. Further direction regarding land use distributions, densities and intensities within some of these areas are provided by specific plans as noted below. • Most Mixed Use areas are the focal point of the City's Place Type designations illustrated on Figure CD-01 and noted below. Place Types are defined in the Community Design Element, and the vision for the intended outcome and character of each area is established and illustrated in the Place Type Figures noted below.

Envisioned as an intensive vertical and horizontal mixture of retail, office, civic and residential uses in a pedestrian • 25.0 to 75.0 dwelling units per acre friendly atmosphere. The historic character is enhanced. Mixed Use - • 2.0 FAR for retail and office uses The most intensive uses are envisioned along Euclid and Downtown1 Holt Avenues. [Link to Community Design Element (MU-Downtown) Subject to PUD at City’s discretion Urban, Mixed Use, and Transit-oriented Place Types Section, Community Design Element Exhibits CD-01, CD02, CD-03 and CD-08] This area is envisioned as a low-rise (3-5 stories)
intensification of the Holt Corridor. The intent is to create • 14.032 to 40.0 dwelling units per acre identity and place along the Holt Corridor, connect the Mixed Use - • 2.0 FAR for office uses corridor to Downtown, and connect the Downtown to Holt Blvd1 • 1.0 FAR for retail uses the Ontario Airport Metro Center. [Link to Community (MU-Holt) Design Element Urban, Mixed Use, and Transit-oriented Subject to PUD at City’s discretion Place Types Section, Community Design Element Exhibits CD-01, CD-02, CD-08 and CD-09]
This area is envisioned as a mixture of mid-rise buildings, regional-serving retail and office centers, and stand- Mixed Use - • 1425.0 to 125.0 dwelling units per alone high density residential projects. [Link to Meredith1 acre Community Design Element Urban, Mixed Use, and (MU-Meredith) • 3.0 FAR for office and retail uses Transit-oriented Place Types Section, Community Design Element Exhibits CD-01, CD-02, and CD-08]
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City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
Mixed Use -
1Multimodal1
(MU-Multimodal)
• 20.0 to 80.0 dwelling units per acre
• 1.0 FAR for office and retail uses
The Multimodal Mixed Use Area is under consideration
for our future multimodal transit station that links rail, regional, local, and Airport transit. Intensive office, retail, and residential uses are envisioned to be integrated with the transit station, which is expected to be within the area or in close proximity. The transit center is envisioned as an iconic, convenient, and intuitively designed
multimodal transportation center that serves the City of Ontario and the region at-large. [Link to Community
Design Element Urban, Mixed Use, and Transit-oriented
Place Types Section, Community Design Element Exhibits
CD-01, CD-02, and CD-05]
Mixed Use -
Inland Empire
Corridor1
(MU-Inland Empire)
• 14.0 to 30.0 dwelling units per acre
• 2.0 FAR for office uses
• 1.0 FAR for retail uses
Located along Inland Empire Boulevard, this area is
primarily residential with a retail center at the corner of Inland Empire Boulevard and Archibald. Commercial uses
that relate to the park are envisioned for the area West of the regional park. [Link to Community Design Element Urban, Mixed Use, and Transit-oriented Place Types
Section, Community Design Element Exhibits CD-01, CD02, and CD-08] Mixed Use -
Guasti1
(MU-Guasti)
• 25.0 to 65.0 dwelling units per acre
• 1.0 FAR for office and retail uses
This site includes the Guasti Winery, which is on the
National Register of Historic Places. This area is
envisioned as a mixture of high-quality office, lodging, retail and residential uses that incorporate the Guasti Winery. More intensive office and commercial uses are
envisioned along I-10 while office, commercial, and
lodging uses are envisioned in and around the historic
structures; the southern portion of the area is being
considered as potential site for the multimodal transit center. There is an approved Specific Plan on this site that may require amendment to align with TOP. [Link to
Community Design Element Urban, Mixed Use, and
Transit-oriented Place Types Section, Community Design
Element Exhibits CD-01, CD-02, and CD-05]
Mixed Use -
Ontario Center1
(MU-Ontario Center)
• 20.0 to 125.0 dwelling units per acre
• 2.0 FAR for office uses
• 1.0 FAR for retail uses
This area is one of the most intensive developments in
Ontario and is characterized by low-rise (3-5 stories) and mid-rise (5-10 stories), mixed use buildings, iconic
architecture, and regionally significant uses, such as the City owned arena and other cultural and entertainment
uses. This area accommodates a vertical and horizontal
mixture of entertainment, retail, office, and residential uses in an active, pedestrian oriented atmosphere. In this Policy Plan Amendments, Public Review Draft, March 2026 6 1754
City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
area, the Haven Corridor is envisioned as an elegant,
landscaped boulevard lined multi-story office uses near the I-10 and mixed and residential uses closer to the
City's northern boundary along 4th Street. There is an
approved Specific Plan on this site that may require
amendment to align with TOP. [Link to Community
Design Element Urban, Mixed Use, and Transit-oriented
Place Types Section, Community Design Element Exhibits
CD-01, CD-02, and CD-04]
Mixed Use -
Ontario Mills1
(MU-Ontario Mills)
• 25.0 to 85.0 dwelling units per acre
• 1.5 FAR for office uses
• 1.0 FAR for retail uses
This area will continue to be our regional retail center.

We envision intensification of the area to include
additional retail and entertainment, office, and multifamily (3-5 story) residential uses. New development is envisioned to occur along the interior loop road and the perimeter of the area. There is an approved Specific Plan on this site that may require amendment to align with
TOP. [Link to Community Design Element Urban, Mixed
Use, and Transit-oriented Place Types Section,
Community Design Element Exhibits CD-01, CD-02, and
CD-04]
Mixed Use -
Rich Haven
(MU-Rich Haven)
• 14.0 to 50.0 dwelling units per acre
• 0.7 FAR for office and retail uses
Subject to approved Specific Plan
The Rich-Haven Mixed Use Area is within the Rich-Haven
Specific Plan. This area is envisioned as a low-rise (3-5 stories), primarily horizontal mixture of retail, office, medical, and residential uses. The greatest level of
intensity is envisioned along Ontario Ranch Road and
Hamner Avenue. [Link to Community Design Element
Urban, Mixed Use, and Transit-oriented Place Types
Section, Community Design Element Exhibits CD-01, CD02, and CD-09] Mixed Use -
Great Grand Park1
(MU-Great Grand
Park)
• 14.03
to 65.0 dwelling units per acre2
• 1.5 FAR for office uses
• 1.0 FAR for retail uses
Subject to Specific Plan3
The Great Grand Park Mixed Use Areas are envisioned as
the southwestern activity centers for citizens of Ontario.

These areas accommodate a vertical and horizontal
mixture of commercial, office, entertainment, and
residential uses all connecting to the Great Park with a pedestrian oriented atmosphere. It is envisioned that the major roads through these Mixed Use areas are couplets, which are a series of one-way streets that disperse traffic and allow reduced street widths, maximize the sense of
community, and emphasize pedestrian accessibility.

These Mixed Use areas are envisioned as low-rise (3-5
stories) with some mid-rise (5-10 stories) near the
intersection of Euclid and Edison/Ontario Ranch Road.

Policy Plan Amendments, Public Review Draft, March 2026 7 1755

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
[Link to Community Design Element Urban, Mixed Use,
and Transit-oriented Place Types Section, Community
Design Element Exhibits CD-01, CD-02, CD-06, CD-09]
Mixed Use -
Sports Park1
(MU-SP)
• 25.0 to 65.0 du/ac; 1.0 FAR retail &
hospitality; 1.5 FAR office
Subject to PUD or Specific Plan at City’s
discretion3
The Sports Park Mixed Use Areas are envisioned as a mixed-use recreation and entertainment hub, accommodating a vertical and horizontal mixture of commercial, office, entertainment, hospitality, and residential uses all in proximity to the Sports Park. This Mixed-use area is envisioned as low-rise (3-5 stories) mixture of hospitality, commercial, residential, and office uses that will create identity and place along the corridor and serve the surrounding residents.
[Link to Community Design Element Urban, Mixed Use,
and Transit-oriented Place Types Section, Community
Design Element Exhibits CD-01, CD-02, and CD-07]
Mixed Use -
Grove1
(MU-Grove)
• 14.032 to 65.0 dwelling units per acre
• 1.5 FAR for office uses
• 1.0 FAR for retail uses
Subject to Specific Plan33
ubject to PU
Envisioned as a low-rise (3-5 stories), mixture of retail and residential uses that will create identity and place along the corridor and serve the surrounding residents. [Link to Community Design Element Urban, Mixed Use,
and Transit-oriented Place Types Section, Community
Design Element Exhibits CD-01, CD-02, and CD-09]
Mixed Use -
Eucalyptus / Chino
Airport Overlay1
(MU-EU)
• 25.0 to 45.0 dwelling units per
acre (outside of airport safety
zone)
• 2.0 FAR for office and verticallymixed uses
• 0.60 FAR for business park and retail
uses
Subject to Specific Plan3
Envisioned to primarily accommodate employeeintensive office, entertainment facilities, live/work, and supporting retail uses in a campus environment
designed to leverage proximity to the park and maintain compatibility with surrounding residential areas. Standalone and mixed use residential is permitted outside of the Chino Airport safety zone, primarily centered on
Grove. Business park uses, such as research and
development and “clean” industrial are also permitted
provided they do not involve the frequent use of trucks (Class 4 or higher) as part of its primary activities. [Link to Community Design Element Urban, Mixed Use, and
Transit-oriented Place Types Section, Community Design
Element Exhibits CD-01, CD-02, and CD-07]
Mixed Use -
Parkside1
(MU-PS)
• 25.0 to 45.0 dwelling units per
acre
• 1.0 FAR for retail uses
Subject to approved Specific Plan
Envisioned as a low-rise (3-5 stories), mixture of retail and residential uses that will create identity and place and serve the surrounding residents. [Link to Community Design Element Urban, Mixed Use, and Transit-oriented
Place Types Section, Community Design Element Exhibits
CD-01, CD-02, and CD-09]
Mixed Use -
Neighborhood
• 20.0 to 75.0 dwelling units per
acre
Envisioned as a low-rise (3-5 stories), mixture of retail and residential uses that will create identity and place Policy Plan Amendments, Public Review Draft, March 2026 8 1756

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
Activity Hubs1 • 1.0 FAR for retail and office along the corridor and serve the surrounding residents. (MU-NH) [Link to Community Design Element Urban, Mixed Use, Subject to Specific Plan3 within and Transit-oriented Place Types Section, Community Ontario Ranch3; projects subject to Design Element Exhibits CD-01, CD-02, and CD-09] PUD outside of Ontario Ranch subject to PUD at City’s discretion
Overlays – An overlay is intended to reflect a particular characteristic of an area and is applied “over” an underlying land use designation to provide guidance above and beyond the underlying land use designation.

This area is within existing and future noise and safety impact zones of Ontario International Airport. This Per the underlying designation unless overlay allows residential uses to transition to a Business a non-residential use is developed in Business Park Park land use if an entire block can be recycled to a which case the density and use Transitional Areas Business Park use and the block is contiguous to another requirements of the Business Park land non-residential block. In these cases, the City shall be use designations shall apply. responsible for the necessary amendments to the Policy Plan Map and Development Code.

This area is within existing and future noise and safety impact zones of Ontario International Airport. This Per the underlying designation unless overlay allows residential uses to transition to an a non-residential use is developed in Industrial industrial land use if an entire block can be recycled to which case the density and use Transitional Areas an Industrial use and the block is contiguous to another requirements of the Industrial land use non-residential block. In these cases, the City shall be designations shall apply. responsible for the necessary amendments to the Policy Plan Map and Development Code.

An area in which current or future airport-related noise, overflight, safety, or airspace protection factors may ONT Airport Varies significantly affect land uses or necessitate restriction on Influence Area those uses. Refer to the Airport Land Use Compatibility Plan for Ontario International Airport.

An area in which current or future airport-related noise, overflight, safety, or airspace protection factors may Chino Airport Varies significantly affect land uses or necessitate restriction on Influence Area those Uses. Refer to the Ontario Development Code for
Chino Airport land use policies and criteria for development.

Lands immediately surrounding the Milliken Landfill may be contaminated or have other landfill-related hazards that may Landfill Impact Varies limit allowable uses, as well as site design. Development in Area this area requires the submission of a detailed environmental analysis.

