Ontario City Council
July 7, 2026

BB&K 2020
AMENDMENT NO. 6 TO

THE PROFESSIONAL SERVICES AGREEMENT

BETWEEN THE CITY OF ONTARIO AND

RMA GROUP

1. Parties and Date.

This Amendment No. 6 to the Agreement (as defined herein) is made and entered as of ____________, by and between the City of Ontario (“City”) and Certerra RMA Group dba RMA Group, a Corporation (“Consultant”). City and Consultant are sometimes individually referred to as “Party” and collectively as “Parties.”

2. Recitals.

2.1 Agreement. The City and Consultant have entered into an agreement entitled “OnCall Material Testing & Geotechnical Engineering Services” dated May 2, 2023 (“Agreement”).

2.2 Amendment Purpose. The City and Consultant desire to amend the Agreement to include compaction testing, fenestration testing and special inspection for D&C23-011 Professional Baseball Stadium and increase the amount by $1,504,150 for a new not-to-exceed amount of $7,147,513. The Parties have heretofore entered into that Amendment No. 1 dated October 15,2024, Amendment No. 2 dated November 18, 2025, Amendment No. 3 dated January 20, 2026, Amendment No. 4 dated March 3, 2026, and Amendment No. 5 dated May 5, 2026.

2.3 Amendment Authority. This Amendment No. 6 is authorized pursuant to Section

3.7.14 of the Agreement.

3. Terms.

3.1 Amendment. Sections 3.1.1 and 3.2.1 of the Agreement is hereby amended in its entirety to read as follows:
“3. 1. 1 General Scope of Services. Consultant promises and agrees to furnish to the City all labor, materials, tools, equipment, services, and incidental and customary work necessary to fully and adequately supply the professional PAUL S. LEON
MAYOR
ALAN D. WAPNER

MAYOR PRO TEM
JIM W. BOWMAN

DEBRA PORADA

DAISY MACIAS

COUNCIL MEMBERS

SHEILA MAUTZ

CITY CLERK
JAMES R. MILHISER

CITY TREASURER

SCOTT OCHOA

CITY MANAGER
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46700.00100\33287662.1

BB&K 2020
material testing and geotechnical engineering services necessary for the Project (" Services"). The Services are more particularly described in Exhibit" A" attached hereto and incorporated herein by reference. All Services shall be subject to, and performed in accordance with, this Agreement, the exhibits attached hereto and incorporated herein by reference, and all applicable local, state and federal laws, rules and regulations.”
“3. 2. 1 Compensation. Consultant shall receive compensation, including authorized reimbursements, for all Services rendered under this Agreement at the rates set forth in Exhibit "C" attached hereto and incorporated herein by reference. The total compensation shall not exceed Seven Million One Hundred Forty-Seven Thousand and Five Hundred Thirteen Dollars ($7,147,513) without written approval of the City Council or City Manager, as applicable. Extra Work may be authorized, as described below, and if authorized, will be compensated at the rates and manner set forth in this Agreement.”
Exhibit “A” – Scope of Services is hereby amended to add Attachment A which is hereto and incorporated herein by reference. All other previously added or deleted scope of services are retained in their entirety.

3.2 Continuing Effect of Agreement. Except as amended by this Amendment No. 6, all other provisions of the Agreement remain in full force and effect and shall govern the actions of the parties under this Amendment No. 6. From and after the date of this Amendment No. 6, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement as amended by this Amendment No. 6.

3.3 Adequate Consideration. The Parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment No. 6.

3.4 Severability. If any portion of this Amendment No. 6 is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.

3.5 Integration. This Amendment represents the entirety of the Parties’ understanding relating to the subject of this Amendment, including written or verbal communications between the Parties, which shall have no relevance unless expressly incorporated herein. This is an integrated amendment.
[SIGNATURES ON FOLLOWING PAGE]
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46700.00100\33287662.1

BB&K 2020
SIGNATURE PAGE FOR AMENDMENT NO. 6 TO PROFESSIONAL SERVICES

AGREEMENT BETWEEN THE CITY OF ONTARIO

AND RMA GROUP
IN WITNESS WHEREOF, the Parties have entered into this Amendment No. 6 as of the day and year first above written.

CITY OF ONTARIO RMA Group
By:

Its:

Printed Name:

By:

Its:

Printed Name:
[If Corporation, TWO SIGNATURES,
President OR Vice President AND Secretary
OR Treasurer REQUIRED]
Approved By:

Scott Ochoa
City Manager
Approved as to Form:
_____________________________________
Best Best & Krieger LLP
City Attorney
Attested By:

City Clerk
347
certerra-rmagroup.com 12130 Santa Margarita Court, Rancho Cucamonga, CA 91730 T: 909.697.6679 Proposal No: 00-243036-P
June 9, 2026
City of Ontario
1425 S Bon View Ave.

Ontario, CA 91761
Attention: Daniel Beers,
Subject: Contract Amendment 4 Construction Inspection and Testing Services Ontario Sports Park
Riverside Dr and Ontario Ave
Ontario, CA
Dear Daniel Beers,
Certerra RMA Group (“RMA”) is pleased to present our proposal to provide construction inspection and testing services for the Ontario Sports Park Construction Testing and Inspection CO4 project.

Scope of Work
A detailed description of the tasks required to complete the remaining project scope of work, and an estimate of the costs associated with our work are detailed herein.

Compaction Testing of Trench Backfill and Site Improvements Our services will consist of compaction testing of the backfill of the utility trenches and subgrade and aggregate base for paved areas on site and within the surrounding public street right of way. Ongoing work includes the utility installation around the baseball/softball and soccer fields, baseball/softball and soccer field drainage and subgrade in preparation of the field turf installation, footing excavations for canopies, fencing and netting poles around the fields, pavement subgrade and base placement for asphalt, concrete and concrete paver pavements, storm drain along future Vineyard Avenue and final paving of the south side of Riverside Drive and onsite pavement areas.

A written report summarizing the results of all tests performed will be prepared upon completion of the work. The report will not contain a rendering, opinion, certificate, or warranty, of the compaction of the materials tested.

Special Inspection and Testing of Reinforced Concrete Construction Work still to be completed includes various concrete placements including curb and gutter for the parking lots and interior and exterior streets, and concrete site paving for both vehicular traffic and pedestrian traffic and sewer and storm drain manhole structures. Other sitework concrete work still ongoing includes concrete seatwalls around the baseball/softball and soccer fields, caisson foundation for the canopy, fencing and other pole footings around the baseball/softball and soccer fields along with light pole footings. Construction of these elements around the soccer fields and the baseball/softball is ongoing.

Attachment A
348
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Special Inspection and Testing of Reinforced Masonry Construction Work still to be completed includes various masonry elements around the soccer and baseball/softball fields including restroom/concession building and sitework masonry. Construction of these elements around the soccer fields and the baseball/softball is ongoing.

Special Inspection and Testing of Post Installed Anchors Continuing inspection of the installation of post installed anchor for the fields service and hospitality buildings and for various mechanical equipment anchorages and seating anchors.

Structural Steel Shop and Field Welding
Continuing inspection of the installation of structural steel and welded joints for the fields service and hospitality buildings and for various mechanical equipment anchorages and seating anchors.

Project Administration, Engineering Oversight, and Reporting This scope of work will include all administrative, project management, engineering oversight, and reporting. This may include, but is not limited to, ensuring we have all necessary documents and information needed to complete the requested work, reviewing plans and specifications, dispatching services, reviewing both lab and daily reports, distribution, and invoicing time.

Terms and Conditions
Fee Proposal
We propose to perform the previously described services on an hourly or test rate basis in accordance with the attached fee schedule and our existing agreement. Our estimates is as follows and further detailed in the attached estimate worksheets:

Construction Activity Estimated Costs
Compaction Testing of Trench Backfill and Street Improvements $586,850.00 Special Inspection and Testing of Reinforced Concrete Construction $423,400.00 Special Inspection and Testing of Reinforced Masonry Construction $131,400.00 Special Inspection and Testing of Post Installed Anchors $191,100.00 Project Administration, Engineering Oversight, and Reporting $62,000.00 Structural Steel Shop and Field Welding $109,400.00
Total $1,504,150.00
Closure
Our services will be performed in a manner consistent with the level of care and skill ordinarily exercised by members of the same profession currently providing the same or similar services under similar circumstances in the same locality and in accordance with applicable standards in effect at the time the services are performed. This warranty is in lieu of all other warranties, either expressed or implied.

By signing below, you hereby authorize RMA to proceed with services outlined in this proposal and agree that all services and anything arising out of or in any way related to this proposal will be governed by RMA’s Fee Schedule and General Conditions which are attached hereto and are incorporated herein by reference. This authorization to proceed constitutes an agreement between you and RMA and is made in consideration of the mutual promises and 349
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

covenants contained herein and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged.

Thank you for the opportunity to submit this proposal. We look forward to working with you on this project. If you have any questions regarding this proposal, please contact the undersigned.

Authorized By: Respectfully submitted,
City of Ontario Certerra RMA Group
(Signature) Ken Dowell, PG, CEG
Principal Geologist
(Title)
(Date)
350
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Compaction Testing of Trench Backfill and Street Improvements Item Quantity Unit Unit Price Total
Pick-up and Delivery of Test Specimens 80 HR $120.00 $9,600.00 Soils Engineering Technician 4,200 HR $136.50 $573,300.00 ASTM D1557 Max Density Optimum Moisture 10 EA $395.00 $3,950.00 Subtotal $586,850.00
351
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Special Inspection and Testing of Reinforced Concrete Construction Item Quantity Unit Unit Price Total
Pick-up and Delivery of Test Specimens 160 HR $120.00 $19,200.00 Special Inspector Reinforced Concrete 2,800 HR $136.50 $382,200.00 ASTM C39 Concrete Cyl Cured or Tested 400 EA $55.00 $22,000.00 Subtotal $423,400.00
352
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Special Inspection and Testing of Reinforced Masonry Construction Item Quantity Unit Unit Price Total
Special Inspector Masonry 800 HR $136.50 $109,200.00
Pick-up and Delivery of Test Specimens 80 HR $120.00 $9,600.00 ASTM C1019 Grout Prism Compression 120 EA $55.00 $6,600.00 ASTM C780 Mortar Cylinder Compression 120 EA $50.00 $6,000.00 Subtotal $131,400.00
353
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Special Inspection and Testing of Post Installed Anchors Item Quantity Unit Unit Price Total
Special Inspector Post Installed Anchors 600 HR $136.50 $81,900.00 Pull | Torque Testing Technician 800 HR $136.50 $109,200.00 Subtotal $191,100.00
354
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Project Administration, Engineering Oversight, and Reporting Item Quantity Unit Unit Price Total
Project Manager - Office 60 HR $200.00 $12,000.00
Project Geologist - Office 40 HR $200.00 $8,000.00
Administrative 300 HR $90.00 $27,000.00
Principal Engineer - Office 60 HR $250.00 $15,000.00
Subtotal $62,000.00
355
City of Ontario
Ontario Sports Park Construction Testing and Inspection Ontario, CA
Proposal No.00-243036-P
June 9, 2026

Estimate Worksheet
Structural Steel Shop and Field Welding
Item Quantity Unit Unit Price Total
AWS Certified Welding Inspector- Field 800 HR $130.00 $104,000.00 Non Destructive Testing ASNT Level II 40 HR $135.00 $5,400.00 Subtotal $109,400.00
356
certerra
-rmagroup.com 12130 Santa Margarita Court, Rancho Cucamonga, CA 91730 T:
909.697.6679357

SUBCONTRACTOR AGREEMENT CHANGE ORDER
910 North Citrus Ave
Covina, CA 91723
Tel:626-521-5827
Project Name: 9373 East Riverside Drive, Ontario
Agreement Number:

Prime Contractor: City of Ontario
Sub-Contractor: Kizh Nation Resources Management
The purpose of this Change Order is to reflect certain modifications to the Agreement for Native American Monitoring entered in between Kizh Nation Resources Management (KNRM) and the Prime Contractor identified above. KNRM and Prime Contractor agree to the following modifications:

Changes in Scope of Subcontractor Services: The following describes any changes in the scope of services to be provided by Subcontractor (additional services, reductions in scope of service or other modifications):

Changes in fees for Subcontractor Services: The following describes any changes in the number of fees payable to the Subcontractor (includes additional fees, reductions, or other modifications):
• Additional funds to cover outstanding invoices 6081 and 6178 equal to $102,112.23 • Additional funds to cover additional days for April 20, 2026-September 15, of Native American Monitoring at Rate of $105 dollars an hour equal to $182,280.00
• Additional funds to cover overtime of Native American Monitoring at Rate of $157.50 dollars an hour equal to $66,465.00 • Additional funds to cover Project Management at a rate of $145 per hour equal to $15,950.00 • Additional funds to cover Compliance Officer at a rate of $120 per hour equal to $11,760.00 • Additional funds to cover mileage at a rate of the federal standard rate equal to $7,236.95 Changes in Subcontractor Cost Reimbursement: The following describes any changes in costs reimbursable to the Subcontractor (changes in the nature or amount of reimbursable costs) N/A
Changes in Payment Terms: The following describes any changes in payment terms for fees and costs payable to subcontractor. (Indicate whether payment terms are same as original contract or whether payment terms are being modified):

Payment Terms are the same as outlined in the City of Ontario Subcontractor Agreement.

Kizh Nation Resources Management Prime Contractor: City of Ontario

Name, Title: Erin Enriquez, Billing Specialist Name, Title:

Date: 5/21/2026 Date:
358
Department: Planning
Prepared By: Robert Morales
Staff Member Presenting: Rudy Zeledon,
Executive Director Community Development
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 13
SUBJECT: AN ORDINANCE APPROVING A ZONING MAP AMENDMENT, FILE NO. PZC25-002

CITY OF ONTARIO
Agenda Report
July 7, 2026
SECTION:

CONSENT CALENDAR
RECOMMENDATION: That the City Council consider and adopt an Ordinance approving a Zoning Map Amendment, File No. PZC25-002, to implement the Policy Plan Amendment.

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Operate in a Businesslike Manner
Pursue City's Goals and Objectives by Working with Other Governmental Agencies FISCAL IMPACT: There is not a direct fiscal impact associated with this action.

BACKGROUND & ANALYSIS: On June 16, 2026 the City Council introduced and waived further reading of an Ordinance for the Zoning Map Amendment. The City initiated Zoning Map Amendment (File No. PZC25-002) to implement the citywide amendment to The Ontario Plan 2050 Policy Plan. The Zoning Map Amendment updates zoning designations to maintain consistency between the City’s zoning map and the updated land use framework approved through the Policy Plan Amendment.

The Zoning Map Amendment applies citywide, with primary changes in Ontario Ranch and targeted changes in the northern portion of the City along East Holt Boulevard and South Grove Avenue.

The Zoning Map Amendment also supports the City’s ongoing Housing Element implementation work. To accommodate the City’s 2021–2029 Regional Housing Needs Allocation, the City has previously amended Policy Plan land use designations, established the Affordable Housing Overlay, and adopted zoning changes for key housing opportunity areas. This action continues implementation by aligning zoning designations with the updated Policy Plan and the City’s housing capacity assumptions.

At the June 16, 2026 hearing, City Council directed staff to review whether a portion of the proposed rezoned areas should remain a part of the zoning changes.

Following additional review, staff recommends that City Council proceed with adoption of the Ordinance with a minor revision excluding APNs 1049-131-05 and 1049-131-06 from the proposed MU-6 (East Holt Mixed Use) zoning district and Affordable Housing Overlay zoning change.

Excluding the parcels would preserve the existing zoning for those parcels. 359

ANALYSIS
The Zoning Map Amendment is an implementing action. It aligns zoning designations with the land use designations approved through The Ontario Plan 2050 Policy Plan Amendment and ensures consistency between the General Plan and the Development Code.

The amendment also helps maintain consistency with Housing Element implementation measures by supporting adequate residential capacity, including sites identified in the Housing Element inventory and areas subject to applicable housing overlays or minimum density requirements.

ENVIRONMENTAL REVIEW
The environmental impacts of the Zoning Map Amendment were evaluated as part of the Ontario Policy Plan Amendment Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102.

The Zoning Map Amendment does not result in new or significant environmental impacts beyond those analyzed in the certified SEIR. The zoning changes implement the updated land use framework evaluated in the SEIR and do not require separate environmental analysis.

The City Council previously certified the Final SEIR and adopted the required CEQA Findings, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program.

CONCLUSION
Staff recommends that the City Council consider and adopt the Ordinance approving Zoning Map Amendment File No. PZC25-002.
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ORDINANCE NO. _________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PZC25-002, A CITYWIDE ZONING MAP AMENDMENT TO IMPLEMENT THE ONTARIO PLAN 2050 POLICY

PLAN AMENDMENT, AND MAKING FINDINGS IN SUPPORT
THEREOF.— APNS: 0110-072-25, 0110-081-06, 0110-081-07, 0113-282- 15, 0216-174-16, 0216-174-17, 0216-214-05, 0216-214-06, 0216-214-07, 0216-311-08, 0216-311-09, 0216-312-08, 0216-312-09, 0216-312-10, 0216-313-01, 0216-313-03, 0216-313-04, 0216-313-05, 0216-313-06, 0216-313-07, 0216-313-09, 0216-314-01, 0216-314-03, 0216-314-04, 0216-314-05, 0216-314-07, 0216-314-08, 0216-314-09, 0216-321-01, 0216-321-02, 0216-321-03, 0216-321-06, 0216-321-07, 0216-322-01, 0216-322-02, 0216-322-10, 0218-102-10, 0218-102-11, 0218-111-06, 0218-111-08, 0218-111-09, 0218-111-10, 0218-111-11, 0218-111-50, 0218-111-67, 0218-111-68, 0218-111-69, 0218-121-01, 0218-121-02, 0218-121-03, 0218-121-04, 0218-121-05, 0218-121-06, 0218-122-01, 0218-122-02, 0218-122-03, 0218-122-04, 0218-122-06, 0218-122-08, 0218-122-09, 0218-122-10, 0218-181-11, 0218-181-16, 1049-101-01, 1049-101-02, 1049-101-04, 1049-101-05, 1049-101-06, 1049-101-07, 1049-101-08, 1049-101-09, 1049-101-10, 1049-101-11, 1049-101-12, 1049-101-13, 1049-101-14, 1049-101-15, 1049-101-16, 1049-101-17, 1049-101-18, 1049-101-29, 1049-101-30, 1049-101-31, 1049-101-32, 1049-101-33, 1049-101-34, 1049-101-35, 1049-101-36, 1049-101-37, 1049-101-38, 1049-101-39, 1049-101-40, 1049-131-01, 1049-131-02, 1049-131-03, 1049-131-04, 1049-131-08, 1049-131-09, 1049-131-18, 1049-131-19, 1049-131-20, 1049-131-21, 1049-131-22, 1049-161-01, 1049-161-24, 1049-161-25, 1049-171-05, 1049-171-06, 1049-171-07, 1052-151-05, 1052-151-09, 1052-151-10, 1052-151-11, 1052-161-03, 1053-111-01, 1053-111-03, 1053-111-04, 1053-171-01, 1053-171-04, 1053-171-06, 1053-171-07, 1053-181-01, 1053-181-02, 1053-191-01, 1053-191-02, 1053-201-01, 1053-281-08, 1053-301-01, 1053-301-02, 1053-311-01, 1053-311-02, 1053-321-01, 1053-321-02, 1053-321-03, 1053-331-02, 1053-331-04, 1053-341-01, 1053-341-02, 1053-351-02, 1053-361-02, 1053-371-01, 1053-391-01, 1053-411-01, 1053-421-01, 1053-421-02, 1053-511-01, 1053-511-05, 1053-511-06, 1053-511-07, 1053-511-08, 1053-521-01, 1053-521-02, 1053-531-01, 1053-531-04, 1053-541-01, 1053-551-01, 1053-571-01, 1053-571-02, 1053-581-03, 1053-581-04, 1053-591-01, 1053-591-02, 1053-601-01, 1053-601-02, 1053-601-03, 1053-601-04.

WHEREAS, the City of Ontario has initiated an application for a Zoning Map Amendment, File No. PZC25-002 (Project), to implement a citywide amendment to The Ontario Plan (TOP) 2050 Policy Plan; and
361
WHEREAS, on April 28, 2026, the Planning Commission conducted a duly noticed public hearing and voted 7-0 to recommend that the City Council certify the Ontario Policy Plan Amendment Supplemental Environmental Impact Report, approve File No.

PGPA25-002, and approve File No. PZC25-002; and
WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing, certified the Ontario Policy Plan Amendment Supplemental Environmental Impact Report, adopted the required CEQA Findings, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program, and approved File No.

PGPA25-002, a General Plan Amendment to The Ontario Plan 2050 Policy Plan; and WHEREAS, on June 16, 2026, the City Council also introduced and waived further reading of an Ordinance approving File No. PZC25-002, a Zoning Map Amendment intended to implement the General Plan Amendment and maintain consistency between the City’s zoning map and the updated Policy Plan land use framework, pending further review as directed at the hearing; and
WHEREAS, following additional review, staff recommended that City Council proceed with adoption of the Ordinance with a minor revision excluding APNs 1049-131- 05 and 1049-131-06 from the proposed MU-6 (East Holt Mixed Use) zoning district and Affordable Housing Overlay zoning change. Excluding the parcels would preserve the existing zoning for those parcels; and
WHEREAS, File No. PZC25-002 is a project pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000, et seq.); and WHEREAS, the environmental impacts of File Nos. PGPA25-002 and PZC25-002 were evaluated in the Ontario Policy Plan Amendment Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102, prepared in accordance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and WHEREAS, the Zoning Map Amendment does not expand the project or result in new or more significant environmental impacts beyond those analyzed in the certified SEIR; and
WHEREAS, the Zoning Map Amendment has been reviewed for consistency with the Housing Element of The Ontario Plan 2050 and applicable State housing law, including Senate Bill 166 and Senate Bill 330; and
WHEREAS, although the affected East Holt Boulevard parcels would be removed from the Affordable Housing Overlay zoning district, the City would continue to maintain adequate residential capacity to accommodate its remaining 2021-2029 Regional Housing Needs Allocation obligations; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND RESOLVED by the City Council of the City of Ontario, as follows:
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SECTION 1. Environmental Determination and Findings. As the decision-making body for the Project the City Council has reviewed and considered the information contained in the administrative record for the Project. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the City Council, the City Council finds as follows: required for the Zoning Map Amendment and the environmental impacts of the Zoning Map Amendment were reviewed in Ontario Policy Plan Amendment Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102), certified by the Ontario City Council on June 16, 2026.
(1) The environmental impacts of the Project were analyzed in the Ontario Policy Plan Amendment SEIR (State Clearinghouse No. 2025110102), prepared in accordance with CEQA, the State CEQA Guidelines; and
(2) The Final SEIR contains complete and accurate reporting of the environmental impacts associated with the Project; and
(3) The Final SEIR was completed in compliance with CEQA, the State CEQA Guidelines, and the City of Ontario Local CEQA Guidelines; and (4) The Final SEIR reflects the independent judgment and analysis of the City of Ontario as the lead agency.
(5) The revised Zoning Map Amendment does not expand the project or result in new or more severe environmental impacts beyond those analyzed in the certified Final SEIR.