Policy Plan Amendments, Public Review Draft, March 2026 9 1757

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-02 Land Use Designations Summary Table
Land Use
Designation
Residential Density &
Non-Residential Intensity Intention
Plan Required Overlay – Denotes areas where specific plans or planned unit development plans are required prior to development, with final determination at the discretion of the City. See adopted specific plans and planned unit development in the City on the City’s website.

Envisioned as the most intensive area outside of downtown Ontario Airport
Metro Center Per approved individual specific plans
Los Angeles with a vertical and horizontal mixture of regionalserving retail, office, restaurant, entertainment, cultural, and residential uses in low to mid-rise buildings (3-10 stories). See adopted specific plans for more detail.

Envisioned as a mixture of residential neighborhoods
integrated with areas of high intensity (3-10 stories) with a mixture of employment, retail, service, entertainment,
cultural, and residential uses united by a network of
greenways/trails, open spaces, amenities, and infrastructure.

Ontario Ranch Per approved individual specific plans3 All development to be oriented toward or designed to leverage the “Great Park,” a linear open space amenity
containing active and passive recreational features, gardens, water features, and cultural facilities. Additional direction may be provided through the application of place types and
specific plans.

Envisioned as an intensive vertical and horizontal mixture of Downtown
Per approved planned unit
development (PUD may be waived at
City’s discretion)3
retail, office, and residential uses in a pedestrian friendly atmosphere. The historic character is enhanced. The most intensive uses are envisioned along Euclid and Holt Avenues.

See the Downtown District Plan in the City's development code for more detail.

Notes:

1. Some parcels with this designation may fall within a Place Type, which characterizes the vision and urban design intent within a specified area. If any portion of a parcel is within a Place Type boundary, as shown in Figure CD-01, Place Types in the Community Design Element, that parcel is subject to Goal CD-3, and related policies. Projects must demonstrate that they are consistent with the vision and policy intent for the applicable Place Type as defined in Exhibits CD-02 through CD-09. Link to Community Design Element Urban, Mixed-Use, and Transit-oriented Place Types Section.

2. Parcels designated as MDR within the affordable housing overlay zoning district allow a maximum density of 30 dwelling units per acre if the project includes 25 percent of units affordable to lower incomes, consistent with Tier 2 requirements of the overlay zone.

3. All parcels within the affordable housing overlay zoning district have a minimum density of 20 dwelling units per acre. All parcels within the affordable housing overlay zoning district are exempt from the specific plan requirement if there is no existing specific plan and the project includes 20 percent of units affordable to lower incomes, consistent with Tier 1 requirements of the overlay zone.

Policy Plan Amendments, Public Review Draft, March 2026 10 1758

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-03 Future Buildout Table
Land Use Acres2 Assumed Density/Intensity3 Units Pop4
NonResidential
Square Feet Jobs5
Residential
Mixed Use
Rural 529 2.0 du/ac 1,057 3,863 - -
Low Density6,7 6,274
5,810

5.9 du/ac (north of Riverside Dr) 34,848

32.753
127,326
119,671 - - 4.5 du/ac (south of Riverside Dr)7
Low-Medium
Density6 889 930 8.5 du/ac 7,520
7,865
26,475
27,737 - -
Medium
Density7
2,299
2,292

18.0 du/ac (north of Riverside Dr) 47,206
47,010
152,855
152,223 - - 22.0 du/ac (south of Riverside Dr)8
High Density 198536 25.0 du/ac (north of Riverside Dr)

35.0 du/ac (south of Riverside Dr)
5,089
16,902
13,038
43,308 - -
Subtotal 10,189
10,096
95,720
105,587
323,553
346,802 - -
• Downtown 132
• 60% of the area at 35 du/ac
• 40% of the area at 0.80 FAR for office
and retail
2,762
2,783
7,077
7,131 1,833,291 4,097
• East Holt
Boulevard8 75 92 • 75% of the area at 30 du/ac • 25% of area at 0.80 FAR retail 1,692
2,074
4,336
5,313
655,222
802,882 546 669
• West Holt
Boulevard8 1 • 75% of the area at 30 du/ac
• 25% of area at 0.80 FAR retail 33 84 12,678 11
• Meredith 91 • 50% of the area at 40 du/ac
• 50% at 0.35 FAR for retail uses 1,815 4,651 691,939 577 • Multimodal
Transit Center 73
• 15% of the area at 60 du/ac
• 60% of the area at 1.0 FAR office and
retail
• 25% of the area at 0.70 FAR Lodging 653 1,673 2,449,557 5,993 • Inland Empire
Corridor 37 • 82% of the area at 10 du/ac
• 18% of area t 0.35 FAR retail 300 769 100,455 84
• Guasti 86
• 30% of the area at 30 du/ac
• 15% of area at 1.0 FAR retail
• 30% of area at 0.70 FAR office
• 25% of area at 0.70 FAR Lodging 777 1,991 2,012,077 3,848 • Ontario Center8
(south of Concourse
& east of Haven)
186
• 40% of area at 40 du/ac
• 20% of area at 1.0 FAR office
• 30% of area at 0.70 FAR retail 3,729 9,553 3,329,507 7,327 • Ontario Center8
(north of Concourse
& west of Haven)
169
• 75% of area at 40 du/ac
• 10% of area at 1.00 FAR office
• 15% of area at 0.80 FAR retail
5,076 13,006 1,621,435 3,417
• Ontario Mills 249
• 40% of area at 40 du/ac
• 5% of area at 0.75 FAR office
• 55% of area at 0.50 FAR retail
3,990 10,223 3,394,666 3,971
Policy Plan Amendments, Public Review Draft, March 2026 11 1759

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-03 Future Buildout Table
Land Use Acres2 Assumed Density/Intensity3 Units Pop4
NonResidential
Square Feet Jobs5
Retail/Service
• Rich-Haven2 154
• 86% of area at 18 du/ac
• 2% of area at 0.35 FAR office
• 12% of area at 0.30 FAR retail
2,380 6,097 287,946 371
• Parkside 3 • 50% of the area at 35 du/ac
• 50% of area at 0.80 FAR retail
52 132 51,440 129
• Eucalyptus/
Chino Airport2
101 • 40% of the area at 35 du/ac
• 10% of area at 0.80 FAR retail
• 20% of area at 1.00 FAR office
• 30% of area at 0.60 FAR business park
(industrial)
1,471 3,769 2,059,760 4,008
• Grove2
36 45 • 65% of the area at 35 du/ac
• 25% of area at 0.80 FAR retail
• 10% of area at 0.70 FAR Ooffice
821

1.025
2,104
2,627
385,285
481,025
630 786
• Great Grand
Park2 300188
• 3070% of area at 25 35 du/ac
• 30% of area at 0.35 FAR for office
• 40% of area at 0.30 FAR for retail uses
7,342
4,594
18,813
11,772
2,741,373
1,715,486
4,846
3,032
• Sports Park 71
• 30% of area at 30 du/ac
• 15% of area at 1.00 FAR office
• 25% of area at 0.70 FAR hospitality
• 30% of area at 0.70 FAR retail
637 1,632 1,649,650 2,637
• Neighborhood
Activity Hub8
(Vineyard & Riverside)
37 • 30% of area at 30 du/ac
• 15% of area at 1.00 FAR office
• 25% of area at 0.70 FAR hospitality
• 30% of area at 0.70 FAR retail
331 847 856,025 1,368
• Neighborhood
Activity Hub8
(Mountain Village)
8 • 50% of the area at 35 du/ac
• 50% of area at 0.80 FAR retail 137 350 136,070 340
• Neighborhood
Activity Hub8
(Mountain & Fourth)
7 • 70% of the area at 50 du/ac
• 30% of area at 0.80 FAR retail 251 643 75,008 188
• Neighborhood
Activity Hub8
(Euclid & Francis)
13 • 50% of the area at 30 du/ac
• 50% of area at 0.80 FAR retail 190 487 220,912 552
• Neighborhood
Activity Hub8
(Euclid & Walnut)
16 • 75% of the area at 30 du/ac
• 25% of area at 0.80 FAR retail 369 945 142,840 357
• Neighborhood
Activity Hub2,8
(Euclid & Riverside)
15 • 75% of the area at 35 du/ac
• 25% of area at 0.80 FAR retail 394 1,009 130,662 327
Subtotal 1,752
1,672 - 34,234
31,591
87,712
80,935
22,332,123
21,995,551
41,619
40,081
Policy Plan Amendments, Public Review Draft, March 2026 12 1760

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-03 Future Buildout Table
Land Use Acres2 Assumed Density/Intensity3 Units Pop4
NonResidential
Square Feet Jobs5
Neighborhood
Commercial6 246 237 0.30 FAR - - 3,212,553
3,100,519
8,762
8,456
General
Commercial 385 357 0.30 FAR - - 5,033,395 4,661,303
5,605
5,191
Office/
Commercial 309 0.75 FAR - - 10,101,773 28,239
Hospitality 194 167 1.00 FAR - - 8,458,978
7,273,232
11,412
9,812
Subtotal 1,134
1,070 - - 26,806,659
25,136,787
54,018
51,698
Employment
Business Park6 1,146
1,426 0.50 FAR - - 25,324,447 31,339,693
43,546
48,947
Industrial6 7,651
7,666 0.55 FAR - - 183,314,481
183,669,538
148,293
148,588
Subtotal 8,797
9,091 - - 208,638,928 215,009,231
191,839
197,535
Other
Open Space–
Non-Recreation 1,200 Not applicable - - - -
Open Space–
Parkland6
1,041
998 Not applicable - - - -
Open SpaceWater 17 Not applicable - - - -
Public Facility 90 Not applicable - - - -
Public School 603 604 Not applicable - - - -
Ontario
International
Airport
1,423
1,408 Not applicable - - - -
Landfill 137 Not applicable - - - -
Railroad 250 Not applicable - - - -
Roadways 5,389 Not applicable - - - -
Subtotal 10,150
10,092 - - - - -
Total 32,022 - 129,952
137,177
411,265
427,737
263,828,479
268,162,895
299,204
301,037
Notes
1 Historically, citywide buildout levels do not achieve the maximum allowable density/intensity on every parcel and are, on average, lower than allowed by the Policy Plan. Accordingly, the buildout projections in this Policy Plan do not assume buildout at the maximum density or intensity and instead are adjusted downward. There are a few notable exceptions to this.

The assumed density for Low-Density Residential north of Riverside Drive is estimated above the allowed density to account for the continued use of areas that were built at densities above the current allowance, and to account for growth in these areas due to accessory dwelling unit (ADU) development and lot splits. Some areas were also entitled at greater densities Policy Plan Amendments, Public Review Draft, March 2026 13 1761

City of Ontario Policy Plan
Land Use Element
DRAFT
LU-03 Future Buildout Table
Land Use Acres2 Assumed Density/Intensity3 Units Pop4
NonResidential
Square Feet Jobs5
due to the use of gross acreage rather than net acreage. These areas, identified in note 7 utilized customized growth assumptions to ensure that the future projection was equal to or larger than the number of existing units in built areas, and equal to or larger than existing entitlements in undeveloped or partially developed areas. 2 Acres are based on the City's Parcel data as of January 2021. 3 Assumed Density/Intensity includes both residential density, expressed as units per acre, and non-residential intensity, expressed as floor area ratio (FAR), which is the amount of building square feet in relation to the size of the lot. 4 Projections of population by residential designation are based on projected occupancy rates and a persons-per-household factor that varies by housing type.
5 The factors used to generate the number of employees by land use category were derived by comparing 2018 employment data published by the U.S. Census as part of the Longitudinal Employer-Household Dynamics (LEHD) dataset to existing building square footage by use type, as recorded in the City's building permit database. 6 Acreages and corresponding buildout estimates for these designations do not reflect underlying land uses within the Business Park and Industrial Overlays. Estimates within overlay areas are included within the corresponding Business Park and Industrial categories.

7. To ensure future projections are equal to or larger than existing conditions in built out areas as of August 2021, and equal to or larger than existing entitlements (approved before August 2021) in undeveloped or partially developed areas, buildout estimates for the following projects, assumed realistic densities as follows: Countryside Specific Plan (Low Density Residential: 6.18 du/ac), Creekside Specific Plan (Low Density Residential: 7.47 du/ac, Medium Density Residential: 15.81 du/ac), Subarea 29 Specific Plan (Low Density Residential: 6.55).

8. In certain mixed use categories, different buildout assumptions were employed on different sites. Variations in assumptions are included in multiple rows within this table.

Last Amended: August 16, 2022
Policy Plan Amendments, Public Review Draft, March 2026 14 1762
LU-04 Mixed Use Areas (Updated Figure)
LU-05 Overlay Areas
DRAFT Policy Plan Amendments, Public Review Draft, March 2026 15 1763
PR-01 Park & Recreational Facilities (Updated Figure)
DRAFT
Policy Plan Amendments, Public Review Draft, March 2026 16 1764
City of Ontario Policy PlanSafety Element Adopted August 16, 2022 with updates through December 2, 2025 and 2026 Draft Proposed Changes (Tracked) | FOR INTERNAL USE ONLY 2 S-06a Future Traffic Noise Contours (Updated Figure)
DRAFT
Policy Plan Amendments, Public Review Draft, March 2026 17 1765
M-01 Roadway Classifications (Proposed Changes)
DRAFT Policy Plan Amendments, Public Review Draft, March 2026 18 1766
M-02 Multipurpose Trails & Bikeways (REPLACE)
DRAFT Policy Plan Amendments, Public Review Draft, March 2026 19 1767
M-04 Truck Routes (PROPOSED REVISIONS)
DRAFT Policy Plan Amendments, Public Review Draft, March 2026 20 1768
City of Ontario Policy PlanCommunity Design Element Adopted August 16, 2022 with updates through December 2, 2025, Draft Proposed Changes 2026 (Tracked) 2 CD-01 Place Types
DRAFT
Policy Plan Amendments, Public Review Draft, March 2026 21 1769

City of Ontario Policy Plan
Community Design Element
DRAFT
CD-02 Place Type Categories
Place Types
Districts – Districts are geographically large, culturally unique, and regionally significant areas of the city that fulfill different but complementary roles in creating a complete community. As regional destinations, districts serve as the “face of the city.” Each district has a distinct identity that reflects its role within the city context and establishes a defined sense of place through the creation of an amenity-rich, transit-accessible, mixed-use environments where people can live, work, shop, dine, and have many of their daily needs met within a comfortable and convenient walk or bike ride from their residence, transit stop, or parked vehicle.

Downtown District
1 The historic center of Ontario, the Downtown District, is envisioned as the placed-based, people-focused, commercial, and cultural "heart" of the City and features several designated historic districts and landmark. Downtown will support a variety of businesses, housing opportunities for residents with a variety of income levels, creative spaces, entertainment options, and institutional and civic uses, while preserving its historic character, buildings, neighborhoods, and places. Complementing the wide mix of uses are designs, layouts and public spaces that give residents, visitors, and businesses a strong sense of connection and creates a place where people want to spend time.

Airport / Metro Entertainment District
2 The Airport / Metro Entertainment District is envisioned as a largescale regional entertainment hub, leveraging attractions, such as the Toyota Arena and Ontario Mills, supported by a variety of retail and dining options integrated alongside high-intensity office and residential development. This area will evolve into a walkable urban center through the addition of mixed use infill development, a pedestrian-oriented road and trail network, key public realm improvements, and multiple transit options.

Guasti District/Multimodal District
3 The historic Guasti (winery) Village sets the theme and backdrop to the Guasti/Multimodal District. The district is envisioned to preserve and enhance the historic buildings as the focal point of a vibrant mixed use area that leverages its proximity to the Ontario International Airport, Ontario Convention Center, and the potential future development of a multimodal transit center. The district will include intensive office, commercial, and lodging uses along the I-10 corridor, and appropriately scaled residential, office, commercial, and lodging near the Guasti Village historic core. The multimodal mixed use area within the Guasti/Multimodal District is intended to leverage proximity to the future multimodal transportation center and link the Convention Center, Guasti compound, and airport through strong physical and visual design.

Policy Plan Amendments, Public Review Draft, March 2026 22 1770
City of Ontario Policy Plan
Community Design Element
DRAFT
CD-02 Place Type Categories
Place Types
South Euclid District
4 Lying at the southwest corner of the City, the South Euclid District is envisioned to develop as a vertically- and horizontally- mixed use area to serve the populations of newly developing Ontario Ranch and adjoining communities. The district will include a range of housing types integrated within and alongside retail, commercial, and office uses, as well as public spaces and trails that connect the “Great Grand Park” to Euclid Avenue. The area is intended to be highly walkable with pedestrian-oriented site design and road network and amenitized transit stops that leverage the Bus Rapid Transit (BRT) investments.

South Employment District
5 The South Employment District is envisioned to foster employee-intensive office, entertainment facilities, live/work, and supporting retail uses in a campus environment designed to leverage proximity to the “Great Park” and maintain compatibility with surrounding residential areas. Outside of the Chino Airport safety zone, higher density stand-alone and mixed use residential neighborhoods are intended to orient toward the “Great Park” and incorporate transition areas from the surrounding business park uses.

Sports Empire District
5 The Sports Empire district is envisioned as a vibrant, year-round regional destination where local residents and visitors come together around sports, recreation, and entertainment within a walkable, mixed-use environment. Anchored by ONT Field and professional baseball, the district integrates entertainment, hospitality, retail, and housing with open space and recreational assets to form a lively, walkable entertainment district. The district is integrated and highly connected to the surrounding residential communities, supporting daily activity, neighborhood vitality, and seamless connections to sports facilities, community amenities, and everyday destinations.

Together, these elements create a cohesive district that thrives during major events while remaining an inviting place for the Ontario community to live, gather, recreate, and enjoy throughout the year.

Corridors – Corridors are important components of the vehicular circulation system, moving traffic through the city and connecting to the greater region. While this remains an important role of the city's corridors, they are envisioned as vibrant and sustainable places, with a mix of uses, a variety of transportation options, and comfortable pedestrian and bicycle access to surrounding neighborhoods.

Policy Plan Amendments, Public Review Draft, March 2026 23 1771
City of Ontario Policy Plan
Community Design Element
DRAFT
CD-02 Place Type Categories
Place Types
East Holt Boulevard Corridor
6 Holt Boulevard is an important east-west corridor connecting Ontario to the greater region, with improved connectivity options through the addition of BRT service. This corridor is envisioned to gradually build out over time through infill development that ultimately yields vibrant neighborhood-serving commercial areas, a variety of housing options, and employment opportunities that are clustered around BRT stops that can be easily accessed by pedestrians and bicyclists. 7 Inland Empire Boulevard Corridor
The Inland Empire Boulevard Corridor connects Vineyard Avenue and the Convention Center directly to the heart of the Airport / Metro Entertainment District and future BRT. Near- to mid-term improvements include the addition of significant rows of large street trees to provide shade, spatial definition, and a better pedestrian environment; the addition of new bicycle facilities, infill buildings oriented to the street, and reorientation of existing building entrances toward the street where possible. Over the longer term, this corridor has the potential to become a westward extension of the Airport / Metro Entertainment District environment.

Neighborhood Centers – Neighborhood Centers serve as local gathering places, allow for convenient access to amenities, and help to establish identity for the surrounding neighborhoods. They typically consist of locally serving commercial uses and/or other community-serving uses, and intended to be accessible by foot, bike, transit, or car for those visiting the site or residing in the surrounding area. This place type is generally applied to the area within a short walk of a single or cluster of mixed use parcels along a larger street and/or around an intersection. Neighborhood Centers can be found throughout the existing city fabric (infill) and in areas planned for future growth and development (south of Riverside Drive).

Neighborhood Center - Infill
8 Neighborhood Centers located in areas where the commercial and residential parcels were largely developed in an incremental manner prior to 2020, are north of Riverside Drive, and are categorized as “infill” centers. These centers will range in size, complexity, and relationship to the surrounding streets and neighborhoods. Some are very small centers that may only include a horizontal mix of uses fronting onto a wide sidewalk while others may involve a vertically (a-e) integrated mix of higher density residential and nonresidential uses oriented around a public plaza or other form of open space. All of these centers are envisioned to incorporate site design that prioritizes safe, and attractive, and well-shaded pedestrian access onsite, Policy Plan Amendments, Public Review Draft, March 2026 24 1772
City of Ontario Policy Plan
Community Design Element
DRAFT
CD-02 Place Type Categories
Place Types
from the public rights-of-way, and from the adjacent neighborhoods.

Neighborhood Center – South of Riverside Drive
8 Neighborhood Centers identified south of Riverside Drive are generally underutilized or vacant as of 2022. These Neighborhood Centers are envisioned to bring new vitality and involve some level of master planning, with the roadway, pathways, open spaces, public realm designs, and site designs coordinated prior to the development of all of the parcels. These centers will range in size, complexity, and relationship to the surrounding streets and neighborhoods.

Some of these centers will involve a small node of mixed use development that is connected to the “Great Grand Park” or Sports Empire DistrictPark while others will involve larger clusters of mixed- use areas that serve as a focus point for the surrounding residential neighborhoods. The largest of these centers are intended to serve not only as a local focal point but also as a major citywide landmark that also connects directly to the “Great Grand Park” and Ontario Sports Em- (f-lk) pire. All but the smallest of these centers are envisioned to consist of some amount of vertically integrated and higher intensity residential, office, and retail buildings oriented toward the “Great Grand Park” and Ontario Sports Empire, large public plazas, and/or large trail systems.

All of these centers are envisioned to incorporate site design that prioritizes safe, attractive opportunities for residential, and wellshaded pedestrian access onsite, from the public rights-of-way, and from the adjacent neighborhoods. Parking areas are to be located next to and behind buildings to provide a variety of frontages along streets.

Policy Plan Amendments, Public Review Draft, March 2026 25 1773
City of Ontario Policy Plan
Community Design Element
DRAFT
CD-03 Downtown District Place Type
CD-03 Downtown District Place Type

1. Downtown District
VISION As the historic center of Ontario, the Downtown District, is envisioned as the placeConceptual reconfiguration of Euclid Ave based, people-focused, commercial, and cultural "heart" of the City and features (within existing curb-to-curb dimension) several designated historic districts and landmarks. Downtown will support a va- adding a Class IV bikeway, parking lane riety of businesses, housing opportunities for residents with a variety of income planters, and “off-peak” parking along the levels, creative spaces, entertainment options, and institutional and civic uses median to maintain three travel lanes dur- while preserving its historic character, buildings, neighborhoods, and places. ing peak traffic volume times. Complementing the wide mix of uses are designs, layouts and public spaces that give residents, visitors, and businesses a strong sense of connection and creates a place where people want to spend time.

LAND USE
Low Density 2.1 to 5.0 dwelling units per acre Single-family detached residences. Low-Medium Density

5.1 to11.0 dwelling units per acre
Single/multi-family attached and detached residences, including small lot subdivisions, townhouses, and courtyard homes.

Medium Density

11.1 to 25.0 dwelling units per acre
Single/multi-family attached and detached residences including townhouses, courtyard homes, stacked flats, and small lot single-family subdivisions.

High Density 25.1 to 45.0 dwelling units per acre Multi-family dwellings including stacked flats and mid-rise and high-rise residential complexes. Mixed Use -Downtown

25.0 to 75.0 dwelling units per acre 2.0 FAR for retail and office uses Envisioned as an intensive vertical and horizontal mixture of retail, office, and residential uses in a pedestrian friendly atmosphere. The historic character is enhanced. The most intensive uses are envisioned along Euclid and Holt Avenues.

Neighborhood Commercial 0.40 FAR Local serving retail, personal service, office, and dining uses, typically located within a predominantly residential neighborhood. Office Commercial 0.75 FAR An intense mixture of professional office, supported by regional serving retail, service, tourist-serving, entertainment, dining, and supporting service uses that capitalize on strategic locations in Ontario. This designation also allows for professional offices such as financial, legal, insurance, medical, and other similar uses in a neighborhood setting and/or as adaptive reuse.

Industrial 0.55 FAR
Variety of light industrial uses, including warehousing / distribution, assembly, light manufacturing, research and development, storage, repair facilities, and supporting retail and professional office uses. This designation also accommodates activities that could potentially generate impacts, such as noise, dust, and other nuisances.

Open Space -Recreation Not applicable
Open space that includes utility easements, and drainage channels. We desire to realize multiple uses from these open spaces, such as trails, greenways, joint-use recreational amenities, landscaped parkways/medians, parking lots, and nurseries.

Public Facility Not applicable Public facilities including civic centers, governmental institutions, police and fire sta- tions, transportation facilities, museums, and public libraries. Public School Not applicable Public schools (K-12) and universities.