The City Council hereby adopts the Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program contained in Resolution No. 2026-055 certifying the Final SEIR, which findings are incorporated herein by reference.

SECTION 2. Zoning Map Amendment Findings. Based on the entire record before the City Council and all written and oral evidence presented, the City Council finds the Final SEIR complies with CEQA for the following reasons:
(1) The Zoning Map Amendment is consistent with The Ontario Plan 2050 Policy Plan, as amended by File No. PGPA25-002, because it retains the Industrial Park zoning district for the affected East Holt Boulevard parcels and removes those parcels from the Affordable Housing Overlay zoning district.
(2) The Zoning Map Amendment maintains consistency between the General Plan land use map, the zoning map, and the Affordable Housing Overlay. (3) The Zoning Map Amendment excludes APNs 1049-131-05 and 1049-131-06 from the final zoning map change, allowing the existing zoning for those parcels to remain in place while the remaining zoning changes continue to implement the Policy Plan Amendment.
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(4) The Zoning Map Amendment would not be detrimental to the public interest, health, safety, convenience, or general welfare because it preserves the existing Industrial Park zoning district for the affected parcels and does not approve any specific development project.
(5) The affected parcels are physically suitable for the retained Industrial Park zoning district because the zoning action preserves the existing zoning pattern and does not authorize any site specific development or construction.

Final SEIR analyzes the environmental effects of the Project and finds that, with implementation of all feasible mitigation measures, the following impacts will remain significant and unavoidable: air quality (including AQMP consistency and regional construction and operational emissions), cultural resources (historic resources), greenhouse gas emissions (consistency with applicable climate plans), noise (construction, traffic, and vibration impacts), and transportation (increase in vehicle miles traveled); and
(6) The City Council further finds that the Statement of Overriding Considerations demonstrates that the Project’s economic, social, housing, infrastructure, and planning benefits outweigh its significant and unavoidable environmental impacts.

Such benefits include:
 Maintaining compliance with State housing law and RHNA requirements  Facilitating employment-generating uses and economic development opportunities;
 Improving land use compatibility and implementation of The Ontario Plan;  Supporting efficient infrastructure planning and public service delivery;  Improving long-term jobs-housing balance through implementation of the City’s comprehensive planning framework;
 Supporting coordinated truck routing and circulation planning; and  Promoting orderly growth consistent with the City’s long-range planning objectives.
(7) The City Council hereby incorporates by reference the Findings of Fact, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations approved in connection with certification of Final SEIR (SCH No. 2025110102). The City Council finds that all feasible mitigation measures identified in the Final SEIR have been adopted and that no additional feasible mitigation measures or alternatives would substantially lessen or avoid the significant and unavoidable environmental impacts identified in the Final SEIR.
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SECTION 3. General Plan Internal Consistency. Pursuant to Government Code Section 65860, zoning ordinances are required to be consistent with the General Plan. City Council finds that File No. PZC25-002, as amended is intended to implement The Ontario Plan 2050 Policy Plan Amendment by updating zoning designations to align with the amended General Plan land use framework.

SECTION 4. Housing Element Compliance. .Pursuant to the requirements of California Government Code Chapter 3, Article 10.6, commencing with Section 65580, as the decision-making body for the Project, the City Council finds that, based upon the facts and information contained in the Application and supporting documentation, the Project maintains consistency with the Housing Element of the Policy Plan (General Plan) component of TOP 2050.

The City Council further finds that the Project includes corresponding updates to the Housing Element and land use framework to ensure continued compliance with applicable State housing law, including Government Code sections 65583, 65863, and related provisions governing maintenance of adequate sites inventory and residential development capacity.

The City Council further finds that any reduction in residential capacity associated with amendments to Exhibit LU-01 is offset through corresponding modifications to the City’s housing inventory and land use framework, resulting in no net loss of capacity necessary to accommodate the City’s RHNA allocation. The Project maintains adequate sites to accommodate the City’s remaining RHNA obligations across all income categories.

The City Council further finds that the Housing Element updates incorporated into the Project maintain consistency with the City’s obligations to affirmatively further fair housing and do not reduce the City’s ability to provide housing opportunities throughout the community.

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

SECTION 5. Airport Land Use Compatibility Plan Compliance. The California State Aeronautics Act (Public Utilities Code Section 21670, et seq.) requires that an Airport Land Use Compatibility Plan (ALUCP) be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted ALUCP. (1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decisionmaking body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2-2) and 365
Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2- 4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the City Council finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP.

The City Council further finds that no amendment approved herein authorizes development that would otherwise be prohibited by the ONT ALCUP and that future discretionary proposals within the Airport Influence Area shall remain subject to project-specific consistency review.
(2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport (CNO) Overlay Zoning District (OZD) and Reference I, Chino Airport Land Use Compatibility Plan (CNO ALUCP). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the CNO ALUCP compatibility factors, including Safety, Airspace Protection, and Overflight. As a result, the City Council finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the California Airport Land Use Planning Handbook and the Chino ALUCP. The City Council further finds that no amendment approved herein authorizes development that would otherwise be prohibited by the Chino ALUCP and that future discretionary development proposals within Airport Influence Areas shall remain subject to project-specific consistency review.

SECTION 6. Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in the Sections above, the City Council hereby concludes as follows:
(1) The proposed Zone Change is consistent with The Ontario Plan 2050 when considered as an integrated and internally consistent whole. The proposed Zone Change, as amended, is consistent with The Ontario Plan 2050 when considered as an integrated and internally consistent whole. The Project implements the updated land use designations adopted through File No. PGPA25 002; maintains compliance with State housing law; preserves adequate housing capacity; facilitates employment generating land uses; improves land use compatibility; supports infrastructure planning; and advances the City’s long term economic development objectives. (2) The proposed Zone Change would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The proposed project aligns zoning regulations with the adopted Policy Plan, supports orderly 366
development patterns, facilitates infrastructure planning, and has been analyzed in the SEIR, which identifies no new or separate environmental impacts associated with the Zone Change.
(3) The proposed Zone Change will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed Zone Change, as amended, will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed project ensures consistency between zoning and land use designations, incorporates targeted refinements to improve compatibility, and supports transitions among differing land use intensities, consistent with the overall framework of TOP 2050.
(4) The subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. The subject properties affected by the Zone Change, as amended, are physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. The areas subject to the Zone Change are physically suitable for the corresponding zoning designations, including considerations of parcel configuration, access, and availability of infrastructure, as the Zone Change implements the Policy Plan Amendment. The City Council finds that the amended zoning districts are compatible with surrounding development patterns, infrastructure availability, transportation access, and long term planning objectives identified in The Ontario Plan.

SECTION 7. City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 6, above, the CITY COUNCIL hereby APPROVES the herein described Application as detailed in "Attachment A" attached hereto and incorporated herein by this reference.

SECTION 8. Custodian of Records. The documents and materials that constitute the record of proceedings for the Project include, but are not limited to, the Draft SEIR, Final SEIR, technical appendices, staff reports, resolutions, public hearing materials, written comments, responses to comments, transcripts, exhibits, correspondence, and all other documents relied upon by the City in making its decision.

These documents are located at the City of Ontario City Hall, 303 East B Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 9: Notice of Determination. The City Council hereby directs City staff to file and post, pursuant to the CEQA Findings above, a Notice of Determination with the County Clerk and the State Clearinghouse.

SECTION 10. Effective Date. This Ordinance shall become effective thirty (30) days following adoption.

SECTION 11. Publication. The City Clerk shall either: (a) have this Ordinance published in a newspaper of general circulation within 15 days after its adoption or (b) have a summary of this Ordinance published twice in a newspaper of general circulation, within 15 days after its adoption.
367
SECTION 12. Severability. If any provision of this ordinance or its application to any person or circumstance is held to be invalid, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

SECTION 13. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least twice, in a newspaper of general circulation in the City of Ontario, California within 15 days of the adoption. The City Clerk shall post a certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

PASSED, APPROVED, AND ADOPTED this 7
th day of July 2026.
_____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
368

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. 3336 was duly introduced at a regular meeting of the City Council of the City of Ontario held June 16, 2026 and adopted at the regular meeting held July 7, 2026 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. 3336 duly passed and adopted by the Ontario City Council at their regular meeting held July 7, 2026 and that Summaries of the Ordinance were published on June 23, 2026 and July 14, 2026, in the Inland Valley Daily Bulletin newspaper.
__________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
369
ATTACHMENT A:

File No. PZC25-002
Proposed Zoning Map
East Holt Boulevard Parcels
370
3000S
3200S
3400S
3600S
3800S
4000S
4200S
4400S
4600S
2600S
2400S
4700E
5100E5500E5800E
2400S
3900E
4100E
3700E3500E
2900E
2700E
2500E
4300E
100E
900N
700N
400N
100N
400S
800S
1100S
1500N
1100N
900N
700N
400N
100N
400S
800S
1100S
1600S
1600W
1100W
3000S
3200S
3400S
3600S
3800S
4000S
4200S
4400S
4600S
5000S
4800S
1100E
1200E1400E
1500E
1700E
100E
900E
500E
700E
1900E
5200S
5400S
2100E
2300E
2500E
2700E
2900E
1600W
3100E
3300E
3500E
3700E
3900E
4100E
4300E
5800E
4700E5100E5500E
1100N 3300E
3100E
2200S
700W
2400S
2600S
1600S
400W
1100E
900E
500E
700E
1200E1400E
1900E
1700E
1500E
2300E
2100E
1100W
700W
400W

JURUPA HAVEN

AIRPORT CENTRE
(98-010-SP)

COUNTRYSIDE
(PSP04-001)

THE EXCHANGE
(PSP02-002)

MILLIKEN INDUSTRIAL
PARK (3273-SP)
GUASTI
(4413-SP)

PACIFIC GATE /

EASTGATE
(3937-SP)
PA
CIFIC
G
ATE /
EASTG
ATE
(3937-SP)

MEREDITH

INTERNATIONAL
CENTER
(2265-SP)
SUBAREA 29 (PSP03-003)

S MILLIKEN
PSP03-004
ONTARIO CENTER (2254-SP)
KAISER

PERMANENTE
(4550-SP)
PARKSIDE ( PSP03-002)
CROSSROADS (4043-SP)
BORBA

VILLAGE
(PSP03-001)
RANCON CENTER (3986-SP)
CORSAIRE (4009-SP)

MEREDITH INTERNATIONAL
CENTER (2265-SP) ONTARIO MILLS
(CALIFORNIA COMMERCE N.)
(4513-SP)

PACIFIC GATE /

EASTGATE
(3937-SP)

EDENGLEN
(PSP03-005)

ONTARIO FESTIVAL
(PSPA03-004)

ESPERANZA
(PSP05-002)

CENTERLAKE BUSINESS
PARK (2550-SP)

ACCO AIRPORT
CENTER (4351-SP)
CALIFORNIA COMMERCE CENTER (2591-SP)

MOUNTAIN VILLAGE
(5104-SP)

BRIDGESTONE /
FIRESTONE (5084-SP)
TOYOTA
(4621-SP)
G
R
O
VE A
VENUE
(4388-SP)

CALIFORNIA

COMMERCE
CENTER
(2591-SP)
CREEKSIDE (1811-SP)

ONTARIO

GATEWAY
(PSP05-005)

CALIFORNIA COMMERCE
CENTER SOUTH (3859-SP)

ENTRATTER

INDUSTRIAL
(5173-SP)

WEST HAVEN
(PSP03-006)
SHEA BUSINESS CENTER (4362-SP)
UNITED
PARCEL

SERVICE
(3742-SP)

TRANSPARK
(2271-SP)
THE AVENUE (PSP05-003)
WAGNER
(2299-SP)
HAVEN GATEWAY CENTER (4127-SP)

ARCHIBALD BUSINESS
CENTER (3933-SP)

HOFER RANCH AIRPORT
BUS. PARK (PSPA04-001)

ONTARIO
CENTER
(2254-SP)
WAGNER
(2299-SP)

ARCHIBALD
CENTER
(4296-SP)
RICH-HAVEN (PSP05-004)
GRAND PARK (PSP12-001)

WEST ONTARIO

COMMERCE
CENTER
(PSP16-002)
COLONY

COMMERCE
CENTER
WEST
(PSP15-001)
COLONY

COMMERCE
CENTER
EAST
(PSP16-003)

MERRILL COMMERCE CENTER
(PSP18-001)

ONTARIO RANCH

BUSINESS PARK
(PSP18-002)

SOUTH ONTARIO

LOGISTIC CENTER
(PSP19-001)
EUCLID

MIXED USE
(PSP22-001)
1 6
8c
3 8b
±
As Proposed July 2026
0 1 2
Miles
Proposed Zoning Map
Revisions
Case No. Ord.

No.

Date Rev.By
PZC15-003 3044 02/16/2016 CVL
PZC16-001 3050 05/17/2016 RDC
PZC16-005 3069 03/07/2017 RDC
PZC16-004 3070 03/21/2017 CVL
PSP15-001 3080 10/03/2017 CVL
PSP15-002 3084 12/05/2017 CVL
PSPA16-005 RESO
2018-
018
02/20/2018 CVL
PZC16-003 3092 03/20/2018 CVL
PZC17-001 3093 03/20/2018 CVL
PZC18-001 3100 05/01/2018 CVL
PSP16-003 3097 06/01/2018 CVL
PSP16-002 3108 07/03/2018 CVL
PZC18-002 3122 12/18/2018 CVL
PZC18-003 3138 08/20/2019 CVL
PSP18-002 RESO
2020-
160
9/15/2020 RM
PZC19-003 3169 10/27/2020 RM
PSP18-001 3178 2/2/2021 RM
PZC21-001 3203 2/1/2022 RM
PZC21-002 3204 3/15/2022 RM
PSP19-001 3206 3/15/2022 RM
PZC22-001 3245 5/2/2023 RM
PSPA22-008 RESO
2023-
037
5/16/2023 RM
PZC23-001 3250 06/6/2023 RM
PSPA21-005 RESO
2023-
156
11/21/2023 RM
PZC23-003 3263 12/5/2023 RM
PZC23-002 3268 1/16/2024 RM
PZC23-004 3281 8/6/2024 RM
PSP22-001 3283 9/3/2024 RM
Document Path: C:\Users\20172\Desktop\Zoning Map draft.mxd www.ontarioplan.org
8d
8e
LEGEND
Employment
BP, Business Park
IP, Industrial Park
IL, Light Industrial
IG, General Industrial
IH, Heavy Industrial
OS-R, Open Space-Recreation
OS-C, Open Space-Cemetery
Other
PUD, Planned Unit Development
MHP, Mobile Home Park
ONT, Ontario International Airport
CIV, Civic
UC, Utilities Corridor
RC, Rail Corridor
SP, Specific Plan
Residential
MDR-11, Low-Medium Density Residential
MDR-18, Medium Density Residential
MDR-25, Medium-High Density Residential
HDR-45, High Density Residential
RE-2, Rural Estate
RE-4, Residential Estate
LDR-5, Low Density Residential
AR-2, Residential-Agricultural
Mixed Use
Mixed Use

1. Downtown

3. Centrelake West

6. East Holt
8b. Mountain and Fourth
8c. West Holt
8d. Euclid and Francis
8e. Euclid and Walnut
CS, Corner Store
CN, Neighborhood Commercial
CC, Community Commercial
CR, Regional Commercial
CCS, Convention Center Support Commercial
OL, Low Intensity Office
OH, High Intensity Office
Retail/Service
Overlays
AG, Agricultural
EA, Euclid Avenue
MTC, Multimodal Transit Center
ICC, Interim Community Commercial
ES, Emergency Shelter
û û û û û û
û û û û û û
û û û û û û
û û û û û û
AH - Affordable Housing
CNO (Chino Airport) Overlay
371
Department: Planning
Prepared By: Luis Batres
Department:

Prepared By: Luis Batres
Staff Member Presenting: Rudy Zeledon,
Executive Director Community Development
Approved By:

Submitted To: Council/OHA
Approved: _______________________________
Continued To: ___________________________
Denied: __________________________________
Item No: 14
SUBJECT: AN ORDINANCE APPROVING THE EUCALYPTUS BUSINESS PARK SPECIFIC PLAN, FILE NO. PSP24-003

CITY OF ONTARIO
Agenda Report
July 7, 2026
SECTION:

CONSENT CALENDAR
RECOMMENDATION: That the City Council consider and adopt an Ordinance approving the Eucalyptus Business Park Specific Plan (File No. PSP24-003), appended to the attached Ordinance as "Attachment A", pursuant to the facts and reasons contained in the staff report and subject to the conditions of approval appended to the attached Ordinance as "Attachment B".

THE FOLLOWING COUNCIL GOALS ARE BEING ACHIEVED:

Invest in the Growth and Evolution of the City's Economy Operate in a Businesslike Manner
Invest in the City's Infrastructure (Water, Streets, Sewers, Parks, Storm Drains and Public Facilities)
Ensure the Development of a Well Planned, Balanced, and Self-Sustaining Community in Ontario Ranch
FISCAL IMPACT: Adoption of the Eucalyptus Business Park Specific Plan (EBPSP) will result in both short-term and long-term fiscal impacts to the City. Short-term impacts primarily involve the construction of infrastructure improvements needed to support the proposed development. The developer will be responsible for installing required improvements and/or paying the applicable Development Impact Fee (DIF) associated with these improvements at the time of development.

Long-term fiscal impacts include the ongoing provision of public services and maintenance, such as police, fire, and infrastructure maintenance, required to support the future development. Although the project will generate additional property tax revenue, the projected increase will not fully offset the cost of providing these services. To address this funding gap, future development of the Specific Plan area will require the developer(s) to form and or participate in a Community Facilities District (CFD) to fund the additional public service costs associated with the development.

BACKGROUND & ANALYSIS: On June 16, 2026, the City Council introduced and waived further 372
reading of an Ordinance approving the Eucalyptus Business Park Specific Plan. The Ontario Plan ("TOP") Policy Plan (General Plan) provides the basic framework for development within the 8,200- acre area commonly referred to as Ontario Ranch. The Policy Plan requires City Council approval of a Specific Plan for new developments of 10 acres or more within the Ontario Ranch area. A Specific Plan is required to ensure that sufficient land area is included to achieve cohesive, unified districts and neighborhoods. Additionally, a Specific Plan is required to incorporate a development framework for detailed land use, circulation, infrastructure improvements (such as drainage, sewer, street and water facilities), provision for public services (including parks), and urban design and landscape standards.

The Eucalyptus Business Park Specific Plan (File No. PSP24-003) project area encompasses 189 acres and is generally bounded by Walker Avenue to the east, Campus Avenue to the west, Eucalyptus Avenue to the south and Ontario Ranch Road to the north. The proposed Specific Plan would allow for the development of 2,939,000 square feet of business park development and up to 10,000 square feet of commercial development. The plan also provides for approximately 37 acres of open space-parkland, which includes a segment of the City’s Grand Park. The following major components are included in the Specific Plan document to ensure proper regulation of future development.

Land Use and Development Standards. To facilitate future development, the 189-acres Specific Plan will establish land use designations, development standards and design guidelines, circulation requirements, among others for future Business Park development.

The Specific Plan is also designed to accommodate future commercial, and retail uses to support the business park development, future businesses, and their employees. The Business Park land use designation will allow a maximum Floor Area Ratio (FAR) of 0.55, which helps maintain appropriately sized buildings in the Specific Plan project area. The development standards and design guidelines are intended to ensure high-quality development throughout. The standards will promote high-quality architecture that will create a cohesive and well-designed development. The proposed business park buildings will be centered around a Contemporary architectural style, using a mix of appropriate colors and materials and various architectural elements to enhance the design.

Circulation. Several major arterial streets in north/south and east/west directions are or will be constructed around and through the Specific Plan boundary. Primary access to the project will be provided along Eucalyptus Avenue, Campus Avenue, Bon View Avenue, Grove Avenue, and Walker Avenue. The project will also provide a new public street along the north boundary, noted as ‘Public Street A'. This street will include substantial landscape improvements along the south edge to help create a buffer between the business park development to the south and the City’s Grand Park to the north. This will also help improve the safety and interaction between the Grand Park and Business Park development.

Landscape. Landscape improvements will be provided through the business park 373
development. The Specific Plan encourages landscaping that enhances the street appeal of the structures, creates and defines public and private spaces, and provides shade that benefits the environment. This will be achieved through comprehensive landscape and open space standards. The standards will help establish a hierarchy for landscape development along the surrounding roadways, as well as establishing a framework for consistency throughout the design. The streetscapes for the roads will include formal landscape parkway designs, neighborhood edges, and landscape medians.

Infrastructure. The backbone infrastructure needed to serve the entire Specific Plan area will be constructed by the developers in accordance with the Ontario Ranch Streets Master Plan and the Ontario Utilities Master Plan. The timing of development phases and the required infrastructure improvements will be established and approved through future Development Agreements. Future development within the Specific Plan area will be subject to development agreements, subdivision approvals, engineering review, and infrastructure financing requirements to ensure that necessary public facilities and services are available concurrent with development.

GENERAL PLAN CONSISTENCY: The Eucalyptus Business Park Specific Plan has been evaluated for consistency with the amended Policy Plan component of The Ontario Plan. The Specific Plan implements the land use framework established through File No. PGPA25-002, supports employment-generating uses in a planned business park environment, provides integrated circulation, infrastructure, and open space improvements, and remains consistent with the City's long-term planning objectives when considered in conjunction with the Policy Plan Amendment.

AIRPORT COMPATIBILITY: The Specific Plan has been evaluated for consistency with applicable Ontario International Airport and Chino Airport compatibility requirements. Future development within the Specific Plan area will remain subject to applicable airport compatibility regulations and development standards.

HOUSING CAPACITY: The residential capacity associated with lands redesignated through the Policy Plan Amendment has been evaluated as part of File No. PGPA25-002. The City determined that the Policy Plan Amendment and associated Housing Element updates maintain sufficient residential development capacity to accommodate the City's remaining RHNA obligations and do not result in a net loss of residential development capacity necessary to comply with State housing law.

PUBLIC BENEFITS: The Specific Plan provides substantial public benefits, including development of approximately 2.9 million square feet of employment-generating business park uses, creating of approximately 1,590 jobs, construction of backbone infrastructure, implementation of circulation improvements, provision of approximately 37 acres of open space and parkland, and implementation of the City's long-term economic development objectives.