Land Use Designation Residential Density & Non-Residential In- tensity Intention Policy Plan Amendments, Public Review Draft, March 2026 26 1774
City of Ontario Policy Plan
DRAFT Community Design Element
CD-03 Downtown District Place TypeDOWNTOWN DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity
Downtown Ontario is the historic economic, cultural, and civic hub of Ontario, organized by a simple, walkable network of treelined streets, laid out as a new “Model Colony” in the 1880s. The District’s history, historic buildings, and distinct urban form define downtown’s unique identity. These aspects should be preserved, celebrated, and enhanced to reinforce the area’s existing identity.

Comfortable, Safe, Human
Scale Public Realm
The Downtown’s public realm is a traditional network of streets and public open spaces that are lined with a rich variety of buildings built since the 1880s. Downtown’s streets, parks, and plazas should be enhanced as “outdoor rooms of community,” providing an attractive, comfortable, safe, and lively environment within which to walk, explore, shop, dine, meet friends and neighbors, and participate in community events. Each new public and private improvement in this area should reinforce a “pedestrians first” atmosphere.

Complete and Connected
Network
Downtown Ontario’s robust grid pattern network connects the retail core seamlessly to surrounding neighborhoods, Holt Boulevard, and the Ontario Amtrak station. The layout of street system provides each person with a wide range of choices including travel route and travel mode for each trip. Downtown’s simple, open network of pedestrian-friendly streets and blocks - with perimeters typically less than 1,600 feet – is the ideal public realm framework for any urban, mixed use, or transit-oriented area, the existing block structure should be maintained and completed.

Context Aware and Appropriate
Building Design
Within the Euclid Avenue retail core, buildings from various time periods comfortably mix with newer buildings, unified by a number of important shared characteristics including, 1) tall, clear glass ground floor shopfronts, 2) welcoming entries along the sidewalk that reflect original 25-foot wide lots, 3) upper floor windows that relate to ground floor articulation consistent with a historic main street pattern. Future infill development and renovations should respect and reflect established facade patterns to preserve Downtown’s historic character. The architecture of new buildings should reflect the time in which they are built, while harmonizing with the scale, rhythm, and character of their historic predecessors.

Active Frontages
Within the retail core, the large clear glass shopfronts built right up to the sidewalk “blur the line” between the outdoor public realm and the indoor private businesses, prominently displaying wares and activities to passerby and in many cases allowing those activities – dining in particular – to spill out onto the sidewalks and into plazas and parks. On side streets as one moves toward surrounding neighborhoods, ground floor offices and residences require some degree of privacy from passersby, buildings are set back from the sidewalk, reducing visibility into the residence or office, while offering views outward to the street and other public spaces, improving public safety and pedestrian comfort.

Managed Infrastructure
Successful downtowns require active and coordinated management of parking, public realm maintenance, special events, business recruitment, and on-going promotional activities to remain competitive with other downtown areas, lifestyle shopping centers, and “experience retail” destinations. Downtown Ontario and other regional downtowns must compete for customers, visitors, tenants, and events with successful, managed districts, so active, coordinated, management of the Downtown District is necessary to compete.

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City of Ontario Policy Plan
Community Design Element
DRAFT
CD-04 Airport Metro / Entertainment District Place Type CD-04 Airport Metro / Entertainment District Place Type

2. Airport Metro / Entertainment District
VISION
3 The Airport / Metro Entertainment District is envisioned as a large-scale regional entertainment hub, leveraging attractions, such as the Toyota Arena and Ontario Conceptual illustration showing mixed Mills, supported by a variety of retail and dining options integrated alongside use infill development, streetscaping, and high-intensity office and residential development. This area will evolve into a public realm improvements on Concourse walkable urban center through the addition of mixed use infill development, a Steet, near the Toyota Arena. pedestrian-oriented road and trail network, key public realm improvements, and multiple transit options.

LAND USE
Medium Density

11.1 to 25.0 dwelling units per acre
Single/multi-family attached and detached residences including townhouses, courtyard homes, stacked flats, and small lot single-family subdivisions.

High Density 25.1 to 45.0 dwelling units per acre Multi-family dwellings including stacked flats and mid-rise and high-rise residential complexes. Mixed Use -Ontario Center

20.0 to 125.0 dwelling units per acre 2.0 FAR for office uses 1.0 FAR for retail uses This area is one of the most intensive developments in Ontario and is characterized by lowrise (3-5 stories) and mid-rise (5-10 stories), mixed use buildings, iconic architecture, and regionally significant uses, such as the City owned arena and other cultural and entertainment uses. This area accommodates a vertical and horizontal mixture of entertainment, retail, office, and residential uses in an active, pedestrian oriented atmosphere. In this area, the Haven Corridor is envisioned as an elegant, landscaped boulevard lined multi-story office uses near the I-10 and mixed and residential uses closer to the City's northern boundary along 4th Street. There is an approved Specific Plan on this site that may require amendment to align with TOP.

Mixed Use -Ontario Mills

25.0 to 85.0 dwelling units per acre 1.5 FAR for office uses 1.0 FAR for retail uses This area will continue to be our regional retail center. We envision intensification of the area to include additional retail and entertainment, office, and multi-family (3-5 story) residential uses. New development is envisioned to occur along the interior loop road and the perimeter of the area. There is an approved Specific Plan on this site that may require amendment to align with TOP.

Office Commercial 0.75 FAR
An intense mixture of professional office, supported by regional serving retail, service, tourist-serving, entertainment, dining, and supporting service uses that capitalize on strategic locations in Ontario. This designation also allows for professional offices such as financial, legal, insurance, medical, and other similar uses in a neighborhood setting and/or as adaptive reuse.

Land Use Designation Residential Density & Non-Residential In- tensity Intention Policy Plan Amendments, Public Review Draft, March 2026 28 1776
City of Ontario Policy Plan
DRAFT Community Design Element
CD-04 Airport Metro / Entertainment District Place TypeAIRPORT METRO / ENTERTAINMENT DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity
The Airport Metro/ Entertainment District is envisioned as a major urban hub with a significant concentration of jobs, retail, entertainment, and housing, organized around a pedestrian-oriented street pattern that provides a uniquely urban experience and a rich public realm.

Comfortable, Safe, Human
Scale Public Realm
A walkable, urban-scale public realm that includes the street network and a series of connected public spaces is envisioned to create comfortable, human-scale, pedestrian-oriented public spaces. To achieve this, as new infill development occurs, surface parking lots should be reorganized into smaller blocks by introducing new public and private streets that extend through parking areas to establish a walkable network. New streets should include generous sidewalks, large shade trees, and new buildings should be sited and designed to form a strong “streetwall” of urban buildings that define the public spaces.

Complete and Connected Network
The existing street network should be reorganized by adding additional local roads (public and private) that incorporate linkages through existing parking lots to create a walkable block pattern with high-quality pedestrian, bicycle, and transit facilities. In addition to adding more local streets, modifications to existing streets, such as new bicycle facilities, new curbside parking, new bus stops, and new shade trees should be considered to ensure multimodal connectivity, and create walkable, enjoyable urban spaces. The District’s multimodal network of streets, trails, and transit options should link to nearby destinations, including the Ontario International Airport (ONT), Downtown and Guasti/Multimodal Districts, the multimodal transit center, and nearby Metrolink stations.

Context Aware and Appropriate
Building Design
Just as existing major streets can be updated to radically improve walkability and urban character, many existing buildings can be updated to provide better streetfacing frontages. New infill development, on the other hand, should be sited and designed to front sidewalk and other public spaces to establish “outdoor rooms” where people want to spend time. The scale of buildings in this District is envisioned to range from 2 and 3 stories up to 10. Taller buildings should be sited and designed to shape the adjacent public spaces, and providing views of the San Bernardino Mountains and surrounding city from the windows, balconies and roof terraces.

Active Frontages
Commercial frontages in this District should be characterized by tall, clear glass ground floors filled with restaurants and bars, nightclubs and music venues, retail shops, restaurants, and offices. Many of the District’s streets – as well as other open spaces such as plazas, squares, courtyards, balconies, and roof terraces – will be activated by outdoor dining and other interior uses that spill into the street, creating a lively street life and blurring the line between outdoor and indoor uses. Residential and office uses should overlook the public realm from upper floors, and on some local streets ground floor.

Managed Infrastructure
Active and coordinated management of the public realm will be critical to the success of the Entertainment District as it becomes an increasingly vibrant, active, and intense urban environment. Shared parking, should be prioritized to efficiently utilize parking throughout the day, limit the amount of land needed to accommodate parking, encourage people to park once and walk to a variety of destinations within the District, and promote transit ridership. In addition to shared infrastructure, shared maintenance and management of public open spaces throughout the District would ensure a cohesive, efficient, and coordinated series of public spaces.

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City of Ontario Policy PlanCommunity Design Element
DRAFT
CD-05 Guasti/Multimodal District Place Type
CD-05 Guasti/Multimodal District Place Type

3. Guasti/Multimodal District
VISION
The historic Guasti (winery) Village sets the theme and backdrop for the Guasti/Multimodal District. The district is envisioned to preserve and enhance the historic buildings as the focal point of a vibrant mixed use area that leverages its proximity to the Ontario International Airport, Ontario Guasti Village will be the heart of a Convention Center, and the potential future development of a multimodal transit center. The dis- unique retail/entertainment district and trict will include intense office, commercial, and lodging uses along the I-10 corridor, and —ap- destination that is unlike any-thing else in propriately-scaled residential, office, commercial, and lodging near the Guasti Village historic dis- the city or broader region. trict core. The multimodal mixed use area within the Guasti/Multimodal District is intended to leverage proximity to the future multimodal transportation center and link the Convention Center, Guasti compound, and airport through strong physical and visual design.

LAND USE
Land Use Designation Residential Density & Non-Residential In- tensity Intention Mixed Use -Guasti

25.0 to 65.0 dwelling units per acre 1.0 FAR for office and retail uses This site includes the Guasti Winery, which is on the National Register of Historic Places. This area is envisioned as a mixture of high-quality office, lodging, retail and residential uses that incorporate the Guasti Winery. More intensive office and commercial uses are envisioned along I-10 while office, commercial, and lodging uses are envisioned in and around the historic structures; the southern portion of the area is being considered as potential site for the multimodal transit center. There is an approved Specific Plan on this site that may require amendment to align with TOP.

Mixed Use -Multimodal

20.0 to 80.0 dwelling units per acre 1.0 FAR for office and retail uses The Multimodal Mixed Use Area is under consideration for our future multimodal transit station that links rail, regional, local, and Airport transit. Intensive office, retail, and residential uses are envisioned to be integrated with the transit station, which is expected to be within the area or in close proximity. The transit center is envisioned as an iconic, convenient, and intuitively designed multimodal transportation center that serves the City of Ontario and the region at-large.

Open Space -Non-Rec Not applicable
Open space that includes utility easements, and drainage channels. We desire to realize multiple uses from these open spaces, such as trails, greenways, joint-use recreational amenities, landscaped parkways/medians, parking lots, and nurseries.

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City of Ontario Policy Plan
DRAFT Community Design Element
CD-05 Guasti/Multimodal District Place TypeGUASTI DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity Comfortable, Safe, Human Complete and Connected Context Aware and Appropriate Active Frontages Managed Infrastructure Scale Public Realm Network Building Design
The remaining historic buildings, To reduce the land area devoted structures, landscape, and spatial relationships that represent the viticulture company town of Guasti Village establish a clear and unique identity that will be preserved and celebrated as the area evolves into a unique urban hub that blends modern mixed use development, hospitality, jobs, housing, and transit access with the historic agrarian scale, character, and landscapes of the original Guasti (winery) Village.

A new network of comfortable, human-scale, pedestrian-oriented public spaces that preserve and enhance the historic site is envisioned within this District. To achieve this, a new network of pedestrian-oriented, shaded, treelined streets, and other public open spaces should be established. The design of the overall District should celebrate and connect the historic site to other points of interest such as the Ontario Convention Center, Ontario International Airport (ONT), and a planned multimodal transit center. Existing heritage trees should be utilized to offer shade, define the boundaries of public spaces, and provide wind-protection.

A walkable block structure, similar in scale to the Downtown District, is envisioned to create connections between the Ontario International Airport (ONT), the Ontario Convention Center, the Guasti site, higher intensity uses along the I-10 corridor, and the District’s multimodal transit options including BRT service, Ontario Airport Loop, and creation of the city’s multimodal transit center. The street pattern should be augmented by a network of public spaces that blend the District’s historical roots with more urban forms of land use. Within this walkable block structure, some variation may occur. For example, some blocks may be dedicated entirely to surface or structured parking to accommodate the needs of regional-serving retail uses and businesses.

This District is located between the I-10 freeway, and ONT airport, with limited transitions between this area and other uses. As a result, context aware design should focus on providing appropriate transitions between the historic site within the District, the more intense uses along the I-10 corridor, and the hospitality uses near the Ontario Convention Center. Buildings of all scales should be sited and designed to spatially define the network of local streets and open spaces.

The array of uses envisioned for this District requires a flexible palette of frontage activation strategies.

Streetscapes and open spaces adjacent to office and employment uses should be activated by large main entries, lobbies, bike parking areas and employee break rooms and yards. Retail, restaurant, and entertainment uses should incorporate large windows that encourages uses to spill out into the street. Hotels or other hospitality uses should face the public realm with lobbies and restaurants, and housing should serve to activate some of the smaller streets, green spaces, and paseos by orienting lobbies, community rooms, terraces, courtyards, and balconies towards public spaces in a way that provides residents with both privacy and views of the streets and other public open spaces. to parking cars to the practical minimum, it will be important that good transit service is provided to the District by the several lines currently in the planning stages, and that shared parking facilities are provided and actively managed. Coordinated maintenance and management of public and common area landscaping and lighting within cohesive areas of the District should also be required.

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City of Ontario Policy Plan
Community Design Element
DRAFT
CD-06 South Euclid District Place Type
CD-06 South Euclid District Place Type

4. South Euclid District
VISION
Lying at the southwest corner of the city, the South Euclid District is envisioned to develop as a vertically- and horizontally mixed use area to serve the populations of newly A new mixed use and lifestyle center developing Ontario Ranch and adjoining communities. The district will include a range within the South Euclid District would creof housing types integrated within and alongside retail, commercial, and office uses, as ate a destination and amenity for neighwell as public spaces and trails that connect the "Great Grand Park" to Euclid Avenue. borhoods in south Ontario - as well as The area is intended to be highly walkable with pedestrian-oriented site design and surrounding neighborhoods in Chino, Eastvale, and beyond. road network and amenitized transit stops that leverage the Bus Rapid Transit (BRT) investments.

LAND USE
SCE Easement
Land Use Designation
Medium Density 20.1 to 25.0 dwelling units per acre1 Single/multi-family attached and detached residences including townhouses, court- yard homes, stacked flats, and small lot single-family subdivisions.

Mixed Use -Great Grand Park

14.01 to 65.0 dwelling units per
acre 1.5 FAR for office uses 1.0 FAR for retail uses Subject to Specific Plan1 The Great Grand Park Mixed Use Areas are envisioned as the southwestern activity centers for citizens of Ontario. These areas accommodate a vertical and horizontal mixture of commercial, office, entertainment, and residential uses all connecting to the Great Grand Park with a pedestrian oriented atmosphere. It is envisioned that the major roads through these Mixed Use areas are couplets, which are a series of one-way streets that disperse traffic and allow reduced street widths, maximize the sense of community, and emphasize pedestrian accessibility. These Mixed Use areas are envisioned as low-rise (3-5 stories) with some mid-rise (5-10 stories) near the intersection of Euclid and Edison/Ontario Ranch Road.

Residential Density &
Non-Residential Intensity
Intention
Note:

1. All medium density and mixed use parcels within the South Euclid District are within the affordable housing overlay zoning district. The overlay, 1) sets a minimum density of 20 dwelling units per acre; and 2) waives the specific plan requirement if there is no existing specific plan and the proposed project includes 20 percent of units affordable to lower incomes, consistent with Tier 1 requirements outlined in the development code; and 3) allows a maximum density of 30 dwelling units per acre in the medium density land use category if the project includes 25 percent of units affordable to lower incomes, consistent with Tier 2 requirements outlined in the development code.

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City of Ontario Policy Plan
DRAFT Community Design Element
CD-06 South Euclid District Place TypeSOUTH EUCLID DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity
The design character of the South Euclid District is envisioned to be varied, with a retail and civic core near Euclid Avenue that acts as a high-quality lifestyle center, with a highly walkable system of local roads, building and site design that enhance the pedestrian experience, and a connected network of outdoor spaces that link the larger open spaces of the “Great Grand Park” and provide access to transit stops. The District will include a variety of attached and multifamily housing types in a very walkable, sustainable, and urban neighborhood setting.

Comfortable, Safe, Human
Scale Public Realm
The public realm in the South Euclid District is envisioned as a walkable local street pattern that links a network of other public spaces, like plazas and parks, together, ultimately connecting to the “Great Grand Park.” The public realm is defined by thoughtfully designed adjacent buildings and appropriate landscaping. To achieve this, buildings should be sited to create inviting outdoor spaces, and facades should be articulated at regular intervals. Indoor uses should engage adjacent public spaces. Retail shops and restaurants should face wide, shaded sidewalks that provide opportunities for indoor uses, such as dining, to spill out into the street. Whenever possible, commercial parking should be located in shared parking lots or structures within blocks behind shops and buildings, while residential parking should be alley-loaded.

Complete and Connected
Network
The South Euclid District is envisioned to be organized around a simple connective block structure that is similar in scale to the Downtown District, with typical blocks that are approximately 1,600 feet in perimeter, a size that facilitates pedestrian activity. The street pattern should logically and conveniently link to neighborhoods within and next to the District, and the public space network within the District should establish a strong connection to the “Great Grand Park”, linking it to the District, Euclid Avenue, and transit stops along Ontario Ranch Road. Some variation in the pattern may occur. Streets may be closed to vehicular access, with buildings fronting public spaces. Alternatively, blocks may be dedicated to surface or structured parking to serve retail and business uses. Maintaining safe and convenient pedestrian access should be prioritized.

Context Aware and Appropriate
Building Design
Buildings should be designed and scaled relative to the spaces they front. In commercial areas, buildings may include vertically mixed use projects with commercial on the ground floor, and housing or offices on the upper floors, standalone multifamily housing, or stand-alone office buildings. Less intense development is envisioned to the east along the “Great Grand Park” frontage with, one- to threestory commercial, residential, and office uses that provide a strong presence and enhance the pedestrian environment. Housing should reflect the scale, massing, and character of nearby buildings, with higher density apartments near the commercial core and around transit stops, transitioning to smaller scale multifamily and attached homes near adjacent neighborhoods.

Active Frontages
Within the commercial areas, ground floor building design should incorporate tall, clear shopfronts that blur the line between outdoor and indoor environments and allow for activities like outdoor dining to occupy adjacent sidewalks or other public spaces. Residential buildings should be sited and designed to engage the street while maintaining privacy. Front doors and stoops should front the street and outdoor living spaces should overlook residential street and spaces.

Managed Infrastructure
Coordinated management of District-wide facilities and infrastructure will play an integral role in fostering a robust pedestrian atmosphere. Shared parking strategies in the commercial core should be established to encourage visitors to park once and enjoy the area on foot, fully utilize available parking at all times of day, and provide flexibility to better adapt to changes in land use as well as changing trends in how people travel. Shared maintenance should also be established to provide efficient, consistent, and sustainable maintenance and management of public spaces.

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City of Ontario Policy Plan
Community Design Element
DRAFT
CD-07 South Employment District Place Type
CD-07 South Employment District Place Type

5. South Employment District
VISION
. LAND USE
The South Employment District is envisioned to foster employee-intensive office, entertainment facilities, live/work, and supporting retail uses in a campus envi- The Great Park-inspired, campus-like setronment designed to leverage proximity to the Great Park and maintain compati- ting of the South Employment District will bility with surrounding residential areas. Outside of the Chino Airport safety zone, attract a variety of employment generathigher density stand-alone and mixed use ing uses. residential neighborhoods are intended to orient toward the Great Park and incorporate transition areas from the surrounding business park uses.

Land Use Designation Residential Density & Non-Residential In- tensity Intention Mixed Use -
Eucalyptus / Chino Airport Overlay

25.0 to 45.0 dwelling units per acre (outside of airport safety zone) 2.0 FAR for office and verticallymixed uses 0.60 FAR for business park and retail uses Subject to Specific Plan1 Envisioned to primarily accommodate employee-intensive office, entertainment facilities, live/work, and supporting retail uses in a campus environment designed to leverage proximity to the park and maintain compatibility with surrounding residential areas. Stand-alone and mixed use residential is permitted outside of the Chino Airport safety zone, primarily centered on Grove. Business park uses, such as research and development and “clean” industrial are also permitted provided they do not involve the frequent use of trucks (Class 4 or higher) as part of its primary activities.

Note:

1. All mixed use parcels within the South Employment District are within the affordable housing overlay zoning district. The overlay, 1) sets a minimum density of 20 dwelling units per acre; 2) waives the specific plan requirement if there is no existing specific plan and the proposed project includes 20 percent of units affordable to lower incomes, consistent with Tier 1 requirements outlined in the development code; and 3) allows a maximum density of 30 dwelling units per acre in the medium density land use category if the project includes 25 percent of units affordable to lower incomes, consistent with Tier 2 requirements outlined in the development code.

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City of Ontario Policy Plan
DRAFT Community Design Element
CD-07 South Employment District Place TypeSOUTH EMPLOYMENT DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity Comfortable, Safe, Human Complete and Connected Context Aware and Appropriate Active Frontages Managed Infrastructure Scale Public Realm Network Building Design
The South Employment District is envisioned as an employment hub with integrated residential uses concentrated around Grove Avenue, and supporting commercial uses, set in a campus-like environment. Proximity to the “Great Park,” higher-density housing, and transit opportunities along Ontario Ranch Road will drive the success of this District as a pedestrian-first, transitoriented campus. A roadway between the mixed use area and the southern park boundary will provide public access to the “Great Park” from within the District, and attract visitors to the area outside of office hours.

A complete network of complete streets will combine with Great Park access to form the foundation for establishing a comfortable, human-scale public realm in this District. The “Great Park” will bring broad open spaces and citywide trail connections into this area, which should connect to the new network of streets. The planned roadways in this area provide the foundation for a walkable network of streets and sidewalks, but an interconnected system of secondary local streets that link public spaces to the Great Park should be established.

The South Employment District is envisioned to be organized around a connective multimodal network in a campus-like environment. Portions of the network will provide vehicular accesses, but circulation within the District will focus on providing pedestrian and bicycle connections between residences, employment centers, the “Great Park,” and transit stops along Ontario Ranch Roadthrough a network of interconnected pedestrian malls, local streets, and other public spaces.

Buildings in this District are expected to range from 2 to 4-stories in height, with simple massing, and modern design. Uses may include office, apartments, attached residential, vertically mixed use projects, buildings that mix offices with and supporting retail and commercial uses. “Clean industrial” and business park uses like R&D and maker spaces should be clustered near Eucalyptus Avenue, and buildings should have minimal dock doors. To ensure compatibility within and adjacent to the District, housing should be located near the "Great Park.” oriented toward quieter local streets and open spaces, and screened from parking, loading areas, and noises produced by nearby uses. Commercial uses should be concentrated at strategic locations where they are convenient to workers, residents, and visitors, accessible by all travel modes, and located between major destinations and transit stops.

Buildings in this District are envisioned to have large footprints and simple massing. They should be designed to activate the public spaces by locating primary entrances, main lobbies, bike parking areas, employee lunchrooms, outdoor break areas, and other active uses along those frontages. Long walls should be articulated using appropriately placed windows, architectural details, and human-scale landscaping. Uses that benefit from limited fenestration should be located toward the rear of the building, while commercial, office, and residential uses should overlook adjacent public spaces. Service areas like, trash enclosures, loading docks, and utility service entrances should be located to the rear of the buildings, along alleys, loading areas, and parking area.

Coordinated management of facilities and infrastructure will play an integral role in maintaining a robust district where people want to spend time. Shared parking strategies should be established to encourage visitors to park once and enjoy the area on foot, fully utilize available parking at all times of day, and provide flexibility to better adapt to changes in land use as well as changing trends in how people travel. Shared maintenance should also be established to provide efficient, consistent, and sustainable maintenance and management of public spaces.