PLANNING COMMISSION REVIEW: On April 28, 2026, the Planning Commission held a public hearing on the proposed Eucalyptus Business Park Specific Plan and voted 7-0 recommending the 374
City Council approve the Eucalyptus Business Park Specific Plan (File No. PSP24-003).

ENVIRONMENTAL REVIEW: The environmental impacts of the Specific Plan were reviewed in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment (File No. PGPA25-002), for which a Supplemental Environmental Impact Report (SEIR) (State Clearinghouse No. 2025110102) was prepared. The SEIR evaluated the environmental impacts associated with the implementation of the Policy Plan Amendment (PPA), which included the Eucalyptus Business Park Specific Plan (EBPSP) as part of the overall project under File No. PGPA25-002. As a result, separate/additional environmental analysis for the Specific Plan is not required. Public comments received during the SEIR raised issues relating to air quality, truck traffic, noise, greenhouse gas emissions, environmental justice, housing capacity, and warehouse development. Responses to these comments are included in the Final SEIR and demonstrate that the Final SEIR adequately addressed the significant and unavoidable impacts related to air quality, greenhouse gas emissions, noise, cultural resources, and transportation. For impacts that remain significant and unavoidable, the City Council may adopt a Statement of Overriding Considerations if it determines that the Project's economic, social, housing, infrastructure, and planning benefits outweigh those impacts. Such benefits include, but are not limited to, maintaining compliance with State housing law, preserving adequate RHNA capacity, facilitating employment-generating land uses, supporting economic development opportunities, improving land use compatibility, implementing coordinated truck routing improvements, enhancing infrastructure efficiency, and advancing the City's long-term planning objectives. The SEIR was presented to the Planning Commission on April 28, 2026, as part of File No. PGPA25-002, and was recommended 7-0 to City Council for approval. Approval of the Eucalyptus Business Park Specific Plan is subject to the adoption and approval of The Ontario Plan (TOP) 2050 Policy Plan Amendment (File No. PGPA25-002) and the associated SEIR. 375
ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ONTARIO, CALIFORNIA, APPROVING FILE NO. PSP24-003, THE EUCALYPTUS

BUSINESS PARK SPECIFIC PLAN, TO ESTABLISH THE LAND USE

DISTRICTS, DEVELOPMENT STANDARDS, DESIGN GUIDELINES, AND

INFRASTRUCTURE IMPROVEMENTS FOR THE POTENTIAL
DEVELOPMENT OF 2,939,000 SQUARE FEET OF BUSINESS PARK
DEVELOPMENT, 10,000 SQUARE FEET OF COMMERCIAL
DEVELOPMENT AND APPROXIMATELY 37 ACRES OF OPEN
SPACE/PARKLAND ON APPROXIMATELY 189 ACRES OF LAND, AND
MAKING FINDINGS IN SUPPORT THEREOF—APNS: 1053-531-01,
1053-531-02, 1053-531-03, 1053-531-04, 1053-541-01, 1053-541-02, 1053-551-01, 1053-371-01, 1053-371-02, 1053-581-03, 1053-581-04, 0216-321-01, 0216-321-02, 0216-321-06, 0216-321-07, 0216-322-01, 0216-322-02 AND 0216-322-10.

WHEREAS, ONTARIO RANCH VENTURE II, LLC. (Applicant) has filed an Application for the approval of the Eucalyptus Business Park Specific Plan (File No.

PSP24-003), as described in the title of this Ordinance (hereinafter referred to as Application or Project); and
WHEREAS, the Application applies to 189 acres of land generally bounded by Walker Avenue to the east, Campus Avenue to the west, Eucalyptus Avenue to the south and Ontario Ranch Road to the north, located within the SP (Specific Plan) and AG (Agricultural Overlay) zoning districts, and is presently improved with farming/agriculture land uses; and
WHEREAS, the property to the north of the Project site is within the Center Park Specific Plan zoning district and is developed with farming/agriculture and dairy farm purposes. The properties to the east and west are located within the Specific Plan (SP) zoning district and are developed with farming/agriculture land uses. The property to the south is within the South Ontario Logistics Center Specific Plan and Merrill Commerce Center Specific Plan zoning districts, and is developed with business park development; and WHEREAS, the Eucalyptus Business Park Specific Plan (EBPSP), will facilitate the potential development of 2,939,000 square feet of business park development with a maximum Floor Area Ratio of 0.55. The Specific Plan will also allow for up to 10,000 square feet of support commercial/retail uses and approximately 37 acres of open spaceparkland; and WHEREAS, the EBPSP establishes a comprehensive set of design guidelines and development regulations to guide and regulate site planning, landscape, architectural character, circulation, permitted uses, infrastructure, among others to ensure all future development is consistent with the goals and policies of The Ontario Plan 2050 (TOP 2050); and
376
WHEREAS, the EBPSP has been prepared in conformance with the goals and policies of the City of Ontario Policy Plan (TOP 2050) (General Plan); and WHEREAS, on April 28, 2026, the Planning Commission conducted a public hearing and approved Resolution No. PC26-023 recommending the City Council approve a Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002. The Supplemental Environmental Impact Report (SEIR) finds that the proposed project introduces no new significant environmental impacts; and WHEREAS, the Plan Policy Amendment SEIR associated with File No.

PGPA25-002 evaluated the potential environmental impacts associated with implementation of the EBPSP, including site-specific development, land use organization, circulation, and infrastructure within the Specific Plan area; and WHEREAS, the SEIR for File No. PGPA25-002, which included a Statement of Overriding Considerations, was prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Ontario Guidelines for implementation of CEQA; and
WHEREAS, the SEIR for File No. PGPA25-002 was prepared to address the environmental effects of the proposed EBPSP; and
WHEREAS, the City's "Local Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed; and
WHEREAS, Ontario Development Code Table 2.02-1 (Review Matrix) grants the City Council the responsibility and authority to review and act on the subject Application; and WHEREAS, the Project is located within the Airport Influence Area of Ontario International Airport (ONT), which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and is subject to, and must be consistent with, the policies and criteria set forth in the Ontario International Airport Land Use Compatibility Plan (ALUCP), which applies only to jurisdictions within San Bernardino County, and addresses the noise, safety, airspace protection, and overflight impacts of current and future airport activity; and
WHEREAS, City of Ontario Development Code Division 2.03 (Public Hearings) prescribes the manner in which public notification shall be provided and hearing procedures to be followed, and all such notifications and procedures have been completed; and
WHEREAS, on April 28, 2026, the Planning Commission of the City of Ontario conducted a hearing to consider the SEIR (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002, and concluded said hearing on that date, voting to issue Resolution No. PC26-023 recommending the City Council approve the Application; and 377
WHEREAS, on April 28, 2026, the Planning Commission of the City of Ontario conducted a hearing to consider the EBPSP, File No. PSP24-003, and concluded said hearing on that date, voting to issue Resolution No. PC26-025 recommending the City Council approve the Application; and
WHEREAS, on June 16, 2026, the City Council of the City of Ontario conducted a hearing to consider the Eucalyptus Business Park Specific Plan, File No. PSP24-003, and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, IT IS HEREBY FOUND, DETERMINED, AND ORDAINED by the City Council of the City of Ontario, as follows:

SECTION 1: Environmental Determination and Findings. As the decisionmaking body for the Project, the City Council has reviewed and considered the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002, which evaluated the potential environmental impacts associated with implementation of the Policy Plan Amendment, the Eucalyptus Business Park Specific Plan (EBPSP), and related actions. Based upon the facts and information contained in the SEIR, the administrative record, and all supporting documentation, including all written and oral evidence presented to the City Council, the City Council finds as follows:
(1) The environmental impacts of this project were previously reviewed in conjunction with the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002, including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; and (2) The Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002, including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations contains complete reporting of the environmental impacts associated with the Project; and
(3) The City Council hereby incorporates by reference the Findings of Fact, MMRP, and Statement of Overriding Considerations approved in connection with certification of the Final SEIR No. 2025110102. The City Council finds that all feasible mitigation measures identified in the Final SEIR have been adopted and that no additional feasible mitigation measures or alternatives would substantially lessen or avoid the significant and unavoidable environmental impacts identified in the Final SEIR. (4) The City's "Guidelines for the Implementation of the California Environmental Quality Act (CEQA)" provide for the use of a single environmental assessment in situations where the impacts of subsequent projects are adequately analyzed. This Application introduces no new significant environmental impacts; and 378
(5) The Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared in conjunction with The Ontario Plan (TOP) 2050 Policy Plan Amendment, File No. PGPA25-002, including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations, contains a complete and accurate reporting of the environmental impacts associated with the Project, and reflects the independent judgment of the City Council; and
(6) There is no substantial evidence in the administrative record supporting a fair argument that the project may result in significant environmental impacts; and (7) The proposed Project will introduce no new significant environmental impacts beyond those previously analyzed in the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, including the Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations, and all mitigation measures adopted with the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102), are incorporated herein by this reference.

SECTION 2: Additional Environmental Review Not Required. Based on the Project, all related information presented to the City Council, and the specific findings set forth in Section 1, above, the City Council finds that the preparation of a subsequent or supplemental Environmental Impact Report is not required, as the Project:
(1) Does not constitute substantial changes to the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No.

PGPA25-002, that will require major revisions to the Supplemental Environmental Impact Report due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and (2) Does not constitute substantial changes with respect to the circumstances under which the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) prepared for File No. PGPA25-002, that will require major revisions to the Supplemental Environmental Impact Report (State Clearinghouse No. 2025110102) due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and (3) Does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102) was certified/adopted, that shows any of the following:
(a) The project will have one or more significant effects not discussed in the Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102); or (b) Significant effects previously examined will be substantially more severe than shown in the Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102); or
379
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City declined to adopt such measures; or (d) Mitigation measures or alternatives considerably different from those analyzed in the Supplemental Environmental Impact Report, State Clearinghouse No. 2025110102) would substantially reduce one or more significant effects on the environment, but which the City declined to adopt.

SECTION 3: Airport Land Use Compatibility Plan ("ALUCP") Compliance.

The California State Aeronautics Act (Public Utilities Code Section 21670 et seq.) requires that an Airport Land Use Compatibility Plan be prepared for all public use airports in the State; and requires that local land use plans and individual development proposals must be consistent with the policies set forth in the adopted Airport Land Use Compatibility Plan. (1) On April 19, 2011, the City Council of the City of Ontario approved and adopted the Ontario International Airport Land use Compatibility Plan, establishing the Airport Influence Area for Ontario International Airport, which encompasses lands within parts of San Bernardino, Riverside, and Los Angeles Counties, and limits future land uses and development within the Airport Influence Area, as they relate to noise, safety, airspace protection, and overflight impacts of current and future airport activity. As the decision-making body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the ONT ALUCP compatibility factors, including [1] Safety Criteria (ONT ALUCP Table 2- 2) and Safety Zones (ONT ALUCP Map 2-2), [2] Noise Criteria (ONT ALUCP Table 2-3) and Noise Impact Zones (ONT ALUCP Map 2-3), [3] Airspace protection Zones (ONT ALUCP Map 2-4), and [4] Overflight Notification Zones (ONT ALUCP Map 2-5). As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the ONT ALUCP; and (2) On August 2, 2022, the City Council of the City of Ontario approved and adopted a Development Code Amendment to establish the Chino Airport ("CNO") Overlay Zoning District ("OZD") and Reference I, Chino Airport Land Use Compatibility Plan ("CNO ALUCP"). The CNO OZD and CNO ALUCP established the Airport Influence Area for Chino Airport, solely within the City of Ontario, and limits future land uses and development within the Airport Influence Area, as they relate to safety, airspace protection, and overflight impacts of current and future airport activity. The CNO ALUCP is consistent with policies and criteria set forth within the Caltrans 2011 California Airport Land Use Planning Handbook. The proposed Project is located within the Airport Influence Area of Chino Airport and was evaluated and found to be consistent with the California Airport Land Use Planning Handbook and the CNO ALUCP. As the decisionmaking body for the Project, the City Council has reviewed and considered the facts and information contained in the Application and supporting documentation against the CNO ALUCP compatibility factors, including Safety, Airspace Protection, Overflight. As a result, the City Council, therefore, finds and determines that the Project, when implemented in conjunction with the conditions of approval, will be consistent with the policies and criteria set forth within the California Airport Land Use Planning Handbook and the Chino ALUCP. 380
SECTION 4: Concluding Facts and Reasons. Based upon the substantial evidence presented to the City Council during the above-referenced hearing, and upon the specific findings set forth in Section 1 through 3, above, the City Council hereby concludes as follows:
(1) The proposed Specific Plan, or amendment thereto, is consistent with the goals, policies, plans and exhibits of the Vision, Policy Plan (General Plan), and City Council Priorities components of The Ontario Plan 2050. The approximately 189-acre Eucalyptus Business Park Specific Plan (EBPSP) is suitable for business park, commercial and open space-parkland development and is consistent with the goals and policies, plans and exhibits of the Vision, Policy Plan (TOP 2050) (General Plan), and City Council Priorities components of TOP 2050. In addition, the proposed land uses in the proposed Specific Plan will also be in harmony in terms of access, size, and compatibility with existing land use in the surrounding area; and
(2) The proposed Specific Plan, or amendment thereto, would not be detrimental to the public interest, health, safety, convenience, or general welfare of the City. The proposed Eucalyptus Business Park Specific Plan is in conformance with the Land Use Policies and Goals of the Policy Plan and will provide standards and guidelines for the harmonious development within the districts, in a manner consistent with the Policy Plan. The Specific Plan proposes the potential development of 2,939,000 square feet of business park development, up to 10,000 square feet of commercial/retail development, and approximately 37-acres of open space-parkland on approximately 189 acres of land.

The proposed Specific Plan land uses and intensity of development is consistent with the land use plan of the Policy Plan (TOP 2050); therefore, the proposed business park, commercial and open space land uses will not be detrimental to the public interest, health, safety, or general welfare of the City as they are consistent with the existing and future development of the surrounding area; and
(3) In the case of an application affecting specific property(ies), the proposed Specific Plan, or amendment thereto, will not adversely affect the harmonious relationship with adjacent properties and land uses. The proposed Specific Plan will modify the land use from farming/agricultural and vacant land uses to Business Park and Open SpaceParkland, which aligns with the surrounding land uses planned in the Policy Plan (TOP) 2050; and
(4) In the case of an application affecting specific property(ies), the subject site is physically suitable, including, but not limited to, parcel size, shape, access, and availability of utilities, for the request and anticipated development. The proposed Specific Plan will allow for business park; commercial and open space-parkland uses on the subject site. When in conformance with the Specific Plan, the project site is suitable in size and shape, and the project site design allows for sufficient access and availability of utilities to accommodate the anticipated development.

SECTION 5: City Council Action. Based upon the findings and conclusions set forth in Sections 1 through 4, above, the City Council hereby APPROVES the herein described Eucalyptus Business Park Specific Plan, File No. PSP24-003, attached hereto as "Attachment A," and incorporated herein by this reference. 381
SECTION 6: Indemnification. The Applicant shall agree to defend, indemnify and hold harmless, the City of Ontario or its agents, officers, and employees from any claim, action or proceeding against the City of Ontario or its agents, officers or employees to attack, set aside, void, or annul this approval. The City of Ontario shall promptly notify the applicant of any such claim, action, or proceeding, and the City of Ontario shall cooperate fully in the defense.

SECTION 7: Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Ontario City Hall, 303 East "B" Street, Ontario, California 91764. The custodian for these records is the City Clerk of the City of Ontario.

SECTION 8: Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The People of the City of Ontario hereby declare that they would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

SECTION 9: Effective Date. This Ordinance shall become effective 30 days following its adoption.

SECTION 10: Publication and Posting. The Mayor shall sign this Ordinance and the City Clerk shall certify as to the adoption and shall cause a summary thereof to be published at least once, in a newspaper of general circulation in the City of Ontario, California within 15 days following the adoption. The City Clerk shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

PASSED, APPROVED, AND ADOPTED this 7
th day of July 2026.
_____________________________________
PAUL S. LEON, MAYOR
ATTEST:
_________________________________

SHEILA MAUTZ, CITY CLERK
382
APPROVED AS TO FORM:
_______________________________

BEST BEST & KRIEGER LLP

CITY ATTORNEY
383

STATE OF CALIFORNIA )

COUNTY OF SAN BERNARDINO )

CITY OF ONTARIO )
I, SHEILA MAUTZ, City Clerk of the City of Ontario, DO HEREBY CERTIFY that foregoing Ordinance No. 3337 was duly introduced at a regular meeting of the City Council of the City of Ontario held June 16, 2026 and adopted at the regular meeting held July 7, 2026 by the following roll call vote, to wit:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:
_________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
I hereby certify that the foregoing is the original of Ordinance No. 3337 duly passed and adopted by the Ontario City Council at their regular meeting held July 7, 2026 and that Summaries of the Ordinance were published on June 23, 2026 and July 14, 2026 in the Inland Valley Daily Bulletin newspaper.
__________________________________

SHEILA MAUTZ, CITY CLERK
(SEAL)
384
ATTACHMENT A:

File No. PSP24-003
Eucalyptus Business Park Specific Plan
(Document follows this page)
385

EUCALYPTUS BUSINESS PARK

SPECIFIC PLAN

CITY OF ONTARIO

PUBLIC HEARING DRAFT
MAY 2026
386

EUCALYPTUS BUSINESS PARK

SPECIFIC PLAN CITY OF ONTARIO
Prepared for:

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

T&B PLANNING, INC.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Contact: Lance Retuya
[email protected]
JOB NUMBER: 971-003
MAY 2026
387

CONSULTANT TEAM
CIVIL ENGINEER:

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

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

RIDGE LANDSCAPE ARCHITECTS
8841 RESEARCH DRIVE, #200
IRVINE, CA 92618
(949) 387-1323
CONTACT: TRAVIS EBBERT
[email protected]
388

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

3.2.2 Open Space - Parkland .................................................................3-2 389

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
ii

3.3 Airport Influence Compliance......................................................................3-2

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

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

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

4.1.2 Non-Vehicular Circulation ............................................................4-10

4.2 Utility Infrastructure Plan ...........................................................................4-12

4.2.1 Potable Water Plan ......................................................................4-12

4.2.2 Recycled Water Plan ...................................................................4-16

4.2.3 Sanitary Sewer Plan.....................................................................4-18

4.2.4 Storm Water Management Plan ...................................................4-21

4.2.5 Dry Utilities Plan ..........................................................................4-25

4.3 Conceptual Grading Plan..........................................................................4-25

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

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

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

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

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

5.5.1 Other Development Standards ....................................................5-14

5.6 Open Space – Parkland Development Standards......................................5-15

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

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

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

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

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

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

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

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

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

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

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

6.5.2 Outdoor Employee Amenity Areas .................................................6-6 390

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
iii

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

6.12 Landscape Interface .................................................................................6-28

6.13 Water Quality Basin Guidelines .................................................................6-28

6.14 Stormwater Infiltration Areas Guidelines....................................................6-28

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

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

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

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

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

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

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

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

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

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

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

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

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

7.9 Project Financing........................................................................................7-4 391

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
iv

7.9.1 Facilities and Services ...................................................................7-4

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

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

7.11 Maintenance Plan .......................................................................................7-5 A Policy Plan Consistency Analysis ............................................................... A-1 392

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
v

LIST OF FIGURES

Figure ES-1 Regional Map ................................................................................................... ES-2 Figure ES-2 Vicinity Map...................................................................................................... ES-3 Figure 1-1 Existing General Plan Land Use Designations ......................................................1-5 Figure 1-2 Proposed General Plan Land Use Designations ...................................................1-6 Figure 1-3 Existing Zoning Designations ...............................................................................1-7 Figure 1-4 Proposed Zoning Designations ............................................................................1-8 Figure 2-1 Existing APNs ......................................................................................................2-3 Figure 2-2 Aerial Photograph................................................................................................2-4 Figure 2-3 Existing Surrounding Land Uses ..........................................................................2-5 Figure 2-4 USGS Topographic Map......................................................................................2-8 Figure 2-5 Existing Water Wells ............................................................................................2-9 Figure 3-1 Conceptual Land Use Plan ..................................................................................3-4 Figure 3-2 Chino Safety Zone ...............................................................................................3-5 Figure 3-3 Conceptual Site Plan ...........................................................................................3-6 Figure 4-1 Conceptual Vehicular Circulation and Access Plan ..............................................4-2 Figure 4-2 Street Sections – Campus Avenue, Bon View Avenue, and Grove Avenue ...........4-5 Figure 4-3 Street Sections – Walker Avenue, Eucalyptus Avenue, and Public Street ‘A’ ........4-9 Figure 4-4 Conceptual Non-Vehicular Circulation and Mobility Plan ....................................4-11 Figure 4-5 Potable Water Infrastructure Plan.......................................................................4-14 Figure 4-6 City of Ontario Ultimate Water System ...............................................................4-15 Figure 4-7 Recycled Water Infrastructure Plan....................................................................4-17 Figure 4-8 Sanitary Sewer Infrastructure Plan .....................................................................4-20 Figure 4-9 Storm Drain Infrastructure Plan..........................................................................4-23 Figure 4-10 City of Ontario Planned Drainage Facilities.........................................................4-24 Figure 4-11 Dry Utilities Infrastructure Plan...........................................................................4-26 Figure 4-12 Fiber Optics Plan ...............................................................................................4-27 Figure 6-1 Conceptual Landscape Plan ..............................................................................6-16 Figure 6-2 Campus Avenue Streetscape ............................................................................6-19 Figure 6-3 Bon View Avenue Streetscape...........................................................................6-20 Figure 6-4 Grove Avenue Streetscape................................................................................6-21 Figure 6-5 Walker Avenue Streetscape...............................................................................6-22 Figure 6-6 Eucalyptus Avenue Streetscape ........................................................................6-23 Figure 6-7 Public Street ‘A’ Streetscape .............................................................................6-24 Figure 6-8 Conceptual Primary Corner Treatment...............................................................6-26 Figure 6-9 Conceptual Secondary Corner Treatment..........................................................6-27 Figure 6-10 Conceptual Landscape Interface – Business Park to Open Space Parkland .......6-29 Figure 7-1 Phasing Plan........................................................................................................7-8 393

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
vi

LIST OF TABLES

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

394

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
ES-1

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

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

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

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

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

A summary of the proposed land uses is as
follows:

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

ES.2 Other Governing Documents
In addition to this Specific Plan, which includes
a Land Use Plan, Infrastructure Plan,
Development Regulations, Design Guidelines,
and an Implementation Plan tailored to the
Eucalyptus Business Park Specific Plan area,
the following documents also contain
applicable information:
• The Ontario Policy Plan (which serves as
the City’s State-mandated General Plan)
that includes City-wide policies pertaining
to land use, housing, mobility, safety,
environmental resources, parks and
recreation, community economics,
community design, and social resources.
395

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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SCHAEFER AVE

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EUCALYPTUS AVE
MERRILL AVE ------------- ------------;----'---

CITY OF
CHINO ~ CHINO AIR ORT

KIMBALL AVE
Source(s): Esri, Nearmap Imagery (January 2025), RCIT (2025), San Bernardino County (2025) ~ 0 875 1,750 3,500
m-..-USFeet
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Figure ES-2
Vicinity Map
ES-3
397

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
ES-4
• The City of Ontario Development Code
applies to all topics not addressed by this
Specific Plan’s development regulations.

However, if any requirement of this
Specific Plan conflicts with the
Development Code, the provisions of this
Specific Plan shall take precedence.
• The Airport Land Use Compatibility Plan
for Ontario International Airport (ONT)
and the California Airport Land Use
Planning Handbook published by Caltrans
Division of Aeronautics, which contain
criteria that apply to the development
intensity of property located in the ONT’s
airport influence area. The entire
Eucalyptus Business Park Specific Plan
area is located in the ONT airport
influence area.
• The Chino Airport Land Us Compatibility
Plan (Ontario Development Code
Reference I) and the Chino Airport (CNO)
Overlay Zoning District promote
compatibility between CNO and the land
uses that surrounds it. All development
shall be consistent with the policies and
criteria of the Chino Airport Land Use
Compatibility Plan (ALUCP). The entire
Eucalyptus Business Park Specific Plan
area is located in the Chino Airport
influence area.
• The Mitigation Monitoring and Reporting
Program (MMRP) that is part of the
Eucalyptus Business Park Specific Plan’s
Environmental Impact Report (EIR)
prepared in compliance with the California
Environmental Quality Act (CEQA). The
MMRP stipulates measures that are
required to be implemented to mitigate
the environmental effects of the Specific
Plan’s construction and operation.

ES.3 Specific Plan Components
This Eucalyptus Business Park Specific Plan is
organized into the following chapters:

Chapter 1 – Introduction:

Describes the purpose and objectives of the
Specific Plan, the related entitlement
approvals for implementing development, and
the relationship between the Specific Plan and
the Ontario Policy Plan.

Chapter 2 – Existing Conditions:

Describes the physical setting of the
Eucalyptus Business Park Specific Plan area
and the physical conditions on and
surrounding the property at the time the
Specific Plan was prepared.

Chapter 3 – Land Use Plan:

Describes the Eucalyptus Business Park
Specific Plan’s development plan, which
includes six Business Park planning areas and
three Open Space – Parkland planning areas.

Chapter 3 also specifies the acreages of each
planning area and the maximum development
intensities permitted in each land use
category. Chapter 3 also includes a
conceptual development plan showing how
the area could be developed in compliance
with the Specific Plan.

Chapter 4 – Infrastructure Plan:

Provides information on vehicular and nonvehicular circulation improvements; planned backbone water, sewer, recycled water, and
storm drain systems; and the planned dry
utility network for the development of the
Eucalyptus Business Park Specific Plan area.

Chapter 5 – Development Regulations:

Establishes the list of permitted and
conditionally permitted uses in the Specific
Plan area and presents the development
regulations that govern the uses. Chapter 5
also provides a discussion of the relationship
398

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
ES-5
between the Specific Plan and the City of
Ontario Development Code.

Chapter 6 – Design Guidelines:

Provides site planning, landscaping, and
architectural guidelines for implementing
development within the Specific Plan area.

Guidelines in this chapter address design
characteristics for building placement and
architecture, landscaping, streetscapes, entry
identification monuments, corner treatments
at roadway intersections, walls and fencing,
lighting, and signage.

Chapter 7 – Implementation Plan
Presents the policies and procedures for the
City’s review and approval of implementing
development projects within the Eucalyptus
Business Park Specific Plan area. Chapter 7
also describes the methods and procedures
for interpreting and amending the Specific Plan
as necessary. Additionally, funding and
maintenance responsibilities are summarized
within this Specific Plan.
399

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
1-1
CHAPTER 1

INTRODUCTION

1.1 Specific Plan Purpose
The purpose of the Eucalyptus Business Park
Specific Plan is to guide the development of a
189.0-acre site into a modern business park
and public parkland space. The Specific Plan
area is located within the southern portion of
the City of Ontario (City). The Ontario Policy
Plan and the Ontario Development Code
requires the Ontario City Council to approve
Specific Plans as part of the entitlement
process for new development projects within
this area.

Development projects within the Specific Plan
area are required to demonstrate substantial
conformity with the information contained
within this Specific Plan document.

The public parkland area in the northern
portion of the Specific Plan area is intended to
address passive recreational needs of City
residents. The business park area in the
southern portion of the Specific Plan area is
poised to accommodate uses that rely on the
regional transportation network and the site’s
proximity to the Ontario International Airport
(ONT), the Chino Airport, State Route 60 (SR60), State Route 83 (SR-83), State Route 91 (SR-91), Interstate 15 (I-15), and Interstate 10
(I-10). The Specific Plan area is approximately

2.2 miles south of SR-60, approximately 0.5
miles east of SR-83, approximately 7.5 miles
north of SR-91, approximately 4.5 miles west
of I-15, and approximately 5.6 miles south of I10. Additionally, the Port of Long Beach and the Port of Los Angeles, which serve as major
gateways for international trades, are located
approximately 37 miles southwest of the
Specific Plan area.

1.2 Specific Plan Objectives
The Eucalyptus Business Park Specific Plan
achieves the following objectives:
• To provide a land use plan that implements
The Ontario Plan’s vision and appropriately
positions business park and public
parkland uses north of Eucalyptus Avenue,
between Campus Avenue and Walker
Avenue.
• To facilitate the development of a variety of
employment-generating uses in a business
park setting.
• To provide business park uses that are
compatible with surrounding land uses.
• To provide opportunities for positive
economic benefit to the City, including new
revenues that can be used for vital City
services.
• To provide opportunities for the
development of passive use parks
consistent with the City of Ontario’s Grand
Park Master Plan.
• To improve connectivity in the area by
providing pedestrian paths, bicycle routes,
and amenities such as bike racks that
encourage circulation by means not
dependent on a motorized vehicle.
• To identify improvements for water,
recycled water, sewer, storm drain, and
circulation facilities that serve planned land
uses within and adjacent to the Specific
Plan area.
400

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
1-2
• To set forth a development phasing
sequence that allows for logical
development and aligns with installation of
on-site and off-site infrastructure.
• To define guidelines and standards that
address architecture, landscaping,
streetscapes, entry monuments, corner
treatments, walls and fencing, lighting, and
signage within the Specific Plan area.

1.3 Authority
The Eucalyptus Business Park Specific Plan is
a regulatory document prepared pursuant to
the provisions of California Government Code
§§ 65450 through 65457, which grants local
government agencies the authority to prepare
Specific Plans for the systematic
implementation of their General Plan for all or
part of the area covered by the General Plan.

While The Ontario Plan covers the entire City,
the Specific Plan focuses on the development
within the approximately 189-acre site.

California Government Code §§ 65450
through 65457 establish the authority to adopt
a Specific Plan, identify the required contents
of a Specific Plan, and mandate consistency
with the General Plan. According to California
Government Code § 65451:
(a) A Specific Plan shall include text and a
diagram which specify all the following in
detail:
1) The distribution, location, and extent of
the uses of land, including open space,
within the area covered by the plan.
2) The proposed distribution, location,
and extent and intensity of major
components of public and private
transportation, sewage, water,
drainage, solid waste disposal, energy,
and other essential facilities proposed
to be located within the area covered
by the plan and needed to support the
land uses described in the plan.
3) Standards and criteria by which
development will proceed, and
standards for the conservation,
development, and utilization of natural
resources, where applicable.
4) A program of implementation
measures including regulations,
programs, public works projects, and
financing measures, necessary to
carry out items 1, 2, and 3.
(b) The Specific Plan shall include a statement
of the relationship of the Specific Plan to
the General Plan.

The Eucalyptus Business Park Specific Plan
includes each of the required elements listed
above and establishes the essential link
between the policies of The Ontario Plan’s
Policy Plan and the Eucalyptus Business Park
Specific Plan site. All future development plans
and construction activities within the Specific
Plan area shall be consistent with the
requirements set forth in this Specific Plan and
with all other applicable City regulations.

1.4 Severability
The Eucalyptus Business Park Specific Plan
enables the City of Ontario to facilitate the
processing and approval of development plans
to build out the Specific Plan area. If any
regulation, condition, program, or portion of
this Specific Plan is held invalid or
unenforceable, such portions shall be deemed
separate, distinct, and independent
provisions, and the invalidity of such portions
or provisions shall not affect the validity and
enforceability of the remaining provisions
contained herein.
401

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
1-3

1.5 Approval Process and Companion
Actions
The Eucalyptus Business Park Specific Plan
and any future amendments are required to be
considered by the City of Ontario Planning
Commission and City Council, and adopted by
ordinance or resolution of the City Council,
pursuant to Ontario Development Code
Section 1.01.035, Relationship to Specific
Plans. More information on implementation
procedures is contained in this Specific Plan
Chapter 7, Implementation Plan.

A Policy Plan (General Plan) Amendment
(GPA) will be processed in conjunction with the
Eucalyptus Business Park Specific Plan. The
GPA is a companion action to the approval of
this Specific Plan that would achieve
consistency between the General Plan land
use designations, this Specific Plan’s land use
designations, and zoning.

Additionally, a tentative parcel map will be
processed by the City of Ontario for the
Specific Plan area indicating the approximate
boundaries and dimensions of parcels and
streets, and the proposed grading for the
Specific Plan area. Following map recordation,
the final map will become the legal document
that identifies developable parcels within the
Specific Plan area.

All development within the Eucalyptus
Business Park Specific Plan area shall be
subject to the Development Plan Review
Process established in the City of Ontario
Development Code. The development
standards and design guidelines provided
within this Specific Plan shall be the design
criteria which the City of Ontario refers to
during the Development Plan Review process.

In addition to this Specific Plan an
Environmental Impact Report (EIR) was
prepared in compliance with the California
Environmental Quality Act (CEQA) to serve as
the project-wide environmental assessment
document. Together, this Specific Plan and the
environmental mitigation measures contained
in the accompanying EIR’s Mitigation
Monitoring and Reporting Program (MMRP)
provide a path to develop the property taking
into account all applicable goals, objectives,
government requirements, and environmental
regulations.

1.6 Relationship to The Ontario
Plan General Plan
The Ontario Plan establishes the direction and
vision for the City’s future and provides a
guidance system to shape the City’s
communities. The Ontario Plan consists of a
six-part Component Framework: 1) Vision, 2)
Governance Manual, 3) Policy Plan, 4) City
Council Priorities, 5) Implementation, and 6)
Tracking and Feedback.

The Eucalyptus Business Park Specific Plan
defines the methods and requirements for
implementing development within the Specific
Plan area to ensure that applicable policies
from The Ontario Plan and its Policy Plan are
implemented and ensure that development
envisioned by this Specific Plan is consistent
with applicable provisions of The Ontario Plan.

The Ontario Plan sets forth long-term goals for
the City’s growth and development as
mandated by State law. The Policy Plan is a
long-term policy document that covers the
elements of land use, housing, parks and
recreation, environmental resources,
community economics, safety, mobility,
community design, and social resources.

As shown on Figure 1-1, Existing General Plan
Land Use Designations, the Policy Plan
component of The Ontario Plan designates the
Specific Plan area as Medium Density
Residential with Affordable Housing Overlay,
Mixed-Use Eucalyptus/Chino Airport Overlay
402

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
1-4
with Affordable Housing Overlay, and Open
Space – Parkland.

As shown on Figure 1-2, Proposed General
Plan Land Use Designations, the General Plan
Amendment being processed concurrently
with this Specific Plan will modify the Ontario
Plan’s designations of the Specific Plan area to
Business Park and Open Space – Parkland.

As shown on Figure 1-3, Existing Zoning
Designations, the City of Ontario’s Zoning Map
designates the Specific Plan area’s zoning as
“Specific Plan with an Agricultural and an
Affordable Housing Overlay”.

As shown on Figure 1-4, Proposed Zoning
Designations, the Zone Change being
processed concurrently with this Specific Plan
will modify the City of Ontario’s Zoning Map of
the site to “Eucalyptus Business Park Specific
Plan” to allow for the development of Business
Park and Open Space – Parkland uses.

Pursuant to the City of Ontario’s adoption of
the Eucalyptus Business Park Specific Plan,
the Specific Plan will take precedence over the
City’s Development Code. In instances where
the Specific Plan is silent on development
standards, the City’s Development Code shall
prevail.
403
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . : : : : : : MDR:;: : ~::: . . . . . . .. . ~ .... , .. . . . . . . . . . . . . . . . .. . . .. ........... ... ......

BP
: : : : : : : MDR : : : : : : :
::::::: .... ::::::: ~~
========= H~HH~Ftii~=~===
..... .... . ~, ---- .. .. ........ . 0
................... ..

BP ~

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
. . . . . . . . . . .. ....... . . . . . . . . . . . . . . . . . . . . . ......... . . ............... .. ,, . . . . , ...... . . .............. .. ... .. : : : : : : : MDR : : ~ : : : : . . . . . . . . . . . . . ,, ..... .. . ............... ..... , . "·•·····••. 1••··· .. ••••• • .. .. . ..... . ....... ... .. .. .. ....... . . . . . . . . .. . . , .. , ..... ········, ··· ••'••···· BP
. .. ....... . ...........
. . . . . . . . . . ..........
. ........ . . ........ . . ........ . . ........ . . . . . . . . . . .

L--__JL---L---+---+----'-----------1 I
IND
Legend
t:J Specific Plan Area
City of Ontario
General Plan Land Use Designations
-
-
I I
-
-..

Medium Density Residential (MDR)
Mixed Use (MU)
Business Park (BP)
Industrial (IND)
Open Space - Recreation (OS-R)
Source(s): City of Ontario (09-05-2024), Esri, Nearmap Imagery (January 2025), San Bernardino County (2025) ~o
~---Feet
225 450 900
Overlays
!Hmmfi: Affordable Housing - AH
:_-:::_-_-: Chino Airport Influence Area
IND
Figure 1-1
Existing General Plan Land Use Designations
1-5
404

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
__ _j_ __ _J _____ _
----CJ-1,--r-- 1 LMDR 111 MDR ii ~ I •
-----t --~---~ - 1gl -~~ •
I I I ----~r------------1~-----------

BP I I BP I I BP

I I EUCALYPTUS AVE
----- ,---r--"' ,~-T-,--r------ ,,,-,--=,=-===-,--==r==-7 r-= J_ -1~ BP _ JI J_l_ I t _J ___ JII_J_J _ _!,P _J ___ ~ ~--1 1---1 r--+ Legend ii ii
I Ill I s a:::~:c Plan Area ---~ r--
r--1 I _ IND- General :
1 ::ul;•:e~:~ :::i::;:::l•(:DR) tt;ysChino Airport Influence Area --=--=-_J i_lND_ I 1
1 J I ~ Mixed Use(MU) i 1
___ 11 __ + I Business Park (BP) ---~ ii
I I I __ Industrial (IND) JI ~---
1 I I I - Open Space - Recreation (OS-R) II II .. Source(s): City of Ontario (09-05-2024), Esri, Nearmap Imagery (January 2025), San Bernardino County (2025) ~ 0 225 450 900
~---Feet
Figure 1-2
Proposed General Plan Land Use Designations
1-6
405
9ntario R~~c
Business·,Rar
(PSP18-00~
South Ontario Logistics Cen~~r
(PSP19-001)
D Specific Plan Area
City of Ontario Overlays
• -:.,--*'lf"".f:"~'1'1"~

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
~
~ ~ ------'-~M:.:::e:.:..rc..:.: ril I _C_Qm,mer_c_e_C_enter __ _., 1~-----+-1 (PSP~ 8-001)
t::========~ 11-----H
Zoning Designations :un:u Affordable Housing (AH) ******-** ~-I Specific Plan (SP)
Source(s): City of Ontario (09-05-2024), Esri , Nearmap Imagery (January 2025), San Bernardino County (2025) ~ 0 225 450 900
m-..-Feet
Figure 1-3
Existing Zoning Designations
1-7
406

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
--------- \.._ ___ -_ -_ -_-_-_-_-_-_-_-_-_-_-_-------=-----=---- Ontario Rane
Busin_e_s_J 'paA -=----i-"'-1
(PSP1s!ooi
Specific Plan (SP)
Eucalyptus-Business-Park
Specific Plan
EUCALYl!TIJS AVE
South Ont~rio l:,.ogistics Center
(PSP19;.001)
~ I Merrill Comr:nerce Center
--------'-----'--(PSP18-001 )~---,
D Specific Plan Area
City of Ontario Overlays
Zoning Designations '******** H****** Aff or d a bl e H ousing • AH - '****-'l'*** I------ I Specific Plan (SP) ---
Source(s): City of Ontario (09-05-2024), Esri , Nearmap Imagery (January 2025), San Bernardino County (2025) Figure 1-4 Proposed Zoning Designations
1-8
~ 0 225 450 900
m-..-Feet
407

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
2-1
CHAPTER 2

EXISTING CONDITIONS

2.1 Existing Assessor Parcel Numbers
At the time the Eucalyptus Business Park
Specific Plan was prepared, the Specific Plan
area consisted of the following Assessor Parcel
Numbers (APNs), as listed on Table 2-1,
Existing APN List, and shown on Figure 2-1,
Existing APNs.

Table 2-1 Existing APN List
1053-531-01 0216-321-01
1053-531-02 0216-321-02
1053-531-03 0216-321-06
1053-531-04 0216-321-07
1053-541-01 0216-322-01
1053-541-02 0216-322-02
1053-551-01 0216-322-10
1053-571-01
1053-571-02
1053-581-03
1053-581-04

2.2 Existing Land Use
As shown on Figure 2-2, Aerial Photograph, at
the time this Specific Plan was prepared, the
majority of the Specific Plan area was used for
dairy farming. The Specific Plan area
contained multiple dairy farms developed with
single-family residences, milking barns,
canopy/shade structures, and cattle pens.

Several man-made access roads cross the site
to provide access to the farms. Grass fields are
present in the southern area of the Specific
Plan area, which are used for grazing or
growing grass for hay and may have previously
been used to grow row crops. Additionally, the
northwestern portion of the Specific Plan area
contains light industrial uses and truck trailer
storage uses.

2.3 Surrounding Land Uses
As shown on Figure 2-3, Existing Surrounding
Land Uses, agricultural dairy farm uses and
rural residential homes abut the Specific Plan
area to the north, east, west, and southwest.

Light industrial and warehouse distribution
uses abut the Specific Plan area to the south
and southeast.

2.4 Existing Circulation and Access

2.4.1 Regional Circulation
State Route 60 (SR-60) is located
approximately 2.2 miles north of the Specific
Plan area and is accessible via the Grove
Avenue on- and off- ramp. State Route 83 (SR83) is located approximately 0.5 miles west of the Specific Plan area and is accessible via
Ontario Ranch Road and Eucalyptus Avenue.

Interstate 15 (I-15) is located approximately

4.5 miles east of the Specific Plan area and is
accessible via the Ontario Ranch Road onand off- ramp or the Limonite Avenue on- and off- ramp.

2.4.2 Local Circulation
Access to the Eucalyptus Business Park
Specific Plan area is provided from Eucalyptus
Avenue, Ontario Ranch Road, Campus
Avenue, Bon View Avenue, Grove Avenue, and
Walker Avenue. The City of Ontario designates
Eucalyptus Avenue as a truck route, which
provides truck access to the Specific Plan
area.
408

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
2-2
Eucalyptus Avenue abuts the Specific Plan
area to the south and consisted of two paved
travel lanes at the time this Specific Plan was
prepared. The Ontario Policy Plan designates
Eucalyptus Avenue as a 4-lane Collector
Street.

Ontario Ranch Road is north of the Specific
Plan area and consisted of two paved travel
lanes at the time this Specific Plan was
prepared. The Ontario Policy Plan designates
Ontario Ranch Road as an 8-lane Principal
Arterial.

Campus Avenue abuts the Specific Plan area
to the west. At the time this Specific Plan was
prepared, no segments of Campus Avenue
abutting the Specific Plan had been
constructed. The Ontario Policy Plan
designates Campus Avenue as a 4-lane Minor
Arterial.

Bon View Avenue is a north-south oriented
street that traverses the western portion of the
Specific Plan area. At the time this Specific
Plan was prepared, Bon View Avenue
consisted of two paved travel lanes. The
Ontario Policy Plan designates Bon View
Avenue as a 2-lane Collector Street.

Grove Avenue is a north-south oriented street
that traverses the central portion of the
Specific Plan area. At the time this Specific
Plan was prepared, Grove Avenue consisted of
two paved travel lanes. The Ontario Policy Plan
designated Grove Avenue as a 4-lane Principal
Arterial.

Walker Avenue abuts the Specific Plan area to
the east. At the time this Specific Plan was
prepared, Walker Avenue consisted of two
paved travel lanes. The Ontario Policy Plan
designates Walker Avenue as a 2-lane
Collector Street.

2.5 Williamson Act
At the time this Specific Plan was prepared
(2025), two parcels within the Specific Plan
area had an active Williamson Act contract in
place (APNs: 0216-231-01 and 0216-321-
07). An application to cancel the contract is
required to be submitted to the City.

Cancellation would comply with provisions and
requirements identified at Government Code
§51280 et. seq. The City would be required to
make the required statutory findings. The
landowner would be required to pay the
requisite cancellation fee.
409
10S3-S31-02 10S3-S41-02
10S3-S31-04 10S3-S41-01
10S3-S71-01
10S3S8103 10S3-S81-04
Source(s): Esri, Nearmap Imagery (October 2025), San Bernardino County (2025) 0 200 400 800
---Feet
1053-SS 1-01
10S3-5S1-01

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
0216-321-02
0216-321-01
Legend
CJ Specific Plan Area
0216-321-06
0216-321-07
0216-322-
Figure 2-1
Existing APNs
2-3
410
Source(s): Esri, Nearmap Imagery (October 2025), San Bernardino County (2025) ~ 0 200 400
m-..-Feet
800

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Legend
CJ Specific Plan Area
Figure 2-2
Aerial Photograph
2-4
411
Source(s): Esri, Nearmap Imagery (October 2025), San Bernardino County (2025) ~ 0 275 550 1,100
m-..-Feet

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Specific Plan Area
Figure 2-3
Existing Surrounding Land Uses
2-5
412

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
2-6

2.6 Existing Physical Site Conditions

2.6.1 Topography
The Eucalyptus Business Park Specific Plan
area is relatively flat and slopes slightly to the
south with an approximate elevation ranging
from 690 feet above mean sea level (AMSL) to
665 feet AMSL. The current conditions of the
Specific Plan area is illustrated in Figure 2-2,
Aerial Photograph, and the existing
topographic conditions for the Specific Plan
area are illustrated in Figure 2-4, USGS
Topographic Map.