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City of Ontario Policy Plan
Community Design Element
DRAFT
CD-07 Sports Empire District Place Type
CD-07 Sports Empire District Place Type

5. Sports Empire District
VISION
The Sports Empire district is envisioned as a vibrant, year-round regional destination where local residents and visitors come together around sports, recreation, and enter- The Ontario Sports Empire will create atainment within a walkable, mixed-use environment. Anchored by ONT Field and profes- local, regional, and national destination sional baseball, the district integrates entertainment, hospitality, retail, and housing with for sports and entertainment uses. The facility distinguishes itself as the “largest open space and recreational assets to form a lively, walkable entertainment district. The multi-use sports complex west of the district is integrated and highly connected to the surrounding residential communities, sup- Rocky Mountains” capable of hosting a porting daily activity, neighborhood vitality, and seamless connections to sports facilities, wide range of recreational, tournament, community amenities, and everyday destinations. Together, these elements create a cohe- and event activities, sive district that thrives during major events while remaining an inviting place for the Ontario community to live, gather, recreate, and enjoy throughout the year. LAND USE Land Use
Designation
Residential Density &
Non-Residential
Intensity
Intention
Open Space -
Recreation Not applicable
We desire to realize multiple uses from these open spaces both public and private, such as trails, greenways, joint-use recreational amenities, landscaped parkways/ medians.

Open Space – Non-Recreation Not applicable
Open space that includes utility easements and drainage channels. We desire to realize multiple uses from these open spaces, such as trails, greenways, parking lots, and nurseries.

Hospitality 1.00 FAR Regional serving tourist-serving, retail, entertainment, and service uses that support the Ontario Sports Empire.

Mixed Use – Sports Park

25.0 to 65.0 du/ac; 1.0 FAR retail & hospitality; 1.5 FAR office Subject to PUD or Specific Plan1 The Sports Park Mixed Use Areas are envisioned as a mixed-use recreation and entertainment hub, accommodating a vertical and horizontal mixture of commercial, office, entertainment, hospitality, and residential uses all in proximity to the Sports Park. This Mixed-use area is envisioned as low-to-mid-rise (3-5 stories), a mixture of hospitality, commercial, residential, and office uses that will create identity and place along the corridor and serve the surrounding residents.

High Density 25.1 to 45.0 dwelling units per acre Multi-family dwellings, including stacked flats and mid-rise and high-rise residential complexes.

Notes: 1. Mixed-use and residential parcels South of Chino Avenue within this District are identified in the City’s Housing Element, and are included in the affordable housing overlay zoning district. These properties are exempt from the specific plan requirement if there is no existing specific plan or PUD and the project seeking exemption includes 20 percent of units affordable to lower incomes, consistent with Tier 1 requirements of the affordable housing overlay zone.

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City of Ontario Policy Plan
DRAFT Community Design Element
CD-07 Sports Empire District Place TypeSPORTS EMPRIRE DISTRICT INTENDED OUTCOMES This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity Comfortable, Safe, Human Complete and Connected Context Aware and Appropriate Active Frontages Managed Infrastructure Scale Public Realm Network Building Design
The Ontario Sports Empire District will be recognized as a distinct, sports-themed destination and community place. District design, architecture, public art, signage, and open spaces reinforce an energetic identity centered onsports, competition, recreation, and year-round activity. ONT Field serves as a focal landmark, incorporating aviation-inspired design elements that reference Ontario’s airport legacywhile remaining rooted in the district’s overall sports character. Gateways, plazas, and major pedestrian corridors create memorable arrival experiences and a cohesive sense of place that distinguishes the Sports Empire within the city.

Pedestrian corridors, plazas, parks, and open spaces are designed at a comfortable, human scale that supports daily activity, play, and large event crowds. Wide walkways, shade trees, shade structures, seating, lighting, intuitive circulation, andclear wayfinding create welcoming spaces for walking, socializing, playing, and outdoor dining. Public spaces accommodate both pre- and post-event activity and everyday community use, encouraging social interaction,safety, extended stays, and casual recreation. Housing integratedwithin the district benefits from direct access to these corridors, amenities, and open spaces, while remaining comfortably connected to higher-intensity event areas.

A coordinated network of pedestrian corridors, trails, and streets links uses within the district, including ONT Field, sports and recreational facilities, parks, housing, and visitor-serving amenities, and safe, accessible connections across major streets provides connections to future communities. Internal pathways are designed to support a park-once approach, enabling visitors to reach multiple destinations safely and comfortably without moving vehicles between venues. Wide walkways, shade, seating, intuitive circulation, and clear wayfinding create comfortable, human-scale routes that support walking, biking,play, socializing, and casual recreation. The City will also collaborate with transit providers to bring transit access to the site as the district develops.

Buildings within the Sports Empire District express a cohesive architectural character that supports entertainment, hospitality, retail, and residential activity. Landmark buildings frame plazas, parks, and corridors with engaging façades, shaded walkways, and features that reinforce the district’s identity and create memorable public spaces. Design emphasizes active, pedestrianoriented edges that connect open spaces, streets, hotels, retail, and event venues. Housing is located and designed to be compatible with nearby sports facilities by thoughtfully addressing lighting and activity impacts while maintaining visual and pedestrian links to district amenities. Success is evident in buildings and public spaces that are welcoming for daily use, accommodate visitors and community life, enhance retail vitality, and contribute to a cohesive, walkable district that functions well on both event and non-event days.

Streets, plazas, and pedestrian corridors within the Sports Empire District are enlivened by active building edges supporting entertainment, hospitality, retail, and residential uses. Ground-floor facades and frequent entrances engage sidewalks, parks, and gathering spaces, creating visual interest, shade, and comfort throughout the day and evening. Outdoor dining, seating, and amenity spaces adjacent to walkways extend activity into the public realm. Hotel lobbies, retail storefronts, and venue entrances face key pedestrian routes, reinforcing connections between uses and encouraging continuous movement. Where housing abuts public spaces, thoughtful design balances activation with privacy and comfort. Success is evident in streetscapes that feel lively, safe, and walkable on both event and non-event days, supporting seamless connections throughout the district.

Infrastructure within the Sports Empire District is planned cohesively to support a vibrant, park once walkable environment that shares resources to accommodate entertainment, hospitality, retail, and residential uses across both event and everyday conditions. Parking, utilities, stormwater systems, and service access are designed at a district scale to function efficiently during peak activity while enhancing overall connectivity, comfort, and character. Shared circulation infrastructure supports park-once goals and creates a cohesive network to navigate the site, while green infrastructure, shade elements, and landscape features are integrated throughout to improve comfort, environmental performance, and visual quality. Success is evident in infrastructure that supports seamless movement, reinforces the district’s identity, and enhances experiences for visitors and residents alike.

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City of Ontario Policy Plan
DRAFT Community Design Element
CD-08 Corridors Place Type
CD-08 Corridor Place Types

6. East Holt Boulevard Corridor
VISION Holt Boulevard is an important east-west corridor connecting Ontario to the greater region, with improved connectivity options through the addition of BRT service. This corridor is envisioned to gradually build out over time through infill Conceptual rendering showing how mixed development that ultimately yields vibrant neighborhood-serving commercial ar- use and business park infill development could create active frontages, a lively pe- eas, a variety of housing options, and employment opportunities that are clustered destrian experience, and new public around BRT stops that can be easily accessed by pedestrians and bicyclists. spaces along Holt Boulevard.

LAND USE
Land Use Designation Residential Density & Non-Residential In- tensity Intention Low Density 2.1 to 5.0 dwelling units per acre Single-family detached residences. Medium Density 11.1 to 25.0 dwelling units per acre Single/multi-family attached and detached residences including townhouses, court- yard homes, stacked flats, and small lot single-family subdivisions. Mixed Use -Downtown1

Mixed Use -Holt Blvd1

14.02 to 40.0 dwelling units per
acre 2.0 FAR for office uses 1.0 FAR for retail uses
This area is envisioned as a low-rise (3-5 stories) intensification of the Holt Corridor. The intent is to create identity and place along the Holt Corridor, connect the corridor to Downtown, and connect the Downtown to the Ontario Airport Metro Center.

Neighborhood Commercial 0.40 FAR Local serving retail, personal service, office, and dining uses, typically located within a predominantly residential neighborhood. Business Park 0.60 FAR Employee-intensive office uses including corporate offices, technology centers, research and development, “clean” industry, light manufacturing, and supporting retail within a business park setting.

Public Facility Not applicable Public facilities including civic centers, governmental institutions, police and fire sta- tions, transportation facilities, museums, and public libraries.

Notes:

1. Subject to PUD at City’s discretion. 2. Some mixed use parcels within the Holt Boulevard Corridor are within the affordable housing overlay zoning district. The overlay sets a minimum density of 20 dwelling units per acre.

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City of Ontario Policy PlanCommunity Design Element
DRAFT
CD-08 Corridors Place Type7. Inland Empire Boulevard Corridor VISION
The Inland Empire Boulevard Corridor connects Vineyard Avenue and the Convention Center directly to the heart of the Airport / Metro Entertainment District and future BRT. Near- to mid-term improvements include the addition of signifi- Aerial image of Inland Empire Boulevard cant rows of large street trees to provide shade, spatial definition, and a better pe- Corridor looking East from Vineyard Ave- destrian environment; the addition of new bicycle facilities, infill buildings ori- nue. ented to the street, and reorientation of existing building entrances toward the street where possible. Over the longer term, this corridor has the potential to become a westward extension of the Airport / Metro Entertainment District environment.

LAND USE
Mixed Use -Meredith
1425.0 to 125.0 dwelling units per acre 3.0 FAR for office and retail uses This area is envisioned as a mixture of mid-rise buildings, regional-serving retail and office centers, and stand-alone high density residential projects.

Mixed Use -Inland Empire Corridor

14.0 to 30.0 dwelling units per acre 2.0 FAR for office uses 1.0 FAR for retail uses Located along Inland Empire Boulevard, this area is primarily residential with a retail center at the corner of Inland Empire Boulevard and Archibald. Commercial uses that relate to the park are envisioned for the area West of the regional park.

Land Use Designation Residential Density & Non-Residential In- tensity Intention Policy Plan Amendments, Public Review Draft, March 2026 39 1787
City of Ontario Policy Plan
Community Design Element
DRAFT
CD-08 Corridors Place TypeCORRIDOR INTENDED OUTCOMES (ALL CORRIDORS) This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type.

Unique Identity Comfortable, Safe, Human Complete and Connected Context Aware and Appropriate Active Frontages Policy CD-3.6 Managed InfraScale Public Realm Network Building Design structure Corridors present the opportunity to transform an underutilized transportation corridor into a distinctive urban place, with infill development including new housing, transit-accessible job centers, and inviting commercial areas. Public spaces along the transportation corridors should be designed to allow for widened sidewalks, framed by street trees, and multi-story housing, offices, or mixed use buildings.

The primary street, and important cross streets within a corridor should be designed to allow for wide, walkable sidewalks that provide access to new housing, offices shops and restaurants, and create a pedestrian experience that is attractive, enjoyable, and meets the daily needs of local residents, transit riders, workers and visitors. The tree-lined corridor and landscaped cross streets should be augmented by a network of small plazas and public spaces that provide neighborhood gathering points, and ideal locations for transit stops.

Access to corridor parcels and flanking uses should be organized as regularly spaced multimodal streets, or access points. These intersections should be designed to ensure safe, comfortable, and convenient pedestrian and bicycle travel, with for low-speed vehicular access at limited intervals. Vacant, underdeveloped, and underutilized parcels should be organized into new walkable blocks that link destinations within the corridor, such as commercial areas and transit stops to adjacent neighborhoods and employment centers. Large blocks (greater than 500 feet) on corridors adjacent to residential neighborhoods or employment centers should establish mid-block pedestrian paseos to encourage people to walk and bike to destinations along the primary corridor street.

The linear nature of corridors focuses development and investments in relatively shallow infill sites, leaving little room to transition from an active mixed use environment to a quieter neighborhood. Parcels adjacent to residential uses should provide seamless transitions from more intense corridor development to less intense neighborhoods. Types of transitions will vary based on the type of adjacent uses, scale of buildings, and lot depth. Appropriate transitions may include, but are not limited to, “step down” building massing that reduces height as it approached residential neighborhoods, landscaped setbacks, scaled down development overall, and interior green or public spaces that provide a buffer between uses.

Frontages within corridors should enable and promote human activity in the public realm. Retail and restaurant frontages should have tall shopfronts that face and wide shaded sidewalks. Residential frontages should raise the ground floor units above the street to provide adequate privacy, but not so high that pedestrians must walk past a blank ground floor. All buildings should also provide “eyes on the street” from both ground floor and upper floor windows, terraces, and balconies, to improve safety for transit riders and pedestrians.

Segments of Urban Corridors with significant amounts of nonresidential use are prime candidates for shared parking districts and maintenance districts.