2.6.2 Hydrology
At the time the Specific Plan was prepared, the
Specific Plan area consisted of dairy farms and
undeveloped areas. The existing topography is
relatively flat with a north-to-south sheet flow
drainage pattern. The Specific Plan area is
located within three City of Ontario Master
Drainage Plan areas, including Area XII-1,
Area XIII-1, Area XIV-1 and Area XIV-2. The
EIR prepared in association with the Specific
Plan includes a detailed hydrology analysis for
the Specific Plan area.

2.6.3 Geology and Soils
Based on information provided from the
Environmental Data Report (EDR) Radius Map
report, the surficial geology within Eucalyptus
Business Park Specific Plan area contains
unconsolidated and semi-consolidated
quaternary age alluvium, lake, playa, and
terrace deposits. Soil within the Specific Plan
area contains Tujunga loamy sand, Hilmar
loamy fine sand, Grangeville fine sandy loam,
and Chino silt loam.

From a seismic perspective, the Specific Plan
area is not located within an Alquist-Priolo
Earthquake Fault Zone. The possibility of
significant fault rupture within the Specific Plan
area is considered low.

2.6.4 Vegetation and Biological Resources
Due to past and existing land uses, no native
plant communities or natural communities of
special concern are present within or adjacent
to the Eucalyptus Business Park Specific Plan
area. The EIR prepared in association with the
Specific Plan includes a detailed evaluation of
biological resources.

2.6.5 Existing Ground Water Wells
Upon development of the well site areas, these
wells, or any other wells found on the property,
will be abandoned per California Department
of Water Resources Health Guidelines and the
City of Ontario Guidelines. In compliance with
the Chino Basin Watermaster’s Well Procedure
for Developers, documentation that a well
use/destruction plan and schedule for all
existing private/ agricultural wells is required to
be submitted to the City of Ontario prior to any
construction activities. If a private well is
actively used for water supply, the Developer
shall submit a plan to abandon such well and
connect users to the City’s water system when
available.

Wells shall be destroyed/ abandoned per the
California Water Resource Guidelines and
require permitting from the County Health
Department. Documentation that the well
abandonment process is underway shall be
provided to the Engineering Department and
the Ontario Municipal Utilities Company at the
time of a grading permit and/or building permit
being issued for the affected property. If the
Developer proposes temporary use of an
existing agricultural well for purposes other
than agriculture, such as grading, dust control,
etc., the Developer shall make a formal request
to the City of Ontario for such use prior to the
issuance of permits for any construction
activity. Upon approval, the Developer shall
enter into an agreement with the City of
Ontario and pay any applicable fees as set
forth by the agreement. Refer to Figure 2-5,
413

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
2-7
Existing Water Wells, for locations of water
wells within the Specific Plan area. Existing
wells may be converted to groundwater
monitoring wells if feasible, at the City’s
discretion.

2.6.6 Existing NPDES Compliance
In the existing conditions, NPDES
requirements are enforced under the
Agricultural Permit issued by the State Water
Resources Control Board.
414
Source(s): Esri, Michael Baker (March 2025), USGS (2013) ~ 0 200 400
m
800
Feet

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Legend
D Specific Plan Area
Figure 2-4
USGS Topographic Map
2-8
415
Source(s): Esri, Nearmap Imagery (October 2025), San Bernardino County (2025) 0 200 400 800
---Feet

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
D Specific Plan Area
~ Existing Water Wells
I I J J I t
' ' ' I r I I I I
.. r
Figure 2-5
Existing Water Wells
2-9
416

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
3-1
CHAPTER 3

LAND USE

3.1 Vision
The Eucalyptus Business Park Specific Plan
area is envisioned as a dynamic employment
hub within a thoughtfully designed, masterplanned environment along with a public parkland area intended to support passive
recreation needs for the surrounding
residents. It is situated in the southern portion
of the City of Ontario, at the heart of one of
Southern California’s most robust logistics and
business corridors. The location is ideally
positioned to support a wide range of business
park and employment-generating uses. With
strategic proximity to major freeways, regional
airports, and the Ports of Los Angeles and
Long Beach, the Eucalyptus Business Park
Specific Plan area offers unparalleled access
to regional, national, and international markets.

The Eucalyptus Business Park Specific Plan is
designed to foster long-term economic
growth, support business innovation, and
provide high-quality jobs, contributing to the
vitality of the local community and the broader
Inland Empire region.

3.2 Land Use Plan
This Specific Plan establishes two land use
designations: Business Park and Open Space
– Parkland. For planning purposes, as shown
on Figure 3-1, Conceptual Land Use Plan, and
Table 3-1, Land Use Plan Statistical Summary,
the Specific Plan will establish nine planning
areas to provide for the development of a
189.0‐acre site with up to 2,939,000 square
feet (SF) of Business Park floor space on
137.90 acres at a maximum allowed floor area
ratio (FAR) of 0.55 and 35.88 acres of Open
Space – Parkland. The remaining 15.24 acres
are designated for roadway improvements.

Table 3-1 Land Use Plan Statistical Summary
PA Land Use Acres Maximum Buildout SF
Business Park
1 Business Park 7.70 162,600
2 Business Park 18.33 273,700
3 Business Park 18.21 340,700
4 Business Park 18.19 423,200
5 Business Park 37.76 859,300
6 Business Park 37.71 879,500
Business Park Totals 137.90 AC 2,939,000 SF
Open Space – Parkland
7 Open Space –
Parkland 8.00
--
8 Open Space –
Parkland 13.99 --
9 Open Space –
Parkland 13.89 --
Total Open-Space
Parkland Acreage 35.88 AC
--
-- Roadway 15.24 --
Total 189.0 AC 2,939,000 SF
Notes:

1. A maximum of 10,000 SF total of Commercial uses may be provided within the Business Park Planning Areas 1, 2, 3, 4, 5, and/or

6. 2. A publicly operated animal resource center site (35,000 SF) may be provided within the Business Park Planning Areas 1, 2, 3, 4, 5, 6, 7, 8, or 9. The final size and location of the animal resource center site is subject to the approval by the City of Ontario.

3. Total acreage of 189.0 is rounded up to the nearest one-tenth of an acre.

4. The Specific Plan allows the transfer of development square footage (15 percent or less) within the same land use designation, provided that the shift in square footage would not exceed the maximum allowable overall square footage (2,939,000) and the maximum building FAR (0.55).
417

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
3-2

3.2.1 Business Park
Encompassing 137.90 acres in the southerly
portion of the Specific Plan area along its
frontage with Eucalyptus Avenue, Planning
Areas 1 through 6 are designated Business
Park. Up to 2,939,000 SF of building space are
permitted across Planning Areas 1 through 6.

The Business Park land use designation
intends to provide for uses such as employee‐
intensive office spaces, technology centers,
research and development facilities,
warehouse and distribution, and light
manufacturing. Primary vehicular access is
planned within Eucalyptus Avenue, Public
Street ‘A’, Campus Avenue, Bon View Avenue,
Grove Avenue, and Walker Avenue. The
Specific Plan also allows a maximum total of
10,000 SF of commercial uses within the
Business Park planning areas to support the
Business Park operations and a potential
35,000 SF publicly operated animal resource
center.

The Specific Plan allows the transfer of
development square footage (15 percent or
less) within the same land use designation,
provided that the shift in square footage would
not exceed the maximum allowable overall
square footage (2,939,000) and the maximum
building FAR (0.55).

3.2.2 Open Space – Parkland
Encompassing 35.88 acres in the northerly
portion of the Specific Plan area along its
frontage with Public Street ‘A’, Planning Areas
7, 8, and 9 are designated Open Space –
Parkland. The Open Space – Parkland
planning areas intend to provide passive
recreational facilities, such as open space
areas, benches, and trails.

3.3 Airport Influence Compliance
The Specific Plan area is located within the
Ontario International Airport (ONT) Influence
Area (AIA), and it is located outside any
identified safety, airspace protection, and
noise impact zones. All properties located
within the ONT AIA are subject to a real estate
transaction disclosure notice.

The Specific Plan area is also located within
the Chino Airport (CNO) AIA. The San
Bernardino County Comprehensive Land Use
Plan for Chino Airport was adopted in 1991
and does not reflect guidance set forth in the
2011 Caltrans Airport Land Use Planning
Handbook. As such, in 2022, the City of
Ontario adopted the CNO Overlay District
which provides maps, criteria, and policy
language to guide development within the
Chino AIA consistent with the 2011 Caltrans
Airport Land Use Planning Handbook.

As illustrated in Figure 3-2, Chino Safety
Zones, the majority of the Specific Plan area is
located within CNO Safety Zone 6 (low risk),
with a very small portion of the southeastern
corner located within Safety Zone 4 (moderate
risk).

Development within the Eucalyptus Business
Park Specific Plan shall be consistent with the
policies and criteria of the Chino ALUCP that
include building height, land use, floor area
ratio (FAR) limitations and open land
requirements. For further details, refer to
Chapter 5, Development Regulations, as well
as the ONT and CNO Airport Land Use
Compatibility Plans.

3.4 Conceptual Site Plan
Figure 3-3, Conceptual Site Plan, depicts a
potential layout of the Specific Plan area. The
final building configurations, sizes, and
orientation will be determined during the
Development Plan review process.

The conceptual site plan reflects current
market trends, site conditions, and planned
infrastructure. The conceptual site plan may be
418

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
3-3
modified provided it does not exceed the
maximum square footage provided in the
Specific Plan’s Conceptual Land Use Plan and
complies with this Specific Plan and applicable
provisions of the City of Ontario’s Development
Code.
419
I
....
:s ~ <( <(
"' ,:; ~ ~ ~: PA4 ~
01 BUSINESS PARK 0
., 18.19AC.

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
~ <(
~
PAS ~ BUSINESS PARK ~

37.76AC.

PA Land Use Acres Target Buildout (S.F.)
1 Business Park 7.70 162,600
2 Business Park 18.33 273,700
3 Business Park 18.21 340,700
4 Business Park 18.19 423,200
5 Business Park 37.76 859,300
6 Business Park 37.71 879,500
7 Open Space - Parkland 8.00
8 Open Space - Parkland 13.99
9 Open Space - Parkland 13.89
Roadway 15.24 --
Totals 189.0 2,939,000 * Potential Publicly Operated Animal Resource Center

1. A maximum of 10,000 s.f. total of Commercial uses may be provided within the Business Park Planning Areas 1, 2, 3, 4, 5, and 6.

2. A publicfy operated animal resource center may be provided within the Business Park and Open Space - Parkland Planning Areas. The animal resource center shall not exceed 35,000 s.f.

3. The Specific Plan allows the transf er of development square footage /15 percent or less) within the same land use designation, provided that the shift in square f ootage would not exceed the maximum af/owable overafl square f ootage (2,939,000) and the maximum building FAR (0.55). ------,
~ <(
PA6 •!;:! "'

BUSINESS PARK

37.71 AC. i~
Source(s): ESRI, Nearmap Imagery (January 2025), Michael Baker (11-20-2025) Figure 3-1 ~ o
m-..-Feet
200 400 800 Conceptual Land Use Plan
3-4
420
3-5
Chino Safety Zone
Not
to
Scale
Figure 3-2

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): The City of Ontario General Plan 2050 (05-09-2022) LEGEND
Zone 1
Zone 2
Zone 3
Zone 4
Zone 6

RIVERSIDE COUNTY

CITY OF CHINO

RIVERSIDE COUNTY

CITY OF ONTARIO
Specific Plan Area
421

OPEN SPACE

CONNECTION

TO WEST STREET
·ttt.0-ltt.C".!l::lt ........................... ,. ........ iiNOT APART OPEN SPACc -PARK!AND
11Ul.01NG1' -~
PHASE 3
Source(s): RGA (12-1 6-2025)
IJffll ~ffit'§IIII
w

NOT APART
OPEN SPACE -PARKlAND
80LOIIGI llUl.OIIIGI
-- -- . . ' ' . '
PHASE 2

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
""-""" SSU34SF

NOT APART
OPEN SPACc -PARKLAND
PHASE 1
I
'11
I Ii
!1

OPEHSPACE
COltlECTION

TO EAST STREET
Figure 3-3
Conceptual Site Plan
3-6
422

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-1
CHAPTER 4

INFRASTRUCTURE PLAN

4.1 Circulation and Access Plan
The Eucalyptus Business Park Specific Plan
Circulation and Access Plan provides direct,
safe, and convenient access for visitors,
employees, and commercial vehicles including
trucks to and from the Specific Plan area.

Components of the Specific Plan’s Circulation
and Access Plan are discussed and illustrated
below.

4.1.1 Vehicular Circulation
Direct access to the Eucalyptus Business Park
Specific Plan area is provided by Campus
Avenue from the west, Eucalyptus Avenue
from the south, and Walker Avenue from the
east. Additionally, Bon View Avenue and Grove
Avenue provide access through the Specific
Plan area in the north-south orientation. The
Specific Plan proposes to provide an internal
east-west oriented Public Street ‘A’ through the
Specific Plan area to connect Campus Avenue
and Walker Avenue. Public Street ‘A’ will
provide a separation between the Business
Park land uses and the Open Space –
Parkland land uses.

The installation of traffic controls (traffic signals
and stop signs) and the location and
orientation of private driveways serving
individual buildings and uses will be
determined as part of implementing
development plans. Additional right-of-way
may be required to accommodate additional
left turn lanes at intersections based on
required queue lengths per the Traffic Impact
Analysis/Specific Plan EIR.

Figure 4-1, Conceptual Vehicular Circulation
and Access Plan, illustrates the vehicular
circulation plan within the Specific Plan area.

Final intersection spacing, intersection rightof-way (ROW), and traffic controls must conform to the findings of the associated traffic
impact analysis and to City standards. All rightof-way/easements necessary to construct the required public improvements shall be
obtained to the extent feasible.

The following pages describe and illustrate the
primary components of the Eucalyptus
Business Park Specific Plan’s vehicular
circulation network. Existing interim striping
shall be removed along existing frontage
streets. Refer to Chapter 7, Implementation
Plan, for additional circulation improvement
standards pertaining to phasing.
423
4-2
èé èé èé èé
èé
èé èé èé CAMPUS AVE BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Conceptual Vehicular Circulation and Access Plan Feet
Figure 4-1

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (04-01-2026), San Bernardino County (2025) Note: Additional traffic signals may be required based
on locations of future access points and as identified
in the Traffic Impact Analysis/Specific Plan EIR. Driveway locations shown herein are only conceptual. Final
driveways to be determined during the entitlement process.

Specific Plan Area
Legend
èé Traffic Signal
èé Potential Signal Location
Full Movement Driveway
Right-In/Right-Out Driveway
Grove Avenue (124' ROW - Principal Arterial)
Eucalyptus Avenue (108' ROW - Collector)
Campus Avenue (108' ROW - Minor Arterial)
Walker Avenue (88' ROW - Collector)
Public Street 'A' (64' ROW - Local Street)
Bon View Avenue (66' ROW - Collector)
Ontario Ranch Road (160' ROW - Principal Arterial)
424

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-3
A. Campus Avenue (108’ ROW Minor
Arterial)
Campus Avenue forms the western boundary
of Planning Areas 1, 4, and 7. At the time this
Specific Plan was prepared, no segments of
the ROW abutting the Specific Plan area had
been constructed. This public roadway will
provide access to the Specific Plan area from
off-site areas to the north and south.

As shown on Figure 4-2, Street Sections –
Campus Avenue, Bon View Avenue, and
Grove Avenue, the developer(s) of the
Eucalyptus Business Park Specific Plan area
will be responsible for constructing the eastern
78 feet out of the total 108-foot-wide ROW.

The 78 feet of improvement includes 59 feet of
paved roadway, a 12-foot-wide parkway that
includes 7 feet of curb-adjacent landscaping
and a 5-foot-wide sidewalk. The remaining
western portions of the Campus Avenue ROW
will be constructed by others and include 18
feet of paved roadway and a 12-foot-wide
parkway containing 7 feet of curb-adjacent
landscaping and a 5-foot-wide sidewalk.

Beyond the Campus Avenue ROW, a 23-footwide landscape buffer abuts both the eastern and western sides of the ROW. Developer(s) of
the Specific Plan area will be responsible for
constructing the eastern landscape buffer
inclusive of an 8-foot-wide multi-purpose trail.

A traffic signal will be located at the
intersection of Campus Avenue and
Eucalyptus Avenue by developer(s) within the
Specific Plan area and a potential traffic signal
may be installed at the intersection of Campus
Avenue and Public Street ‘A’. Traffic signal
locations are subject to change based on the
results and recommendations of a traffic study.

All improvements to Campus Avenue are
required to comply with applicable City of
Ontario requirements, including sight distance
requirements.

Final driveway locations along Campus
Avenue will be determined in conjunction with
the design of implementing development
projects, in accordance with Chapter 2.0
Access Guidelines of the City of Ontario’s
Traffic and Transportation Design Guidelines.

B. Bon View Avenue (66’ ROW Collector)
Bon View Avenue forms the eastern boundary
of Planning Areas 1, 4, and 7 and the western
boundary of Planning Areas 2, 5, and 8. This
public roadway provides access to the Specific
Plan area from off-site areas to the north and
south.

As shown on Figure 4-2, Street Sections –
Campus Avenue, Bon View Avenue, and
Grove Avenue, the developer(s) of the
Eucalyptus Business Park Specific Plan area
will be responsible for constructing the entire
width of the 66-foot-wide ROW. The 66 feet of
improvement includes 48 feet of paved
roadway and a 9-foot-wide parkway on both
sides of the street that includes 4 feet of curbadjacent landscaping and a 5-foot-wide sidewalk.

Beyond the Bon View Avenue ROW, a 20-footwide storm drain easement abuts the eastern side of the ROW. Easement width requirement
is subject to change based on findings of Cityapproved hydraulic studies, master plan updates, and project final designs.

Developers outside of the Specific Plan area
are constructing a traffic signal at the
intersection of Bon View Avenue and
Eucalyptus Avenue and a potential traffic
signal may be installed at the intersection of
Bon View Avenue and Public Street ‘A’. If the
traffic signal improvements are not completed
and accepted by the City, developer(s) of this
Specific Plan area is subject to the traffic signal
improvements required. All improvements to
Bon View Avenue are required to comply with
applicable City of Ontario requirements,
425

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-4
including sight distance requirements. Due to
utility constraints, Bon View Avenue may need
to be constructed as a tilt section.

Final driveway locations along Bon View
Avenue will be determined in conjunction with
the design of implementing development
projects, in accordance with Chapter 2.0
Access Guidelines of the City of Ontario’s
Traffic and Transportation Design Guidelines
and to the satisfaction of the City Engineer.

C. Grove Avenue (124’ ROW Principal
Arterial)
Grove Avenue forms the eastern boundary of
Planning Areas 2, 5, and 8 and the western
boundary of Planning Areas 3, 6, and 9. This
public roadway provide access to the Specific
Plan area from off-site areas to the north and
south.

As shown on Figure 4-2, Street Sections –
Campus Avenue, Bon View Avenue, and
Grove Avenue, the developer(s) of the
Eucalyptus Business Park Specific Plan area
will be responsible for constructing the entire
width of the 124-foot-wide ROW. The 124 feet
of improvement includes a 28-foot-wide raised
center median, and 56 feet of paved roadway
and a 20-foot-wide parkway on both sides of
the street. The 20-foot-wide parkway on the
western side of the ROW provides 7 feet of
curb-adjacent landscaping, a 5-foot-wide
sidewalk and an additional 8 feet of
landscaping on the west side of the sidewalk.

The 20-foot-wide parkway on the eastern side
of the ROW provides 7 feet of curb-adjacent
landscaping, a 5-foot-wide sidewalk, 5 feet of
additional landscaping, and an 8-foot-wide
multi-purpose trail.

Beyond the Grove Avenue ROW, a 20-footwide landscape buffer abuts both the eastern and western sides of the ROW.

The traffic signal at the intersection of Grove
Avenue and Eucalyptus Avenue will be
constructed by others, as part of adjacent
development to the south. A potential traffic
signal may be installed at the intersection of
Grove Avenue and Street ‘A”. If the traffic
signal improvements are not completed and
accepted by the City, developer(s) of this
Specific Plan area is subject to the traffic signal
improvements required. Traffic signal locations
are subject to change based on the results and
recommendations of a traffic study. All
improvements to Grove Avenue are required to
comply with applicable City of Ontario
requirements, including sight distance
requirements.

Final driveway locations along Grove Avenue
will be determined in conjunction with the
design of implementing development projects,
in accordance with Chapter 2.0 Access
Guidelines of the City of Ontario’s Traffic and
Transportation Design Guidelines and to the
satisfaction of the City Engineer.
426

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-5
Street Sections -
Campus Avenue, Bon View Avenue, and Grove Avenue
Not
to
Scale
Figure 4-2 Source(s): Michael Baker International (04-01-2026) 66 ROW - COLLECTOR
427

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-6
D. Walker Avenue (88’ ROW Collector)
Walker Avenue forms the eastern boundary of
Plannings Areas 3, 6, and 9. This public
roadway provides access to the Specific Plan
area from off-site areas to the north and south.

As shown on Figure 4-3, Street Sections –
Walker Avenue, Eucalyptus Avenue, and
Public Street ‘A’, the developer(s) of the
Eucalyptus Business Park Specific Plan area
will be responsible for constructing the western
69 feet out of the total 88-foot-wide ROW. The
69 feet of improvement includes 57 feet of
paved roadway and a 12-foot-wide parkway
that includes 7 feet of curb-adjacent
landscaping and a 5-foot-wide sidewalk. The
remaining eastern portions of Walker Avenue
ROW will be constructed by others and include
7 feet of paved roadway, a 12-foot-wide
parkway containing 7 feet of curb-adjacent
landscaping and 5-foot-wide sidewalk, and an
8-foot wide Multi Purpose Trail located outside
of the right-of-way.

A 23-foot-wide landscape buffer abuts both
the east and west sides of the Walker Avenue
ROW. Within the eastern landscape buffer,
developers outside of the Specific Plan area
will be responsible for constructing an 8-footwide multi-purpose trail.

The traffic signal at the intersection of Walker
Avenue and Eucalyptus Avenue will be
constructed by others as part of adjacent
development to the south. A potential traffic
signal may be installed at the intersection of
Walker Avenue and Public Street ‘A’. If the
traffic signal improvements are not completed
and accepted by the City, developer(s) of this
Specific Plan area is subject to the traffic signal
improvements required. All improvements to
Walker Avenue are required to comply with
applicable City of Ontario requirements,
including sight distance requirements.

Developers shall design and construct asphalt
and concrete pavements on Walker Avenue
southbound approaches at Eucalyptus Avenue
in accordance with City of Ontario standard
drawing #1011 and 1207, as Walker Avenue
will be designated as a truck route.

Final driveway locations along Walker Avenue
will be determined in conjunction with the
design of implementing development projects,
in accordance with Chapter 2.0 Access
Guidelines of the City of Ontario’s Traffic and
Transportation Design Guidelines and to the
satisfaction of the City Engineer.

E. Eucalyptus Avenue (108’ ROW Collector)
Eucalyptus Avenue forms the southern
boundary of Planning Areas 4, 5, and 6. This
public roadway provides access to the Specific
Plan area from off-site areas to the east and
west.

As shown on Figure 4-3, Street Sections –
Walker Avenue, Eucalyptus Avenue, and
Public Street ‘A’, Eucalyptus Avenue will
provide 84 feet of paved roadway, which
includes a 14-foot-wide painted median. A 12-
foot-wide parkway that includes 7 feet of curbadjacent landscaping and a 5-foot-wide sidewalk is provided on both sides of the
street. Beyond the ROW, a 23-foot-wide
landscape buffer abuts both sides of
Eucalyptus Avenue. Additionally, an 8-footwide multi-purpose trail is provided within the northern landscape buffer.

Developer(s) within the Eucalyptus Business
Park Specific Plan area west of Grove Avenue
will be responsible for constructing the
northern 16 feet of paved roadway, the 12-
foot-wide parkway, and the 8-foot-wide multipurpose trail. Developer(s) within the Eucalyptus Business Park Specific Plan area
east of Grove Avenue will be responsible for
constructing the 12-foot-wide parkway and the
8-foot-wide multi-purpose trail. The remaining
portions of Eucalyptus Avenue, as illustrated in
Figure 4-3, will be constructed by developer(s)
428

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-7
outside of the Specific Plan area. Developer(s)
shall design and construct concrete pavement
at all intersection approaches in accordance
with City of Ontario Standard Drawing No.
1207, as Eucalyptus Avenue will be
designated as a truck route.

The traffic signals along Eucalyptus Avenue at
its intersections with Bon View Avenue, Grove
Avenue, and Walker Avenue will be
constructed by others, as part of adjacent
development to the south. If the traffic signal
improvements are not completed and
accepted by the City, developer(s) of this
Specific Plan area is subject to the traffic signal
improvements required. Developer(s) within
the Specific Plan area will be responsible for a
traffic signal at the intersection of Eucalyptus
Avenue and Campus Avenue. Traffic signal
locations are subject to change based on the
results and recommendations of a traffic study.

All improvements to Eucalyptus Avenue are
required to comply with applicable City of
Ontario requirements, including sight distance
requirements.

Final driveway locations along Eucalyptus
Avenue will be determined in conjunction with
the design of implementing development
projects, in accordance with Chapter 2.0
Access Guidelines of the City of Ontario’s
Traffic and Transportation Design Guidelines
and to the satisfaction of the City Engineer.

F. Public Street ‘A’ (64’ ROW Local Street)
Public Street ‘A’ forms the northern boundary
of Planning Areas 1, 2, and 3 and the southern
boundary of Planning Areas 7, 8, and 9. This
public roadway provides access to the Specific
Plan area from off-site areas to the east and
west.

As shown on Figure 4-3, Street Sections –
Walker Avenue, Eucalyptus Avenue, and
Public Street ‘A’, implementing projects within
the Eucalyptus Business Park Specific Plan
area will be responsible for constructing the
entire width of the 64-foot-wide ROW. The 64
feet of improvement includes 40 feet of paved
roadways and a 12-foot-wide parkway on both
sides of the street that includes 7 feet of curb
adjacent landscaping and a 5-foot-wide
sidewalk. Notwithstanding the above, Street ‘A’
may require additional roadway width at
intersections with north–south streets to
accommodate truck turning movements
associated with the Business Park uses.

Accordingly, the right-of-way and paved
roadway width for Street A may be increased
at intersections, as determined necessary
through implementing projects, subject to City
review and approval.

A traffic signal may be required at the
intersection of Public Street ‘A’ and Grove
Avenue, Public Street ‘A’ and Campus Avenue,
Public Street ‘A’ and Bon View Avenue, and
Public Street ‘A’ and Walker Avenue. Traffic
signal locations are subject to change based
on the results and recommendations of a
traffic study. All improvements to Public Street
‘A’ are required to comply with applicable City
of Ontario requirements, including sight
distance requirements.

Final driveway locations along Public Street ‘A’
will be determined in conjunction with the
design of implementing development projects,
in accordance with Chapter 2.0 Access
Guidelines of the City of Ontario’s Traffic and
Transportation Design Guidelines and to the
satisfaction of the City Engineer.

G. Private Drive Aisles
Private drive aisles connect individual planning
areas to the public roadways described above.

Within each planning area, private drive aisles
provide vehicular access for automobiles and
commercial vehicles including trucks to
parking lots and loading areas and provide
sidewalk opportunities for pedestrian and
bicycle access to building entries and
429

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-8
amenities. Private drive aisles will have
pavement widths that range between 24 and
50 feet. Private drive aisles are not depicted on
Figure 4-1 as their locations, alignments, and
widths will be determined in conjunction with
the design of implementing development
projects.

H. Truck Routes
Access to the Eucalyptus Business Park
Specific Plan area is provided from Eucalyptus
Avenue, Campus Avenue, Bon View Avenue,
Grove Avenue, Walker Avenue, and Public
Street ‘A’. Project truck traffic shall use the
City’s truck route in Euclid Avenue, Walker
Avenue, Eucalyptus Avenue, and Merrill
Avenue to access the Specific Plan area.
430

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-9
Street Sections -
Walker Avenue, Eucalyptus Avenue, and Public Street 'A' Not
to
Scale
Source(s): Michael Baker International (04-01-2026) Figure 4-3 431

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-10

4.1.2 Non-Vehicular Circulation
The Eucalyptus Business Park Specific Plan
encourages non-motorized circulation for
employees and visitors of the Specific Plan
area. Pedestrian circulation is encouraged
within the Specific Plan area through a network
of sidewalks and multi-purpose trails, and
bicycle circulation is encouraged through a
network of bike lanes and multi-purpose trails.

Additional pedestrian and bicycle facilities will
be designed on individual business park
building sites at the time buildings are
designed and positioned in each planning area
as part of implementing development projects.

Additional pedestrian and bicycle facilities
within Planning Areas 7, 8, and 9 will be
designed consistent with the City of Ontario
Grand Park Master Plan.

As shown on Figure 4-4, Conceptual NonVehicular Circulation and Mobility Plan, the Eucalyptus Business Park Specific Plan
provides for sidewalk in the public ROW along
Bon View Avenue and Public Street ‘A’;
sidewalk and multi-purpose trail along Grove
Avenue; and sidewalk, Class II bikeway, and
multi-purpose trail along Eucalyptus Avenue,
Campus Avenue, and Walker Avenue (to be
constructed by others). Pedestrian crosswalks
are designed at street intersections to ensure
pedestrian safety. Locations of pedestrian
crosswalks are provided on Figure 4-4.

As illustrated on Figure 4-4, 5-foot-wide
sidewalks are provided on both sides of
Campus Avenue, Bon View Avenue, Grove
Avenue, Walker Avenue, Eucalyptus Avenue,
and Public Street ‘A’; an 8-foot-wide multipurpose trail is provided on Eucalyptus Avenue, Campus Avenue, Grove Avenue and
Walker Avenue; and Class II bike lanes are
provided along Eucalyptus Avenue, Campus
Avenue, and Walker Avenue. Construction of
the non-vehicular network will be provided by
developers both within and outside of the
Specific Plan area. Responsibility of
construction is illustrated in Figures 4-2 and 4-
3 of this Specific Plan.

The Eucalyptus Business Park Specific Plan
anticipates a large volume of passenger
vehicle and truck traffic circulating on the site;
therefore, convenient and safe pedestrian and
bicycle access was given careful consideration
when preparing the design standards of this
Specific Plan. Provisions for sidewalks, shortterm and long-term bicycle storage facilities, and employee and visitor gathering areas
interior to the planning areas are set forth in
Chapter 6, Design Guidelines, of this Specific
Plan.

In addition to internal non-vehicular circulation,
Omnitrans provides bus services to and from
the Specific Plan area. The following bus and
transit facilities are located west and north of
the Specific Plan area:
• Omnitrans Bus Route 83, located
approximately 0.6 miles to the west along
Euclid Avenue.
• Omnitrans Bus Route 87, located
approximately 1.8 miles to the north along
Riverside Drive.
• As part of the Specific Plan, a new bus
turnout would be constructed near the
intersection of Grove Avenue and
Eucalyptus Avenue in anticipation of future
Omnitrans service.
432
4-11
kj kj kj kj
kj
kj kj kj CAMPUS AVE BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Conceptual Non-Vehicular Circulation and Mobility Plan Feet
Figure 4-4

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (04-01-2026), San Bernardino County (2025) jk
jk
Specific Plan Area Sidewalk Only
Sidewalk and Multi-Purpose Trail
Sidewalk, Class II Bikeway, and Multi-Purpose Trail
Legend
Pedestrian Crosswalk
Potential Pedestrian Crosswalk
Note: Portions of the non-vehicular access along
Campus Avenue, Eucalyptus Avenue, and Walker
Avenue will be constructed by developers outside
of the Specific Plan area.
433

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-12

4.2 Utility Infrastructure Plan
Buildout of the Eucalyptus Business Park
Specific Plan area requires the installation of
water, sewer, drainage, and other utility
infrastructure, as described in the subsections
below. All utility infrastructure improvements
shall be constructed in accordance with
applicable City of Ontario design standards
and specifications.

Public utility mains shall be located within
publicly dedicated ROW and publicly
dedicated streets. Any proposed public utilities
within private streets shall be subject to City
approval and contained within acceptable
easements, access, and separation
requirements. Minimum width for a public
utility easement (PUE) shall be at least 20 feet
wide and shall be centered on the public utility
main. Setbacks are required when there is a
public utility within a private street, drive, or
alley to accommodate any utility
appurtenances. Additionally, private utilities
are not allowed within the PUEs.

4.2.1 Potable Water Plan
The City of Ontario provides water service to
the Specific Plan area. The Specific Plan area
lies within the 925 Pressure Zone (PZ). As
shown on Figure 4-5, Potable Water
Infrastructure Plan, planned potable water
lines proposed by projects outside of the
Specific Plan area include a 16-inch potable
water line within Eucalyptus Avenue between
Campus Avenue and Grove Avenue; and a 24-
inch potable water line within Eucalyptus
Avenue between Grove Avenue and Walker
Avenue. Additionally, an existing 30-inch
potable water line within Grove Avenue
between Eucalyptus Avenue and Ontario
Ranch Road. Any existing potable water mains
not yet accepted by the City that support the
development of the Specific Plan are required
at the responsibility of the developer to support
the development of the Specific Plan area.

Potable water system improvements within the
Specific Plan area require the planning,
design, and construction of the following: 12-
inch potable water lines along Bon View
Avenue from Eucalyptus Avenue to the
northern boundary of the Specific Plan area;
16-inch potable water lines along Campus
Avenue and Walker Avenue from Eucalyptus
Avenue to the northern boundary of the
Specific Plan area; and a 12-inch potable
water line along Public Street ‘A’ between
Campus Avenue and Walker Avenue.

The overall water infrastructure plan to serve
the City of Ontario is illustrated on Figure 4-6,
City of Ontario Ultimate Water System. Final
sizing of required infrastructure shall be
determined at the time of development during
final design based on hydraulic calculations.

The required infrastructure is subject to
change based upon findings of City approved
hydraulic studies, master plan updates, and
project final designs. Any existing utilities,
including other agencies' mains, that do not
meet minimum depths, standard alignment
locations, and/or minimum horizontal and
vertical separation requirements shall be
subject to relocation/replacement by the
developer(s) of the Specific Plan.

All on-site improvements are required to have
hydraulic studies to determine infrastructure
improvements needed to support each area
and shall be the responsibility of the
developer(s). Any changes in land use not
limited to units, density, or intensity, that are
not previously accounted for in a City approved
study following current design criteria shall
trigger a revised updated hydraulic study and
any new findings of infrastructure
improvements needed are required at the
responsibility of the developer.

The City’s Potable Water Master Plan identifies
new water facilities to serve the Ontario Ranch
area, which will need to be constructed prior to
434

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-13
or concurrent with the Specific Plan area’s
water improvements. Construction of the
Specific Plan area’s water improvements and
the Master Plan water improvements
necessary to serve the Specific Plan area shall
be the responsibility of the developer(s). The
Eucalyptus Business Park Specific Plan will be
required to participate in the Master Plan water
improvements as detailed in this Specific Plan.

As a part of the backbone infrastructure, the
master planned 925 Pressure Zone (PZ)
reservoir shall be constructed on the Cityowned reservoir site as directed by the City.

Well supply and any drinking water treatment
necessary for the 925 PZ shall be constructed
to supply the 925 PZ reservoir. The 925
Pressure Zone (PZ) Phase 2 Potable Water
System facilities will need to be constructed to
support the Project. In the event the 925 PZ
Phase 2 facilities are not completed in time to
serve the Project, the developer(s) may
implement an interim water supply strategy,
subject to review and approval by the City. The
off-site improvements include the construction
of a 42-inch potable water main in Chino
Avenue connecting from the existing 30-inch
potable water main in Grove Avenue;
extending the 42-inch potable main in Campus
Avenue to Francis Street; extending the 42-
inch potable water main in Francis Street to
Cucamonga Avenue; and extending the 42-
inch potable water main in Cucamonga
Avenue; and extending to the Bon View
Avenue Reservoir site and to the Reservoir;
and, installing a 9 million gallon reservoir on
the Bon View Reservoir site; and, installing two
2,500 gpm wells with any treatment necessary
to meet water quality standards and the 16-
inch to 42-inch well collection mains from the
wells to the reservoirs. The Eucalyptus
Business Park Specific Plan will be required to
participate in the future Phase 2 Water System
Improvements as detailed in the development
agreements with the City.
435
4-15
16"
12"
16"
30"
16" 24"
12"
12"
16"
12"

CAMPUS AVE

BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Potable Water Infrastructure Plan
Feet
Figure 4-5

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (11-20-2025), San Bernardino County (2025) Specific Plan Area Existing Potable Water Line
Proposed Potable Water Line
Legend
Point of Connection
Note: Final sizing of utility mains shall be dependent
on hydraulic studies done at the time of development.
436
4-15
City of Ontario Ultimate Water System
Not
to
Scale
Source(s): Ontario Municipal Utilities Company (OMUC) (October 2011) Figure 4-6

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN

ONTARIO RANCH RD
Legend
925 Pressure Zone
Specic Plan Required
Potable Water Mains
Specic Plan Area
City Boundary
1010 Pressure Zone
Note: Phase 2 alignment shown is conceptual
and not nalized.

Proposed 42” Water Main
Improvements (Phase 2)
1074 Pressure Zone
1212 Pressure Zone
Proposed 2 groundwater
production wells and 9 million
gallon reservoir at Bon View Site
(Phase 2)
437

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-16

4.2.2 Recycled Water Plan
The City of Ontario/Ontario Municipal Utilities
Company (OMUC) and the Inland Empire
Utilities Agency (IEUA) supplies recycled water
to the Specific Plan area. Recycled Water
supplied by OMUC is produced by the IEUA
from its four wastewater reclamation plants. As
shown on Figure 4-7, Recycled Water
Infrastructure Plan, existing recycled water
lines include a 30-inch IEUA recycled water
line within Eucalyptus Avenue between
Campus Avenue and Bon View Avenue; a 12-
inch City of Ontario recycled water line within
Eucalyptus Avenue between Bon View Avenue
and Walker Avenue; a 30-inch IEUA recycled
water line within Bon View Avenue between
Eucalyptus Avenue and Ontario Ranch Road;
and a 30-inch IEUA recycled water line within
Ontario Ranch Road between Bon View
Avenue and Walker Avenue.

Recycled water infrastructure improvements
for the Specific Plan area require the planning,
design, and construction of the following: an 8-
inch recycled water line within Grove Avenue
and Walker Avenue between Eucalyptus
Avenue and the northern edge of the Specific
Plan area. At the discretion of the City,
additional recycled water line may be needed
within Campus Avenue and Public Street ‘A’ to
support development parcels not fronting a
master planned recycled water main.

Improvements may include an 8-inch recycled
water line within Campus Avenue between
Eucalyptus Avenue and the northern edge of
the Specific Plan area; and an 8-inch recycled
water line along Public Street ‘A’ between
Campus Avenue and Walker Avenue.

The Eucalyptus Business Park Specific Plan
shall make use of recycled water for all
approved uses including, but not limited to, the
irrigation of parks, street parkway landscaping,
and any other Property Owners’ Association
(POA) maintained common areas. The
developer shall prepare and secure approval
of an Engineering Report from the City of
Ontario and State Department of Drinking
Water Agency prior to the use of recycled
water.

Final sizing of required infrastructure shall be
determined at the time of development during
final design based on hydraulic calculations.

The required infrastructure is subject to
change based upon findings of City approved
hydraulic studies, master plan updates, and
project final designs. Any existing utilities,
including other agencies' mains, that do not
meet minimum depths, standard alignment
locations, and/or minimum horizontal and
vertical separation requirements shall be
subject to relocation/ replacement by the
developer(s) of the Specific Plan. The
developer of the Specific Plan area is required
to obtain approvals from IEUA for regional
connections outlined in the Specific Plan and
additional regional connections as required to
support development not fronting a City
recycled water main.

All on-site improvements are required to have
hydraulic studies to determine infrastructure
improvements needed to support each area
and shall be the responsibility of the developer.

Any changes in land use not limited to units,
density, or intensity, that are not previously
accounted for in a City approved study
following current design criteria shall trigger a
revised updated hydraulic study and any new
findings of infrastructure improvements
needed are required at the responsibility of the
developer.
438
4-17
30"
8"
8"
8"
12"
8"
12"
8"
8"
8"
8"
30"
30"
30"

CAMPUS AVE

BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Recycled Water Infrastructure Plan
Feet
Figure 4-7

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (04-01-2026), San Bernardino County (2025) Specific Plan Area Existing City Recycled Water Line
Proposed Recycled Water Line
Legend
Point of Connection Existing IEUA Recycled Water Line
Recycled water line that may be required if needed
to support development parcels not fronting a master
planned recycled water main, at City's discretion
IEUA Regional Connection
Note: Final sizing of utility mains shall be dependent
on hydraulic studies done at the time of development
439

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-18

4.2.3 Sanitary Sewer Plan
Sanitary sewer/wastewater collections for the
Specific Plan area are served by the City of
Ontario/OMUC, which conveys wastewater to
the IEUA for transmission and treatment. As
shown on Figure 4-8, Sanitary Sewer
Infrastructure Plan, at the time the Specific
Plan was prepared, there is no existing sanitary
sewer infrastructure within the Specific Plan
area.

Sanitary sewer infrastructure improvements for
the Specific Plan area require the planning,
design, and construction of the following: a 15-
inch sanitary sewer line within Campus Avenue
between Eucalyptus Avenue and the northern
border of the Specific Plan area; an 18-inch
sanitary sewer line within Bon View Avenue
between Eucalyptus Avenue and the northern
border of the Specific Plan area; and a 21-inch
sanitary sewer line within Grove Avenue and
Walker Avenue between Eucalyptus Avenue
and the northern border of the Specific Plan
area. At the discretion of the City, additional
sanitary sewer lines may be needed within
Eucalyptus Avenue and Public Street ‘A’ to
support development parcels not fronting a
master planned sewer main. Improvements
may include an 8-inch sanitary sewer line
within Eucalyptus Avenue east of Bon View
Avenue to connect with the proposed sewer
line in Bon View Avenue; an 8-inch sanitary
sewer line within Eucalyptus Avenue east of
Grove Avenue to connect with the proposed
sanitary sewer line in Grove Avenue; an 8-inch
sanitary sewer line within Public Street ‘A’ east
of Campus Avenue to connect with the
proposed sewer line within Campus Avenue;
an 8-inch sanitary sewer line within Public
Street ‘A’ east of Bon View Avenue to connect
with the proposed sewer line within Bon View
Avenue; and an 8-inch sanitary sewer line
within Public Street ‘A’ west of Walker Avenue
to connect with the proposed sewer line within
Walker Avenue. Any existing sewer mains not
yet accepted by the City that are downstream
of the Specific Plan area are required at the
responsibility of the developer to support the
development of the Specific Plan.

In addition to proposed sewer infrastructure,
tributary flows are also included in Figure 4-8.

The flows arrows show which sewer lines are
supporting the sewer flows from each planning
area.

Required sanitary sewer infrastructure is
subject to change based upon findings of Cityapproved hydraulic studies, master plan updates, and project final designs; and, sewer
main locations are also subject to change
based upon the developer-conducted and
City-approved Conceptual Design Report.

Final sizing of sewer mains shall be determined
during final design by hydraulic calculations
through a Sewer Study or Sewer Sub-Area
Master Plan (SSAMP) per the City’s current
Sewer Master Plan.

Any existing utilities, including other agencies'
mains, that do not meet minimum depths,
standard alignment locations, and/or minimum
horizontal and vertical separation
requirements shall be subject to relocation/
replacement by the developer(s) of the
Specific Plan.

All on-site improvements are required to have
hydraulic studies to determine infrastructure
improvements needed to support each area
and shall be the responsibility of the developer.

All on-site intract public sewer mains shall be
studied via a Sewer Sub-Area Master Plan
(SSAMP) per the City’s current Sewer Master
Plan. Any changes in sewer tributary
boundaries, as acceptable at the City’s
discretion or land use not limited to units,
density, or intensity, that are not previously
accounted for in a City approved study
following current design criteria shall trigger a
revised updated sewer study and any new
440

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-19
findings of infrastructure improvements
needed are required at the responsibility of the
developer.

The off-site public sewer shall be designed to
meet all applicable City standards and
requirements and designed in such a way so
that the proposed on-site private sewer
improvements shall be designed to meet all
applicable building and plumbing codes.