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City of Ontario Policy PlanCommunity Design Element
DRAFT
CD-09 Neighborhood Centers Place Type
CD-09 Neighborhood Center Place Types
8 (a-e) Neighborhood Center - Infill
VISION
Neighborhood Centers located in areas where the commercial and residential parcels were largely developed in an incremental manner prior to 2020, are north of Riverside Drive, and are categorized as “infill” centers. These centers will range in Mixed use Neighborhood Centers are insize, complexity, and relationship to the surrounding streets and neighborhoods. tended to bring many daily needs and Some are very small centers that may only community amenities within easy reach include a horizontal mix of uses front- of most residents. ing onto a wide sidewalk while others may involve a vertically integrated mix of higher density residential and nonresidential uses oriented around a public plaza or other form of open space. All of these centers are envisioned to incorporate site design that prioritizes safe, and attractive, and well-shaded pedestrian access onsite, from the public rights-of-way, and from the adjacent neighborhoods.

LAND USE
Low Density 2.1 to 5.0 dwelling units per acre Single-family detached residences. Low-Medium Density 5.1 to 11.0 dwelling units per acre Single/multi-family attached and detached residences, including small lot sub- divisions, townhouses, and courtyard homes. Medium Density 11.1 to 25.0 dwelling units per acre Single/multi-family attached and detached residences including townhouses, courtyard homes, stacked flats, and small lot single-family subdivisions. High Density 25.1 to 45.0 dwelling units per acre Multi-family dwellings including stacked flats and mid-rise and high-rise resi- dential complexes. Mixed Use -Neighborhood Activity Hubs

20.0 to 75.0 dwelling units per acre 1.0 FAR for retail and office Subject to PUD at City’s discretion Envisioned as a low-rise (3-5 stories), mixture of retail and residential uses that will create identity and place along the corridor and serve the surrounding residents. [Link to Community Design Element Urban, Mixed Use, and Transit-oriented Place Types Section, Community Design Element Exhibits CD-01, CD-02, and CD-09] Neighborhood Commercial 0.40 FAR Local serving retail, personal service, office, and dining uses, typically located within a predominantly residential neighborhood. General Commercial 0.40 FAR Local and regional serving retail, personal service, entertainment, dining, office, tourist-serving, and related commercial uses.

Business Park 0.60 FAR
Employee-intensive office uses including corporate offices, technology centers, research and development, “clean” industry, light manufacturing, and supporting retail within a business park setting.

Land Use Designation Residential Density & Non-Residential Intensity Intention Policy Plan Amendments, Public Review Draft, March 2026 41 1789
Neighborhood Centers identified south
of Riverside Drive are generally underutilized or vacant as of 2022. These Neighborhood Centers are envisioned to bring new vitality and involve some level of master planning, with the roadway, pathways, open spaces, public realm designs, and site designs coordinated prior to the development of all of the parcels. These centers will range in size, complexity, and relationship to the surrounding streets and neighborhoods. Some of these centers will involve a small node of mixed use development that is connected to the “Grandeat Park” while others will involve larger clusters of mixed use areas that serve as a focalus point for the surrounding residential neighborhoods. The largest of these centers are intended to serve not only as a local focal point but also as a major citywide landmark that also connects directly to the “Grandeat Park”. All but the smallest of these centers are envisioned to consist of some amount of vertically integrated and higher intensity residential, office, and retail buildings oriented toward the “Grandeat Park”, large public plazas, and/or large trail systems. All of these centers are envisioned to incorporate site design that prioritizes safe, attractive, and well-shaded pedestrian access onsite, from the public rights-of-way, and from the adjacent neighborhoods. Parking areas are to be located next to and behind buildings to provide a variety of frontages along streets.

Conceptual illustration showing a potential Neighborhood Center – South of Riverside Drive with wide sidewalks, buildings oriented toward the streets, and a variety of transportation options.

City of Ontario Policy PlanCommunity Design Element
DRAFT
CD-09 Neighborhood Centers Place Type8 (f-jl) Neighborhood Center – South of Riverside Drive

LAND USE
Land Use Designation
Residential Density & Intention
Non-Residential Intensity
VISION
Low Density 2.1 to 5.0 dwelling units per acre Single-family detached residences. Low-Medium Density 5.1 to 11.0 dwelling units per acre Single/multi-family attached and detached residences, including small lot subdivisions, townhouses, and courtyard homes. Medium Density 11.11 to 25.0dwelling units per acre Single/multi-family attached and detached residences including townhouses, court- yard homes, stacked flats, and small lot single-family subdivisions. High Density 25.1 to 45.0 dwelling units per acre Multi-family dwellings including stacked flats and mid-rise and high-rise residential complexes. Mixed Use - Great Grand Park

14.01 to 65.0 dwelling units per acre

1.5 FAR for office uses 1.0 FAR for retail uses Subject to Specific Plan1 TheGreat GrandPark Mixed Use Areas are envisioned asthe southwesternactivity centers for citizens of Ontario.These areas accommodate a vertical and horizontal mixture of commercial, office, entertainment, and residential uses all connecting to the Great GrandPark with a pedestrian oriented atmosphere.It isenvisionedthatthe major roads through these Mixed Use areas are couplets, which are a series of one-way streets that dispersetraffic and allow reduced street widths, maximizethe sense of community, and emphasize pedestrian accessibility. These Mixed Use areas are envisioned as low-rise (3-5 stories) with some mid-rise (5-10 stories) near the intersection of Euclid and Edison/Ontario Ranch Road.

Mixed Use - Grove

14.01 to 65.0 dwelling units per acre

1.5 FAR for office uses 1.0 FAR for retail uses Subject to Specific Plan1 Envisioned as a low-rise(3-5 stories), mixture ofretail andresidential usesthatwill create identity and place along the corridor and serve the surrounding residents.

Mixed Use - Parkside

25.0 to 45.0 dwelling units per acre

1.0 FAR for retail uses
Subject to approved Specific Plan
Envisioned as a low-rise(3-5 stories), mixture ofretail andresidential usesthatwill create identity and place and serve the surrounding residents.

Mixed Use Neighborhood Activity Hubs

20.0 to 75.0 dwelling units per acre 1.0 FAR for retail and office Subject to Specific Plan1 Envisioned as a low-rise(3-5 stories), mixture ofretail andresidential usesthatwill create identity and place along the corridor and serve the surrounding residents.

Neighborhood Commercial 0.40 FAR Local serving retail, personal service, office, and dining uses, typically located within a predominantly residential neighborhood. General Commercial 0.40 FAR Local and regional serving retail, personal service, entertainment, dining, office, tourist- serving, and related commercial uses. Open Space - Recreation Not applicable Openspace that includes utility easements,and drainage channels.We desire to realize multiple uses from these open spaces, such as trails, greenways, joint-use recreational amenities, landscaped parkways/medians, parking lots, and nurseries. Open Space - NonRec Not applicable Openspace that includes utility easements,and drainage channels.We desire to realize multiple uses from these open spaces, such as trails, greenways, joint-use recreational amenities, landscaped parkways/medians, parking lots, and nurseries. Public Facility Not applicable Public facilities including civic centers, governmentalinstitutions, police and fire stations, transportation facilities, museums, and public libraries.

Note:

1. Some medium density, high density, and mixed use parcels in the Neighborhood Centers South of Riverside Drive are within the affordable housing overlay zoning district. The overlay, 1) sets a minimum density of 20 dwelling units per acre; 2) waives the specific plan requirement if there is no existing specific plan and the proposed project includes 20 percent of units affordable to lower incomes, consistent with Tier 1 requirements outlined in the development code; and 3) allows a maximum density of 30 dwelling units per acre in the medium density land use category if the project includes 25 percent of units affordable to lower incomes, consistent with Tier 2 requirements outlined in the development code. If not covered by a specific plan, projects are still subject to a PUD at the City’s discretion.

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City of Ontario Policy Plan
Community Design Element
DRAFT
CD-09 Neighborhood Centers Place Type

NEIGHBORHOOD CENTERS INTENDED OUTCOMES (ALL CENTERS)
This section describes the intended result, or outcome, of applying Urban, Mixed Use, and Transit-oriented Place Type Policies (CD-3.1 to CD-3.6) to this Place Type Unique Identity
Neighborhood Centers are organized by a pattern of walkable blocks, tree-lined streets and varied architecture within a compact area. Each building, business, and
use contributes to the Center’s
unique character adding value to
the Center and surrounding
neighborhoods by its proximity
and accessibility to them. These
centers are connected to adjoining neighborhoods by a
network of neighborhood streets
and pedestrian connections, not
separated from them by loading
zones, trash enclosures and tall
walls. Appropriate transitions
from the busy environment of the
commercial core of the center to
the quiet neighborhood environments is achieved by gradual transitions in building scale and
level of activity.

Comfortable, Safe, Human
Scale Public Realm
The public realm of Neighborhood Centers includes streets connecting to neighborhoods, and parking lots and other publicly accessible open spaces. These interwoven open spaces meet the functional requirements for vehicular access and parking that are met in
conventional shopping centers by
large parking lots connected to
large streets with auto-only driveways, and provide a comfortable retail experience for residents and
visitors to shop, dine, and spend
time with friends and family.

Complete and Connected
Network
Centers are organized around a
network of local streets, both public and private, that form walkable blocks. Neighborhood centers should be connected to larger
cross-town streets and corridors
by local cross-streets.

To encourage walking and to provide equitable access to goods and services for residents who are unable to drive, additional paseos and other “pedestrian shortcuts”
should be provided when lots or
blocks exceed approximately 500
feet in width.

Context Aware and Appropriate
Building Design
Most Neighborhood Centers face
on crosstown avenues and Neighborhood Corridors. They should front these streets with larger
buildings and high levels of commercial activity. The height, size, and scale of buildings and levels
of activity should systematically
step downward toward adjoining
neighborhoods. Building masses
near single-family neighborhoods
should be reduced in height,
width and bulk, and activities
should transition for very busy
and active retail and restaurant
uses to quieter office and residential uses.

Active Frontages
The ground floors of buildings -
and the public spaces they front -
should be designed to balance the
needs of interior uses with the active public realm.

Retail and restaurant businesses
near the main avenue and within
the retail core of the center, should
be adjacent to wide sidewalks,
and building facades should include with tall, transparent shopfronts providing clear views of merchandise and activity within
each business.

As uses transitions from the retail
core to adjacent neighborhoods
streetscape improvements and
sidewalks should change with
landscape pallet giving way to
sidewalks behind green parkway
strips. Similarly, deeper setbacks
should mark the transition from
Center to neighborhood.

Managed Infrastructure
Coordinated management of facilities and infrastructure will play an integral role in maintaining a successful Neighborhood Center where people want to
spend time.

Shared parking strategies should
be established to encourage visitors to park once and enjoy the area on foot, fully utilize available
parking at all times of day, and
provide flexibility to better adapt
to changes in land use as well as
changing trends in how people
travel.

Shared maintenance should also
be established to provide efficient,
consistent, and sustainable
maintenance and management of
public space.

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Amendments
A Component of The Ontario Plan 2050
Public Review Draft | March 2026
Please note only sections with proposed amendments are included The current Housing Element Technical Report is available here:
https://content.ontarioca.gov/sites/default/files/2024- 12/HE%20Adopted%2020220821%20Clean_0_0.pdf
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3. ASSESSMENT OF FAIR HOUSING
2026 Sites Inventory Strategy and Relationship to Assessment of Fair Housing
The City has refined its Housing Element sites inventory to respond to updated development trends, site availability, and State housing law requirements, while maintaining the core strategy described in this chapter to affirmatively further fair housing. The revised sites inventory continues to focus on lower and very low income development potential in Ontario Ranch, a TCAC/HCD high-resource area, and along Holt Boulevard and Downtown to support place-based revitalization and address overcrowding, overpayment, and displacement risk in northwest Ontario. Figure 3-13 (2021) shows the 2022 sites inventory relative to the 2021 TCAC opportunity areas, and Figure 3-13 (2026) shows the 2026 sites inventory relative to the 2026 TCAC opportunity areas.

Although specific parcels in the sites inventory have been updated, the overall geographic distribution of capacity by income category and the associated fair housing factors remain consistent with the AFH analysis in this chapter. The updated inventory continues to:
• Reduce the concentration of lower-income households in northwest Ontario.
• Expand affordable housing opportunities in high-resource areas. • Support neighborhood reinvestment in low-resource areas without causing displacement.

The revised sites inventory advances the same fair housing strategy; thus, no amendments are required to the Assessment of Fair Housing, the identification or prioritization of contributing factors, or the associated programs. The City will continue to monitor implementation of the updated sites inventory and related programs to ensure they further the AFH goals and respond to any fair housing issues over the remainder of the planning period.