Eucalyptus Business Park Specific Plan’s
sewer tributary areas shall be determined in
conformance with the latest City Sewer Master
Plan while accommodating the off-site and onsite sewer standards, codes, and requirements, etc. If Eucalyptus Business Park
Specific Plan’s sewer tributary areas need to
be revised to allow the public or private sewer
to meet applicable requirements, and a revised
SSAMP supports the revised sewer tributary
boundaries, as approved at the City’s
discretion, then Figure 4-8 shall be revised to
reflect Eucalyptus Business Park Specific
Plan’s new sewer tributary boundaries.
441
4-20
15"
18"
21"
8" 8" 8"
16"
20"
20"
18"
21"
8" 8"

CAMPUS AVE

BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Sanitary Sewer Infrastructure Plan
Feet
Figure 4-8

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (04-01-2026), San Bernardino County (2025) Note: Final sizing of utility mains shall be dependent
on hydraulic studies done at the time of development.

Any existing sewer mains not yet accepted by the City
that are downstream of the Specific Plan are required
at the responsibility of the developer to support the
development of the Specific Plan.

Specific Plan Area
Existing Sanitary Sewer Line
Proposed Sanitary Sewer Line
Legend
Flow Direction
Point of Connection
Optional Sewer line that may be required if needed
to support development parcels not fronting a master
planned sewer main, at the City's discretion.

Tributary Flow Direction
Tributaries
442

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-21

4.2.4 Storm Water Management Plan
As shown on Figure 4-9, Storm Drain
Infrastructure Plan, existing storm drain
infrastructure includes a 24-inch storm drain
line within Eucalyptus Avenue east of Campus
Avenue; a 42-inch storm drain line within
Eucalyptus Avenue west of Bon View Avenue;
a 24-inch line within Eucalyptus Avenue east of
Bon View Avenue, a 24-inch storm drain line
within Eucalyptus Avenue just east and west of
Grove Avenue; and a 24-inch storm drain line
within Eucalyptus Avenue west of Walker
Avenue.

Storm drain infrastructure improvements for
the Specific Plan area require the planning,
design, and construction of the following: a 60-
inch storm drain line within Campus Avenue
between Eucalyptus Avenue and the northern
boundary of the Specific Plan area; a 96-inch
storm drain line within Bon View Avenue
between Eucalyptus Avenue and the northern
boundary of the Specific Plan area; a 108-inch
storm drain line within Grove Avenue and
Walker Avenue between Eucalyptus Avenue
and the northern boundary of the Specific Plan
area; 24-inch storm drain lines within Public
Street ‘A’ between Campus Avenue and Bon
View Avenue; and 36-inch storm drain lines
within Public Street ‘A’ between Bon View
Avenue and Walker Avenue.

The overall storm drain infrastructure plan to
serve the City of Ontario is illustrated on Figure
4-10, City of Ontario Planned Drainage
Facilities. Required storm drain infrastructure
is subject to change based upon findings of
City-approved hydraulic studies, master plan
updates, and project final designs. If the storm
drain improvements are not completed and
accepted by the City, the developer of this
Specific Plan is subject to the storm drain
improvements required.

If at the time of construction, Line I in Euclid
Avenue in the City of Chino has not been
constructed, the developments tributary to this
line (see Figure 4-10) will need to detain and
release their runoff at 80% of the predevelopment flows.

A. National Pollutant Discharge Elimination
System (NPDES) Compliance and Water
Quality Management Plan (WQMP)
The grading and drainage areas design for the
on-site storm drain system improvements
within the Eucalyptus Business Park Specific
Plan area will utilize a variety of Low Impact
Development (LID) design concepts to detain,
filter, and treat surface runoff in a practical
manner to comply with the requirements of the
San Bernardino County NPDES Storm Water
Program’s current WQMP and the City’s
NPDES program requirements for new
development projects.

The objective of project-specific WQMPs is to
minimize the detrimental effects of
urbanization on the beneficial uses of receiving
waters, including effects caused by increased
water pollutants and changes in hydrology.

These effects shall be minimized through the
implementation of on-site and off-site LID Site
Design Best Management Practices (BMP’s)
that retain/infilter or biotreat 85th percentile
storm event runoff from the Specific Plan area.

In addition, non-structural and structural
Source Control BMP’s will be implemented and
documented in approved Water Quality
Management Plan(s) associated with the
design of implementing development projects
to reduce pollutant generation and transport
from the Specific Plan area.

All Priority Land Use (PLU) areas, defined by
the State Water Resources Board (SWRCB) as
high trash generating areas such as industrial
uses within the Specific Plan area shall comply
with the statewide Trash Provisions adopted by
the SWRCB and trash requirements in the
443

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-22
most current San Bernardino County AreaWide MS4 permit.

Prior to the issuance of any grading or
construction permits for any parcel map or
area that disturbs one (1) acre or more of land
within the Eucalyptus Business Park Specific
Plan area, an Erosion Control & Sedimentation
Plan and Storm Water Pollution Prevention
Plans (SWPPP) will be prepared to comply with
California State Water Resources Control
Board’s (State Water Board) current “General
Permit to Discharge Storm Water Associated
with Construction Activity” and current “Area
Wide Urban Storm Water Runoff (Regional
NPDES) Permit.” SWPPPs are required to
identify and detail all appropriate Best
Management Practices (BMPs) to be
implemented or installed during construction.

B. Airport Compatibility
The Specific Plan area is located in the Airport
Influence Areas (AIAs) of the Ontario
International Airport and the Chino Airport.

The Federal Aviation Administration (FAA)
identifies stormwater management facilities as
one of the greatest attractants to wildlife
hazards to airport operations. For this reason,
all new above ground stormwater
management facilities located within the
Eucalyptus Business Park Specific Plan area
will be designed to avoid the creation of open
water and habitat by being designed to drain
completely within a maximum 48-hour period
following design storm event (i.e., 24-hour
storm) and remain totally dry between storm
events.
444
4-23
96"
60"
108"
108"
24" 24" 36" 36"
36"
24" 24"
60"
102"
120"
24" 8'x13' RCB

ONTARIO RANCH RD
18"
#
DUAL 5' X 3' RCB
DUAL 9' X 5' RCB 9.5' X 9.5' RCB 120" 72" 24" 24"
24" 42" 24"
36"

EUCALYPTUS AVE

GROVE AVE

WALKER AVE

PUBLIC STREET 'A' CAMPUS AVE BON VIEW AVE

ONTARIO RANCH RD

COMET AVE

CUCAMONGA AVE

MERRILL AVE
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 275 550 1,100 Storm Drain Infrastructure Plan
Feet
Figure 4-9

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (04-01-2026), San Bernardino County (2025) Specific Plan Area Existing Storm Drain Line
Proposed Project Specific Storm Drain Line
Legend
Flow Direction
Point of Connection
Proposed Master Planned Storm Drain Line
Note: Final sizing of storm drain infrastructure shall be dependent on City-approved hydraulic studies, master plan updates, and project final designs. 445
4-24
City of Ontario Planned Drainage Facilities
Not
to
Scale
Figure 4-10

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Ontario Municipal Utilities Company (OMUC) (03-09-2012) VII
IX
X
XII
XIV
VIII
XI
XIII
78"
90" 78"
48"
102" 96" 78" 60"
48"
72"
90" 66"
120"
DBL 10'W x 10'H
48"
90"
84"
66"
84" 108"

CHINO AIRPORT
84" 48"
60"
60"
78" 66" 90"
66"
54" 48"
72"
48" 36"
60" 84" 96" 96" 84"
66"
72"
36"
36"
48" 60"
42" 78"
90"
96" 60"
102" 108"
54"
48"
120" 108" 96" 90"
54"
120"
72" 54"
72" 54"
72"
48"
66"
42"
84" 42"
48"
66"
72"
84"
48"
60"72"
96" 102" 120"
60" 114" 96"
60" 36"
96"
96"
90"
90"
84" 84"
54"
66"
48" 48"
48"
72"
60"
96"
10'x8' 108" 108"
54"
84"
60" 84" 72"
72"
54" 48" 36"
54"
36" 36"
48" 48"
54"
54"
54"
54"
60" 54" 48"
54"
DBL 10'W x 10'H 54" 48" 54" 48"
DBL 10'W x 10'H
96"
36"
42"
5 72"
48"
120"
78"
54"
90"
60"
60"
96" 102" 9x7.5
48"
60" 66" 42"
24"
66"
54 48"
3 42"
30"60"
72" 78" 84"
60" 36" 48"
48"
42"
36" 60"
72"
60"
78"
72" 78"
42"54"
42" 48" 60"
48"
66"
72" 60"
66"
66"
42 48"
60" 66" 108" 120" 132" (P) 60"
30" 42"
30"
30"
48"
60"
36"
48" 66"
42" 48" 54"
72"
54"
66"
96"
48"
132"
84"
54"
54" 90"
54"
30"
24" 24" 24" 24" 24"
"
42"
9x7.5 9x7.5
66" 72"
36"
36"
84"
30" 48"
36 120"
120"
84"
(P) (P)
36"
42"
5 72"
48"
120"
78"
54"
90"
60"
60"
96" 102" 9x7.5
48"
60" 66" 42"
24"
66"
54 48"
3 42"
30"60"
72" 78" 84"
60" 36" 48"
48"
42"
36" 60"
72"
60"
78"
72" 78"
42"54"
42" 48" 60"
48"
66"
72" 60"
66"
66"
42 48"
60" 66" 108" 120" 132" (P) 60"
30" 42"
30"
30"
48"
60"
36"
48" 66"
42" 48" 54"
72"
54"
66"
96"
48"
132"
84"
54"
54" 90"
54"
30"
24" 24" 24" 24" 24"
"
42"
9x7.5 9x7.5
66" 72"
36"
36"
84"
30" 48"
36 120"
120"
15 BASIN GROVE AVE
LOWER

CUCAMONGA

SPREADING

GROUNDS
BASINS
ELY
FO
BASIN

WINEVILLE
BASIN

RIVERSIDE
(P)
X"
X
CHRIS
BASIN

EASTVALE

JURUPA VALLEY
X
*(1)
*(1)
*(2)
*NOTES:
(1) SD "FRNS-V-1b" on Campus Avenue (Priority A-13)
connects to SD "CAMP-VIII-1" (Priority A-11) , not to
"FRNS-V-1a" on Francis Street. "CAMP-VIII-1" to be
upsized accordingly.
(2) Revision to Areas XI and XII (Priorities C-12 and C-13). (3) 39" RCP in Euclid Avenue from Holt Boulevard to G
Street does not exist.
(4) 48"-66" RCP in Vineyard Avenue from Francis Street to north of the Ely Basins does not exist.
*(4)
Legend
Planned Storm Drain, Size and line ID
Drainage Area Boundary
Drainage System Boundary
Existing County Open Channel
Existing County Storm Drain and Size (in inches)
Existing Grass Lined Channel (Maintained by Property Owner) County Limit
City Limit
Specic Plan Area
Specic Plan Required Drainage Facilities
Existing City Storm Drain and Size (in inches)
Existing Detention Basin (Maintained by Other Agencies) Parallel to Existing Storm Drain
Drainage Area #
System Identication

FONTANA
BASIN

VERSIDE
(P)
X"
X
X
b" on Campus Avenue (Priority A-13)
AMP-VIII-1" (Priority A-11) , not to
rancis Street. "CAMP-VIII-1" to be
y.
eas XI and XII (Priorities C-12 and C-13).
clid Avenue from Holt Boulevard to G
st.
n Vineyard Avenue from Francis Street to
sins does not exist.

BASIN

RIVERSIDE
(P)
X"
X
X
V-1b" on Campus Avenue (Priority A-13)
CAMP-VIII-1" (Priority A-11) , not to
Francis Street. "CAMP-VIII-1" to be
ngly.

Areas XI and XII (Priorities C-12 and C-13).

Euclid Avenue from Holt Boulevard to G
exist.

P in Vineyard Avenue from Francis Street to
Basins does not exist.

X
XII
II
XI
III
DBL 10'W x 10'H
48"
90"
84"
66"
84" 108"
84" 48"
60"
60"
78" 66" 90"
66"
54" 48"
72"
48" 36"
60" 84" 96" 96" 84"
36"
36"
48" 60"
120" 108
96 90
120"
72" 54"
72" 54"
72"
48"
66"
42"
84" 42"
48"
66"
72"
84"
48"
60"72"
96" 102" 120"
60" 114" 96"
60" 36"
96"
96"
90"
90"
84" 84"
54"
66"
48" 48"
48"
72"
60"
96"
10'x8' 108" 108"
54"
84"
60" 84" 72"
72"
54" 48" 36"
54"
36" 36"
48" 48"
54"
54"
54"
54"
60" 54" 48"
54"
DBL 10'W x 10'H 54" 48" 54" 48"
DBL 10'W x 10'H
96"
4 66
72" 60"
66 66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
4 66
72" 60"
66 66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
LOWER

CUCAMONGA

SPREADING

GROUNDS
BASIN

RIVERSIDE
(P)
X"
X
CHRIS
BASIN

EASTVALE

JURUPA VALLEY
X
*(2)
*NOTES:
(1) SD "FRNS-V-1b" on Campus Avenue (Priority A-13)
connects to SD "CAMP-VIII-1" (Priority A-11) , not to
"FRNS-V-1a" on Francis Street. "CAMP-VIII-1" to be
upsized accordingly.
(2) Revision to Areas XI and XII (Priorities C-12 and C-13). (3) 39" RCP in Euclid Avenue from Holt Boulevard to G
Street does not exist.
(4) 48"-66" RCP in Vineyard Avenue from Francis Street to north of the Ely Basins does not exist.

X
XII
III
XI
XIII
DBL 10'W x 10'H
48"
90"
84"
66"
84" 108"
84" 48"
60"
60"
78" 66" 90"
66"
54" 48"
72"
48" 36"
60" 84" 96" 96" 84"
36"
36"
48" 60"
120" 108" 96" 90"
54"
120"
72" 54"
72" 54"
72"
48"
66"
42"
84" 42"
48"
66"
72"
84"
48"
60"72"
96" 102" 120"
60" 114" 96"
60" 36"
96"
96"
90"
90"
84" 84"
54"
66"
48" 48"
48"
72"
60"
96"
10'x8' 108" 108"
54"
84"
60" 84" 72"
72"
54" 48" 36"
54"
36" 36"
48" 48"
54"
54"
54"
54"
60" 54" 48"
54"
DBL 10'W x 10'H 54" 48" 54" 48"
DBL 10'W x 10'H
96"
48" 60"
48 66"
72" 60"
66"
66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
48" 60"
48 66"
72" 60"
66"
66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
BASIN

ROVE AVE
LOWER

CUCAMONGA

SPREADING

GROUNDS
BASIN

RIVERSIDE
(P)
X"
X
CHRIS
BASIN

EASTVALE

JURUPA VALLEY
X
*(2)
*NOTES:
(1) SD "FRNS-V-1b" on Campus Avenue (Priority A-13)
connects to SD "CAMP-VIII-1" (Priority A-11) , not to
"FRNS-V-1a" on Francis Street. "CAMP-VIII-1" to be
upsized accordingly.
(2) Revision to Areas XI and XII (Priorities C-12 and C-13). (3) 39" RCP in Euclid Avenue from Holt Boulevard to G
Street does not exist.
(4) 48"-66" RCP in Vineyard Avenue from Francis Street to north of the Ely Basins does not exist.

X
72"
48" 36"
48" 60"
60"
10'x8' 108" 108"
54"
84"
60"
84" 72"
54" 48" 36"
54"
48"
(P)
X
X
*NOTES:
(1) SD "FRNS-V-1b" on Campus Avenue (Priority A-13)
connects to SD "CAMP-VIII-1" (Priority A-11) , not to
"FRNS-V-1a" on Francis Street. "CAMP-VIII-1" to be
upsized accordingly.
(2) Revision to Areas XI and XII (Priorities C-12 and C-13). (3) 39" RCP in Euclid Avenue from Holt Boulevard to G
Street does not exist.
(4) 48"-66" RCP in Vineyard Avenue from Francis Street to north of the Ely Basins does not exist.

X
XII
II
XI
XIII
DBL 10'W x 10'H
48"
90"
84"
66"
84" 108"
84" 48"
60"
60"
78" 66" 90"
66"
54" 48"
72"
48" 36"
60" 84" 96" 96" 84"
36"
36"
48" 60"
120" 108" 96" 90"
"
120"
72" 54"
72" 54"
72"
48"
66"
42"
84" 42"
48"
66"
72"
84"
48"
60"72"
96" 102" 120"
60" 114" 96"
60" 36"
96"
96"
90" 90" 84" 84"
54"
66"
48" 48"
48"
72"
60"
96"
10'x8' 108" 108"
54"
84"
60" 84" 72"
72"
54" 48" 36"
54"
36" 36"
48" 48"
54"
54"
54"
54"
60" 54" 48"
54"
DBL 10'W x 10'H 54" 48" 54" 48"
DBL 10'W x 10'H
96"
48" 60"
66"
72" 60"
66"
66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
48" 60"
66"
72" 60"
66"
66"
60"
36"
48" 66"
42" 48" 54"
72"
24" 24"
N
AVE
LOWER

CUCAMONGA

SPREADING

GROUNDS
BASIN

RIVERSIDE
(P)
X"
X
CHRIS
BASIN

EASTVALE

JURUPA VALLEY
X
*(2)
*NOTES:
(1) SD "FRNS-V-1b" on Campus Avenue (Priority A-13)
connects to SD "CAMP-VIII-1" (Priority A-11) , not to
"FRNS-V-1a" on Francis Street. "CAMP-VIII-1" to be
upsized accordingly.
(2) Revision to Areas XI and XII (Priorities C-12 and C-13). (3) 39" RCP in Euclid Avenue from Holt Boulevard to G
Street does not exist.
(4) 48"-66" RCP in Vineyard Avenue from Francis Street to north of the Ely Basins does not exist.
(P)
X
(x)
*NOTES:
(2) Revision to Area XI and XII
(Priorities C-12 and C-13)
446

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
4-25

4.2.5 Dry Utilities Plan
Southern California Gas Company (SoCal
Gas) provides gas service, Southern California
Edison (SCE) provides the electric service,
and OntarioNet Fiber and Frontier
Communications provide telecommunication
(telecom) services to the Specific Plan area.

As shown on Figure 4-11, Dry Utilities
Infrastructure Plan, and Figure 4-12, Fiber
Optics Plan, existing dry utilities infrastructure
includes a 3-inch gas line within Eucalyptus
Avenue between Campus Avenue and Bon
View Avenue; a 3-inch and a 12-inch gas line
along Eucalyptus Avenue between Bon View
Avenue and Grove Avenue; a 2-inch and a 12-
inch gas line within Bon View Avenue; a 4-inch
gas line within Grove Avenue; and a 2-inch gas
line within Walker Avenue.

Dry utilities, including electric and telecom
improvements for the Specific Plan area
require the planning, design, and construction
of the following: new SCE and telecom lines
within Campus Avenue, Bon View Avenue,
Grove Avenue, Walker Avenue, Eucalyptus
Avenue, and Public Street ‘A’; new fiber optic
lines within Campus Avenue, Bon View
Avenue, Grove Avenue, Walker Avenue,
Eucalyptus Avenue, and Public Street ‘A’. The
Specific Plan would also install a new gas line
in Campus Avenue between Eucalyptus
Avenue and the northern boundary of the
Specific Plan area as part of areawide
infrastructure improvements; However, the
Specific Plan would not utilize natural gas.

All dry utilities internal to the Eucalyptus
Business Park Specific Plan area will be
installed underground in conjunction with the
development of the Specific Plan area in
accordance with applicable public utility
standards and specifications and to the
satisfaction of the Ontario City Engineer. The
location of other lateral connections,
transformers, switches, pull boxes, and dry
utility manholes will be determined at the time
buildings are positioned and uses are
established in each planning area in
conjunction with implementing development.

4.3 Conceptual Grading Plan
As part of site grading activities, the majority of
the Specific Plan area would be subject to
grading and disturbance. Specifically, grading
activities on-site would require approximately
1,000,000 cubic yards (CY) of cut and
approximately 1,150,000 CY of fill. Net fill
(import) would be 150,000 CY. Within this
earthwork operation, the site needs to export
approximately 51,000 CY of organic materials.
447
4-27
2" & 12" Gas
3" Gas
4" Gas
2" Gas
3" Gas 3" & 12" Gas

CAMPUS AVE

BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Dry Utilities Infrastructure Plan
Feet
Figure 4-11

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (11-20-2025), San Bernardino County (2025) Specific Plan Area
Existing Gas Utility Line
Proposed Gas Utility Line
Proposed SCE and Telecom Lines
Legend
448
4-28

CAMPUS AVE

BON VIEW AVE

ONTARIO RANCH RD

BON VIEW AVE

COMET AVE

CUCAMONGA AVE

GROVE AVE

EUCALYPTUS AVE

GROVE AVE

WALKER AVE
Public Street 'A'
PA 1

BUSINESS PARK

7.70 AC.

PA 4

BUSINESS PARK

18.19 AC.

PA 2

BUSINESS PARK

18.33 AC.

PA 5

BUSINESS PARK

37.76 AC.

PA 3

BUSINESS PARK

18.21 AC.

PA 6

BUSINESS PARK

37.71 AC.

PA 9

OPEN SPACE

13.89 AC.

PA 8

OPEN SPACE

13.99 AC.

PA 7

OPEN SPACE

8.00 AC.
0 200 400 800 Fiber Optics Plan
Feet
Figure 4-12

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (11-16-2025), San Bernardino County (2025) Specific Plan Area Existing Fiber Optic Line
Proposed Fiber Optic Line
Legend
Point of Connection
449

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-1
CHAPTER 5

DEVELOPMENT REGULATIONS

5.1 Purpose and Intent
This Chapter formally establishes the use
permissions and development standards
(zoning) for the Eucalyptus Business Park
Specific Plan area. The regulations provided
herein work in concert with the architectural
and landscape guidelines set forth in Chapter
6, Design Guidelines, to achieve the vision of
this Specific Plan.

5.2 Definition of Terms
The meaning of words, phrases, titles, land
uses, and terms shall be the same as provided
in the City of Ontario Development Code
(hereafter referred as “Development Code”),
unless otherwise specifically defined in this
Specific Plan.

5.3 Applicability
The regulations set forth in this Chapter shall
apply to all development plans or agreements,
tract or parcel maps, site plans, or any other
action requiring administrative or discretionary
approval within the approximately 189-acre
Eucalyptus Business Park Specific Plan area.

If the development standards contained herein
differ from those contained in the Ontario
Development Code, the provisions of this
Specific Plan shall take precedence. Any
development standard, condition, or situation
not specifically addressed herein shall be
subject to the applicable requirements of the
Ontario Development Code.