About the Assessment of Fair Housing
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

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Figure 3-13(2021) Sites Inventory and Resource Areas
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Figure 3-13(2026) 2026 Sites Inventory and Resource Areas Policy Plan Amendments, Public Review Draft, March 2026 Adopted March 2022, Revised August 2022, Revised February 2026 46 H-132
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 47 H-1
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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.

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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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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 masterAdopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 50 H-4
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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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 52 H-6
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not been included. Table 5-2, therefore, represents a conservative estimate of the planned projects.

Table 5-2 6th Cycle Development Progress
Built Built Built PermittedPermitte
d Permitted Entitled Entitled Entitled Submitted SubmittedSubmitte d 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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8 Esperanza
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
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 55 H-9
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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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Figure 5-1 Housing Opportunity Areas
Emporia II
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Strategies
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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 58 H-12
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 59 H-13
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 60 H-14
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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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footprints likely to result in slower growth in office development over the long term
• 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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• 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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Figure 5-2 Downtown Housing Opportunity Area
Emporia II
(completed 2024)
Emporia I
(completed 2020)
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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 64 H-18
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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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 66 H-20
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 67 H-21
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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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Opportunity Area: Downtown
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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 70 H-24
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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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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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- 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.

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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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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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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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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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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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-1-AH or 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 and 25-75 dwelling units per acre for MU-1-AH projects. As such, they are and is suitable to support lower- and moderate-income housing. - In addition, the City identified 9 properties during the 6th cycle, totaling approximately 9.5 acres, that were rezoned to MU-1 with the Affordable Housing Overlay Zone during the 6th Cycle. In addition, the City identified 3 properties, totaling approximately 9.7 acres, that were rezoned to MU-6-AH
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during the 6th Cycle. All rezoning was processed either before or concurrent with the adoption of the revised Housing
Element (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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 79 H-33
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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.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 80 H-34
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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 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.

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• Feasibility of Development
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.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 82 H-36
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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.

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 53.3% 285 422
MU-8CAHMU-2-AH
2 1.46

1.5 40 58 58 56.3% 33 32
Opportunity Area: East Holt
MU-1MU-2 7 16 7.3

16.3 4075 548650 56.328.0% 163 366
MU-1-
AHMU-2-AH
9 4 9.5

5.9 4075 714 237 56.328.0% 214 134
MU-6 6 6.0 40 240 56.3% 135
MU-6-AH 6 13.6 40 5442 56.3% 305
PUD 5 5.5 40 220 65.5% 144
TOTAL 60 54 54.80

40.5 1,004 1,705 584 954
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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 83 H-37
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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. 53.3 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-2 and MU-2-AH, MU-6, MU-6-AH, and MU-8C-AH
Description:
- Number and size of sites: 20Across West Holt and East Holt, there are 14 parcels, 8 of which are in the Affordable Housing Overlay (15.1 acres), and 6 are not in the overlay (6.0 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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- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent), with the exception of site 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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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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 86 H-40
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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 • MU-1 and MU-1-AH
Description:
- Size of site: 16 parcels (consolidated), 16.8 acres
- Allowable density: 25–75 dwelling units per acre
- RHNA affordability: Lower-income (50 percent),
Moderate-income (50 percent)
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- Existing Use: (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 include 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, completed in 2024, are also examples of 100 percent residential projects in this district and illustrate 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 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, Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 88 H-42
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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 • 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.

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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 89 H-43
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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 1.46

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 6 6.02 68 67 - 135
MU-6-AH 6 13.5 70 235 - 305
PUD 5 5.5 144 - - 144
TOTAL 60 54 50

40.5 495 477 660 477 - 584954
Source: City of Ontario, 20222026.
*Acres and units have been rounded.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 90 H-44
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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.
• 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.

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.

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• 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+ 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 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.

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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
- 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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 93 H-47
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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)
- 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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 94 H-48
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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 be created under Program 13, will allow 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 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 mixeduse 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.

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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.

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.

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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 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.

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• 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.

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.
• 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 98 H-52
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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.
- RHNA affordability: Lower-income (50 percent), Moderateincome (50 percent) - Existing Use: Vacant
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
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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.
- RHNA affordability: Lower-income (50 percent), Moderateincome (50 percent) - Existing Use: Vacant
- Infrastructure availability: Yes, no constraints
- Environmental constraints: None known
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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.

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.

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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 Number of Acres* Units by RHNA Income Category Final Realistic Capacity (units*) (after
rezoning) Parcels (Net) Lower
(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 16.51

2.9 15196 12697 - 303193
Source: City of Ontario, 2022.
*Acres and units have been rounded.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 102 H-56
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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.

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.

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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.
• Environmental mitigation. As noted under Environmental Constraints, there are no known natural or man-made
environmental development concerns that would require
mitigation.

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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 current market trends in Malls, retail uses, and movie theaters, as discussed under Citywide Market Trends and Market Trends Specific to Strategy 5.

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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
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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 106 H-60
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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 to expand, recent examples from other states are relevant. In 2020, Loudon County, VA board of supervisors approved the
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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) - Existing Use: Ontario Mills Mall and Parking Area (see Existing Use under "Site Specific Information" above)
- Infrastructure availability: Yes, no constraints
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- 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.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 109 H-63
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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:
- 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,
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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

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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 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 112 H-66
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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 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 113 H-67
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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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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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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.

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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 117 H-71
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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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 119 H-73
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 120 H-74
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 121 H-75
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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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- 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 123 H-77
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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%
• 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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- 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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- 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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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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 128 H-82
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 129 H-83
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 130 H-84
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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
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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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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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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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• 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 135 H-89
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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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Figure 5-9 Grove Corridor Housing Opportunity Area

EDISON AVE
• 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.

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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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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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(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.

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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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 141 H-95
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 142 H-96
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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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- 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.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 144 H-98
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 145 H-99
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 146 H-100
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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 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 147 H-101
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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, Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 148 H-102
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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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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 35.8%37.7
%
1,906 5,370
Opportunity Area: Grove Corridor
SP-AG-AH / MDR 10 22 65.3
150.8
30 1,958 4,524 73.3% 1,436 3,315
SP-AG-AH/HDR 17 103.9 45 4,677 77.8% 3,638
SP-AG-AH / MU-GR 4 36.0 65 2,339 35.0% 815
Opportunity Area: Euclid Corridor
Opportunity Area: Vineyard Corridor / Armstrong Ranch Specific Plan SP-AG-AH / MDR 23 117.2 30 3,517 73.3% 2,57967
SP-AG-AH / MU-ER 1 15.0 75 1,124 35.0% 393
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 4,186 77.8% 3,256
Opportunity Area: SCE Easement Area
SP-AG-AH/MDR 12 65.9 30 1,977 73.3% 1,450
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 45 3,386 20.0% 677
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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- 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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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.

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- 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 153 H-107
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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)
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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) Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 155 H-109
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 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 156 H-110
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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)
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 157 H-111
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- 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 158 H-112
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 159 H-113
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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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 160 H-114
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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. 73.770.0 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 73.70 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 73.770.0 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 161 H-115
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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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 162 H-116
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(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)=37.735.8 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 163 H-117
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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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 164 H-118
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- 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)
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 165 H-119
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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, Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 166 H-120
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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.

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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 168 H-122
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- 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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 169 H-123
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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)
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 170 H-124
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- 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
percent), Above moderate-income (25 percent)
(25
• 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)
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 171 H-125
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- 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) Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 172 H-126
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• 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) Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 173 H-127
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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
953
2,681
477
1,344
477 1,344 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 1,590 469 1,578 3,638
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 202243 - 614573 815
Opportunity Area: Euclid Corridor
SP-AG-AH / MDR 23 117.2 767
633
- - 1,812 1,934 2,579 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 1,247
354
624 - 624 1,062 2,495 1,416
SP-AG-AH/HDR 11 93.0 1,628 814 814 3,265
Opportunity Area: SCE Easement Area
SP-AG-AH/MDR 12 65.9 725 363 363 1,450
Opportunity Area: Sports Park
SP-AG-AH/HDR 6 42.8 749 375 375 1,498
SP-AG-AH/MU-SP 9 75.2 339 169 169 677
TOTAL 118 136 810
983.9
8,697
8,798
3,290
3,234
8,156 9,553 20,143
21,586
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 174 H-128
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 175 H-129
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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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 176 H-130
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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 490250 511249 - 837499
#3 Old Cardenas Market 33 32 - 65
#4 Ontario Center Specific Plan 15196 15297 -- 303193
#5 Ontario Mills Specific Plan1 [1,564]
1 [782]1 [782]1 [3,128]1
20#
6 Great Grand Park Corridor 9536,508 4773,235 4773,337 1,90613,080 SCE Easement Area 725 363 363 1,450
Grove Corridor 2,1911,205 1475469- 3,2282,926 5,8894,131 Euclid Corridor 865731 - 2,1072,229 2,9722,960
Vineyard Corridor / Armstrong
Ranch Specific Plan
2,875354 11261,438- 1,4381,062 5,7511,416
Sports Park 1,088 544 544 2,175
#7 Accessory Dwelling Units3 069 042 4759 475120
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 177 H-131
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Total Capacity4 9,326211,11
2 4,08544,740 8,631110,34
5 22,042126,1
97 Surplus / Buffer4 4514
(5.1%)2,186
(24%)
7634
(22.9%),411
(42%)
12,0754
(142.1%)
3,857 (45%)
13,2894
(63.7%)
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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 178 H-132
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Table 5-17
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 Assistance Section 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 179 H-133
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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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 180 H-134
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Table 5-17
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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 181 H-135
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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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 182 H-136
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Housing Element Technical Report
Table 5-17
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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 183 H-137
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Housing Element Technical Report
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)
Adopted March 2022, Revised August 2022, Revised March 2026 H-138 Policy Plan Amendments, Public Review Draft, March 2026 184 1933
City of Ontario Policy Plan
Housing Element Technical Report
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)
Adopted March 2022, Revised August 2022, Revised March 2026 H-139 Policy Plan Amendments, Public Review Draft, March 2026 185 1934
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Housing Element Technical Report
Adopted March 2022, Revised August 2022, Revised March 2026 H-140 Policy Plan Amendments, Public Review Draft, March 2026 186 1935

City of Ontario Policy Plan
Housing Element Technical Report

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 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 low-income 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 187 H-372
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- 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
- 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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 188 H-373
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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 (MU-1) 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 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.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 189 H-374
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Housing Element Technical Report
Implementation
• Objectives: Implement the adopted the Downtown District Plan to facilitate new mixeduse 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.

Implementation
• 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 190 H-375
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Housing Element Technical Report
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 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 southern-most 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 191 H-376
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Housing Element Technical Report
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, high-density, 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 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
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 192 H-377
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City of Ontario Policy Plan
Housing Element Technical Report

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 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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 193 H-378
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Housing Element Technical Report
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.

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 Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 194 H-379
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Housing Element Technical Report
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.

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. 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.

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” Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 195 H-380
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additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduced-density 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 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 by-right, in accordance with Government Code Section 65583.2(c).

This by-right (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
10485760
2 104857601 10105017 6
1010543061049054
03 101055234 10105523 3
10105523
2 10105221
7 10105220 1010543011049054 10105432 1010543041049054 1010543051049054 10105521 10105430 10105431 6 06 7 02 04 6 2 3
10105431
4 101055237 10486041 4 104860415 101049116 10104910
2 10104910
3 10105020
7 Implementation
• Objectives: Comply with California Government Code Section 65583.2(c) • Responsible Agencies: Planning Department
• Funding: General Fund
Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 196 H-381
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• Timing: Continuously during the planning period.

Adopted March 2022, Revised August 2022, Revised March 2026 Policy Plan Amendments, Public Review Draft, March 2026 197 H-382
1946
RESOLUTION NO. PC26-024

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

ONTARIO, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE FILE NO. PZC25-002, A CITYWIDE ZONING MAP
AMENDMENT TO IMPLEMENT THE ONTARIO PLAN 2050 POLICY

PLAN AMENDMENT, AND MAKING FINDINGS IN SUPPORT THEREOF
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WHEREAS, the City of Ontario (hereinafter referred to as Applicant) has initiated an application for a Zoning Map Amendment, File No. PZC25-002 (hereinafter referred to as the Application or Project), to implement a citywide amendment to The Ontario Plan (TOP) 2050 Policy Plan; and
1947
Planning Commission Resolution
File No. PZC25-002
April 28, 2026

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Ontario City CouncilJune 16, 2026

Ontario City Council
June 16, 2026