5.4 Permitted, Conditionally
Permitted, and Administratively
Permitted Uses
Land within the Eucalyptus Business Park
Specific Plan area and structures/facilities
thereon may be developed, divided, and/or
used for those activities listed in Table 5-1,
Permitted Land Uses. Table 5-1 lists the
permitted, conditionally-permitted, and
administratively permitted land uses for each
land use district established by this Specific
Plan (Business Park and Open Space –
Parkland). A use that is not listed in Table 5-1
is a prohibited use unless otherwise allowed
pursuant to the procedures described in
Chapter 7, Implementation Plan, or through
applicable interpretations and determinations
established by the Development Code.

The Specific Plan area is located within the
Chino Airport (CNO) AIA. The San Bernardino
County Comprehensive Land Use Plan for
Chino Airport was adopted in 1991 and does
not reflect guidance set forth in the 2011
Caltrans Airport Land Use Planning
Handbook. As such, in 2022, the City of
Ontario adopted the CNO Overlay District
which provides maps, criteria, and policy
language to guide development within the
Chino AIA consistent with the 2011 Caltrans
Airport Land Use Planning Handbook. The
majority of the Specific Plan area is located
within CNO Safety Zone 6 (low risk), with a
very small portion of the southeastern corner
located within Safety Zone 4 (moderate risk).
450

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-2
Development shall be consistent with the
policies and criteria of the CNO ALUCP and
may have additional development restrictions
that include building heights, land use
restrictions, Floor Area Ratio (FAR) limitations
and Open Land Criteria. Refer to the Chino
ALUCP for additional development
regulations.
451

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-3
The symbols shown in Table 5-1 have the following meanings:
“P” – the land use is permitted by right, subject to the development standards applicable to that land use district.
“C” – the land use is conditionally permitted, subject to the filing of a Conditional Permit in accordance with the requirements of the Ontario Development Code and must be approved by the City of Ontario Zoning Administrator or Planning Commission before the use can be established within a particular land use district.
“A” – the land use is administratively permitted, subject to the filing of an Administrative Use Permit in accordance with the requirements of the Ontario Development Code.

Table 5-1 Permitted Land Uses
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Agriculture, Forestry, Fishing, Hunting
Temporary and interim
agriculture uses P P
Restricted to existing legally
established agriculture and
dairy uses.

Manufacturing
Aerospace P --
Alcoholic beverage
manufacturing
(breweries, wineries,
distilleries, and related
tasting room)
C ---
Apparel P ---
Automotive P --
Boutique/artisan smallscale and micro
manufacturing facilities
P ---
Includes all types of smallscale businesses that
produce tangible goods, such
as textiles, hardware and
hardware prototyping,
woodworking, metal working,
3D printing, consumer
product design and
prototyping, nonalcoholic
beverage, local food
production and packaging,
soaps, perfumes, and lotions.

Computer and
electronic products P ---
452

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-4
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Electrical equipment,
appliances, and
components
P ---
Food P ---
Including bread, tortilla, snack
foods, roasted nuts, coffee
and tea, spice and extract,
and other miscellaneous food
manufacturing)
Footwear P ---
Furniture and related
product manufacturing P ---
Leather and allied
product P ---
Miscellaneous
manufacturing P ---
Includes medical equipment
and supplies; jewelry and
silverware; sporting and
athletic goods; dolls, toys and
games; office supplies; signs;
and other miscellaneous
manufacturing.

Painting, Powder
Coating and Polishing
Metal and Metal
Products for the Trade
C --
Activities are restricted to
within a fully enclosed
building.

Pharmaceuticals and
medicines C ---
Plastic product
manufacturing P ---
Printing and related
support activities P ---
Textile product mills P ---
Activities are restricted to
within a fully enclosed
building.

Wholesale Trade
Automotive parts and
accessories (excludes
automotive repair)
P ---
Business to business
electronic markets P ---
Includes sale of goods such
as household goods,
computer parts, clothing,
453

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-5
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
food, office supplies, and
other tangible goods.

Durable and
nondurable goods
agents and brokers
P ---
Agent and brokers that
facilitate wholesale
transactions of tangible
goods for manufacturers and
buyers
Furniture and home
furnishings P ---
Group purchasing
organizations P ---
Entities that aggregate
purchasing volume for
businesses to negotiate
discounts, rebates, and better
contract terms with suppliers.

Hardware and
plumbing, and heating
equipment and
supplies
P ---
Household appliances
and electrical and
electronic goods
P ---
Merchant wholesalers,
nondurable goods P ---
Excludes industrial gases,
petroleum bulk stations and
terminals, and fireworks and
explosives.

Miscellaneous durable
goods P ---
Includes musical instruments,
prerecorded compact discs
and digital video discs, and
timber and timber products.

Motor vehicle parts
and supplies P ---
Professional and
commercial equipment
and supplies
P ---
Includes wholesale
distribution of durable goods
designed for business,
industrial, or professional use,
including medical,
photographic, office, and
computer equipment.

Sporting and
recreational goods and
supplies
P ---
Sales of firearms will require
an approved CUP.
454

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-6
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Toy and hobby goods
and supplies P ---
Jewelry, watches,
precious stones, and
precious metals
P ---
Retail Services
Automated fueling
stations (“card lock”
facilities)
P ---
Automobile, light truck
and van body, paint,
and interior repair and
customization
C ---
Automobile, light truck
and van repair and
maintenance
C ---
Batting cages – indoor C ---
Cafeterias and buffets1 P ---
Outdoor dining areas, both
temporary and permanent,
which are provided in addition
to seating areas approved
with the development of a
building, may be permitted,
subject to the approval of an
Administrative Use Permit.

Convenience stores1 P ---
Gross floor area shall not
exceed 10,000 sq. ft. for a
single building.

Fitness and
recreational sports
centers (limited to
health clubs and gyms,
fitness and sports
training facilities, tennis
club, swim clubs and
other activities and
facilities)
• GFA less than
10,000 SF
P ---
Fitness and
recreational sports
centers (limited to
C ---
455

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-7
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
health clubs and gyms,
fitness and sports
training facilities, tennis
club, swim clubs and
other activities and
facilities)
• GFA 10,000 or
more SF
Full-service
restaurants2 P ---
Outdoor dining areas, both
temporary and permanent,
which are provided in addition
to seating areas approved
with the development of a
building, may be permitted,
subject to the approval of an
Administrative Use Permit.

Gasoline stations with
convenience stores1 C ---
Home and garden
equipment and
appliance repair and
maintenance
P ---
Industrial retail sales
(limited to the ancillary
sales of goods and/or
product either
manufactured,
warehoused, or
wholesaled on-site)
• ≤ 8,000 SF
P ---
Industrial retail sales
(limited to the ancillary
sales of goods and/or
product either
manufactured,
warehoused, or
wholesaled on-site)
• > 8,000 SF of
building GFA
C ---
Limited-service and
fast food restaurants P ---
Outdoor dining areas, both
temporary and permanent,
which are provided in addition
456

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-8
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
to seating areas approved
with the development of a
building, may be permitted,
subject to the approval of an
Administrative Use Permit.

Restaurants that includes a
drive-through shall require a
CUP.

Other Personal and
Household Goods
Repair and
Maintenance -- Without
Retail Sales (limited to
garment alteration and
repair, jewelry repair,
key duplicating,
musical instrument
repair and tailor shops)
P ---
Reupholsters and
furniture repair P ---
Self-serve and fullservice gasoline
stations1
C ---
Automotive servicing
facilities (limited to
retail-oriented services,
such as emissions
testing, battery
replacement and other
similar retail activities
that involves the limited
use of pneumatic tools
or equipment that
create noise impacts)
P ---
Simulated racing
(limited to go-carts,
radio-controlled
vehicles, and other
similar facilities)
C ---
457

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-9
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Snack and
nonalcoholic beverage
bars1
P ---
Outdoor dining areas, both
temporary and permanent,
which are provided in addition
to seating areas approved
with the development of a
building, may be permitted,
subject to the approval of an
Administrative Use Permit.

Vending machine
operators (retailing of
merchandise through
vending machines, as
an ancillary business
activity, within a fully
enclosed building)
P ---
Transportation & Warehousing
Couriers and
messengers
P ---
Data center C ---
General warehousing
and storage within a
wholly enclosed
building
P ---
Fulfilment Center P ---
Outdoor materials and
equipment storage in
conjunction with an
allowed use
C ---
Package and Parcel
Sorting and Delivery P ---
Sorting facilities that direct
packages to their final
destination.

Parking lots and
parking garages in
conjunction with
allowed uses
P ---
Physical records,
digital assets, and
media archives storage
C ---
Plug-In Electric Vehicle
(PEV) Charging
Facilities
P ---
Postal service P ---
458

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-10
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Indoor Vehicle Storage P ---
Outdoor Vehicle
Storage C ---
Professional, Scientific, Tech. Services
Broadcasting (except
internet) P ---
Business support
services P ---
Includes consulting,
administrative tasks, IT
support, and financial
management.

Depository credit
intermediation P ---
Limited to commercial
banking, savings institutions,
and credit unions.

Financial transactions
processing and
clearinghouse activities
P ---
Establishments that facilitate
electronic funds transfers,
check clearing, credit card
processing, and managing
reserves, excluding central
bank activities.

Management of
companies and
enterprises
P ---
Motion picture and
video industries P
Includes production,
distribution, and exhibition of
films, television programs,
and commercials.

Newspaper, periodical,
book, and directory
publishers
P ---
Personal fitness trainer P ---
Physicians and
dentists, other health
practitioners,
outpatient centers,
laboratory testing
services, home
healthcare services,
and community clinics
P ---
Religious organizations C ---
Scientific research and
development services C ---
Software publishers P ---
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-11
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
Sound (audio)
recording facilities P ---
Telephone answering
services and call
centers
C ---
Construction
Contractors (limited to
businesses whose
primary activity is
performing specific
activities involving in
construction,
engineering and capital
improvement projects,
or preparation of sites
for construction)
P ---
Permitted by right if
completely within a building.

Conditional use permit
required if outdoor storage is
provided.

Prefabricated
construction assembly P ---
Government Offices
Executive, legislative,
and other general
government support
P P
Fire protection (stations
and substations) P P
Police protection
(stations, substations,
and storefront facilities)
P P
Publicly operated
animal resource center P P
Arts, Entertainment and Recreation
Open space and park
lands (publicly owned
facilities)
--- P
Other Uses
Electric Power
transmission, control
and distribution
P P
Restricted to only publicly
owned utility stations.

Telecommunication
facilities C ---
Temporary and interim
buildings, structures, A A
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-12
Use Legend:

Permitted Use = “P” Conditional Use = “C” Administrative Use = “A” Prohibited Use = “---" Use
Business Park
(PAs 1-6)
Open Space –
Parkland (PAs 7-9) Notes
and facilities (fewer
than 5 years)
Temporary and interim
buildings, structures,
and facilities (5 to 10
years)
C C
Self-storage facilities P ---
Note: 1. Uses are considered as commercial uses within the Eucalyptus Business Park Specific Plan area. The total combined square footage of the commercial uses shall not exceed 10,000 SF. 461

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-13

5.5 Business Park Development
Standards
The following development standards establish
the development criteria that shall apply within
the Business Park land use district of the
Eucalyptus Business Park Specific Plan. The
Specific Plan area is located within the Chino
Airport Safety Zones that may limit building
height, land uses, and FAR based on the
proposed land use, and requires open land.

Refer to the Chino Airport Land Use
Compatibility Plan for additional land use
restrictions. For standards that are silent in this
Specific Plan, the applicable standards
contained within the City’s Development Code
shall apply.

Table 5-2 Development Standards
Site Requirements
BP
Minimum lot size 1.0 acre
Maximum floor area ratio
(calculated on a Planning Area by
Planning Area basis)

0.55 Minimum lot width dimensions 100 ft
Minimum lot depth dimensions 100 ft
Maximum building footprint 560,000
SF
Maximum Building Height1 60 ft
Maximum Building Height (lots
adjoining Public Street ‘A’)1 50 ft
Overall minimum landscape
coverage (landscaping shall
include plantings (trees,
shrubs, groundcovers, vines)
and trellises.)
13%2,3
Minimum truck court depth
(measured from dock door
perpendicularly to property
line)
120 ft
Notes:

1. Maximum building height shall also adhere to the
Chino Airport height constraints.

2. The Overall Minimum Landscape Coverage shall be
determined based on the net total acreage of all
parcels in the same phase of development. The
minimum landscape coverage requirement shall not
apply on a planning area by planning area or parcel
by parcel basis.

3. The architecture of buildings shall be thoughtfully
designed and create a cohesive project with the
landscape design of the project.

4. Up to 15% of a parcel’s square footage is permitted
to encroach into an adjacent planning area, as long
as both areas share the same land use designation
Table 5-3 Minimum Building and Parking
Setback Requirements
BP
Minimum setbacks from property line1
Eucalyptus Avenue 25 ft
Public Street ‘A’ 20 ft
Campus Avenue 10 ft
Bon View Avenue 10 ft
Grove Avenue 20 ft
Walker Avenue 20 ft
Minimum side yard interior property line
setbacks
Building 5 ft
Drive aisles, passenger
cars and truck parking 5 ft
Screened loading and
storage yards (inclusive
of passenger cars and
truck parking within the
screened loading and
storage area)
0 ft
Minimum rear yard setback 0 ft
Notes:

1. ADA accessible pathways are permitted to
encroach into setback areas to provide a path
of travel.

Table 5-4 Minimum Drive Aisle and Parking
Space Separation Requirements
BP
Adjacent to building office
elements
10 ft
Adjacent to building wall or
screen wall/fence, and not
within a screened/enclosed
yard
5 ft
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-14
Adjacent to building wall or
screen wall/fence, and within a
screened yard
0 ft

Table 5-5 Parking Space Requirements
Use Required Space
Wholesale Trade 2.5 spaces per 1,000 SF
Retail Services 4 spaces per 1,000 SF
Full-Service
Restaurant 10 spaces per 1,000 SF
Fast Food
Restaurants 13.3 spaces per 1,000 SF
Professional,
Scientific, Tech.

Services
4 spaces per 1,000 SF
General
Business Offices 4 spaces per 1,000 SF
Manufacturing1,2 1.85 spaces per 1,000 SF
gross floor area (GFA)
Warehousing
and
Distribution1,2
Portion of GFA ≤ 20,000 SF:
1 space per 1,000 SF
Portion of GFA > 20,000 SF:

0.5 space per 1,000 SF
Tractor trailer parking space:
1 space/4 dock-high doors
General
Industrial1,2
Portion of GFA < 50,000 SF:

1.85 spaces per 1,000 SF
Portion of GFA ≥ 50,000 SF
and < 100,000 SF:
1 space per 1,000 SF
Portion of GFA ≥ 100,000 SF:

0.5 space per 1,000 SF
Tractor trailer parking space:
1 space/4 dock-high doors
Business Park1,2
3 spaces per 1,000 SF
Tractor trailer parking space:
1 space/4 dock-high doors
Notes:

1. Parking for “general business offices” and other
associated uses shall be provided when those uses
exceed 10% of the building GFA.

2. The Specific Plan permits a blended parking ratio for Business Park buildings to accommodate varying
proportions of business park, general industrial,
warehouse, distribution, and/or support office
functions. The Planning Director may approve
modifications to the blended ratio during the
Development Plan review process based on
operational characteristics, provided parking meets
or exceeds the parking requirements in Table 5-5,
Parking Space Requirements.

3. Parking stalls along the landscape edge are required to provide a landscape finger every 15 stalls.

5.5.1 Other Development Standards
1) Loading docks and truck parking areas
shall be visually screened from Campus
Avenue, Bon View Avenue, Grove Avenue,
Walker Avenue, and Public Street ‘A’ by
walls and landscaping features.
2) The outdoor storage of materials and
equipment shall be permitted ancillary to
the land uses allowed pursuant to Table 5-

1. Outdoor loading and storage areas and
loading doors shall be screened from view
from public streets by concrete or masonry
walls and landscaping. Any gates shall be
lockable. Such walls and landscaping used
as screening shall be a minimum eight feet
(8’) in height and shall be of sufficient
height to screen all outdoor materials and
equipment, tractors and trailers, and
loading doors from view of public streets.

A line of sight study shall determine the
required height(s) of the screen walls. The
storage of outdoor materials shall not
exceed the height of the screen walls as
measured from the interior side of the
walls.
3) Ground- and roof-mounted exterior
mechanical equipment, heating and
ventilating, air conditioning, tanks, and
other mechanical devices shall be of an
architecturally compatible design with the
primary structure and screened when
visible to the public.
4) Exterior lighting fixtures shall be downward
directed. Pole-mounted lights shall be
shielded with the light source oriented to
not directly face public streets and/or
adjacent properties.
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
5-15
5) All manufacturing and processing activities
shall be conducted within a wholly
enclosed building.
6) The following open land and occupancy
limit requirements shall apply within the
Chino Airport Safety Zone, as approved by
the City of Ontario City Council. Qualifying
open land is land free of most structures
and other obstacles such as walls, large
trees or poles, and overhead wires. The
minimum dimensions of the open space
area shall be 75 feet by 300 feet. Additional
open space requirements shall adhere to
the provisions provided within the Ontario
Development Code.
7) The Specific Plan area is located in the
Airport Influence Area (AIA) established by
the Ontario International Airport Land Use
Compatibility Plan (ONT ALUCP) and the
Chino Airport Safety Zone established by
the provisions within the Chino Airport
Overlay zoning district. All development in
the Eucalyptus Business Park Specific
Plan area shall be subject to the mandatory
requirements and standards of those
applicable ALUCP and the Ontario
Development Code, or in the absence of
an adopted ALUCP and Development
Code, the California Airport Land Use
Planning Handbook. Given the close
proximity of the Specific Plan area to the
Chino Airport, developers within the
Specific Plan area shall consult and
coordinate with Chino Airport agencies
and City staffs during the planning and
design stage to ensure development plans
accommodate applicable safety
restrictions. The entire Specific Plan area
is impacted by the Chino Airport;
developers within the Specific Plan area
shall consult and coordinate with City staff,
Chino Airport, and FAA during the planning
and design stage to ensure that
development plans and right-of-way street
improvements do not create any hazards
and comply with the California Airport
Land Use Planning Handbook published
by the Caltrans Division of Aeronautics and
the Chino ALUCP, Reference I of the
Ontario Development Code.

5.6 Open Space-Parkland
Development Standards
The Eucalyptus Business Park Specific Plan is
comprised of approximately 35.88 acres of
Open Space – Parkland land uses, which is
planned as part of for a larger public regional
park. The developer and the City of Ontario will
work together to ensure the regional park will
be constructed concurrently with the build out
of the Business Park portion of the Specific
Plan. The details of the partnership will be
included in the Development Agreements
accompanying the approval of the Eucalyptus
Business Park Specific Plan.
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-1
CHAPTER 6

DESIGN GUIDELINES

6.1 Purpose and Intent
The design guidelines presented in this
chapter describe the quality and character of
the built environment expected for the
Eucalyptus Business Park Specific Plan area.

While the design guidelines provide direction,
they are meant to provide a certain level of
flexibility to allow creative expression during
the design of implementing development
projects.

The Eucalyptus Business Park Specific Plan
area’s visual identity will be expressed through
attractive building architecture with quality
materials, landscape, hardscape, and signage
elements. The design guidelines contained
herein are primarily focused on the business
park planning areas and are presented in a
manner that ensures consistent architectural
expression from building to building, while
allowing flexibility in modern-day building
design.

The objectives of these Design Guidelines are
as follows:
• To provide the City of Ontario assurance
that the Eucalyptus Business Park Specific
Plan area will develop in accordance with
the quality and character described within
this Specific Plan.
• To provide guidance to developers,
builders, engineers, architects, urban
planners, landscape architects, and other
professionals to achieve and maintain the
desired design quality.
• To provide an aesthetic benchmark for City
staff, the Planning Commission, and the
City Council in their review of the design of
future development projects in the Specific
Plan area.
• To provide guidelines that steer the
Eucalyptus Business Park to convey a
contemporary aesthetic theme and
character while allowing flexibility for
practical application and creative
expression.
• To provide guidelines for energy and water
use efficiency that can be implemented in
the site planning, design, and construction
of implementing development projects to
minimize waste deposited at landfills,
decrease fossil fuel consumption, and
reduce domestic water consumption.
• To ensure that the Specific Plan
implements the intent of The Ontario Plan
and the City’s Development Code.

The Design Guidelines presented herein apply
to all development within the Business Park
Planning Areas within the Eucalyptus Business
Park Specific Plan area.

6.2 Parkland Guidelines
The City's vision for the Grand Park has been
outlined in the Ontario Grand Park Conceptual
Master Plan. All future improvements within the
Grand Park including monumentation,
signage, trails, landscaping, etc. shall be
designed to be consistent with the Ontario
Grand Park Conceptual Master Plan to ensure
a consistent implementation of the City's
vision. Improvements within the Grand Park
shall be approved as part of the development
465

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-2
plan for the respective planning area of the
EBPSP.

6.3 Business Park Design Theme
Planning Areas 1-6 are envisioned as a
contemporary business park containing
buildings that are grouped and arranged in
campus-like settings. The business park areas
will provide businesses with easy access to
regional transportation networks, proximity to
workers, and proximity to major ports and
airports.

The theme features a contemporary design
aesthetic, drawing on the ranch heritage of the
area, which provides architectural styling with
attractive detailing, visually-interesting
accents, and timeless features. Developments
within the business park area will provide
architecturally compatible sign design,
directed lighting, colorful and drought-tolerant
landscaping, and energy efficient design
features. Functional elements like loading
areas will be oriented inward with attractive
building façades facing outward toward the
public streets. Generous landscaped zones
along these frontages will enhance both the
visual appeal and functionality of the
circulation system.

6.4 Business Park Architecture
Guidelines
This section sets addresses the architectural
design of buildings in Planning Areas 1-6.

6.4.1 Architectural Theme
The architectural style of buildings in the
business park areas emphasizes building
massing over structural articulation. Buildings
are characterized by simple and distinct cubic
masses with interlocking volumes of wall
planes, colors, and materials to create visual
appeal. Additionally, architectural designs may
mix colors, materials, and textures to articulate
façades and create visual appeal.

Design elements are selected to ensure
compatibility in character, massing, detailing,
and exterior materials, reinforcing the
aesthetic of the intended contemporary
Conceptual Building Architecture
466

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-3
design. While individual creativity and identity
of individual buildings are encouraged, all
buildings and planning areas are intended to
maintain design integrity and compatibility to
reinforce a cohesive image and campus-like
setting throughout the Specific Plan area

6.4.2 Building Form
Building form is a fundamental aspect of
architectural design, defined by elements such
as shape, mass (size), scale, proportion, and
articulation. Building façades visible from
public roads require careful attention but even
building façades not visible from public roads
or publicly accessible areas are encouraged to
follow the building form guidelines listed below.

The following guidelines apply to all business
park buildings to promote a visually cohesive,
attractive, and welcoming environment:
1) Simple geometric shapes shall be used as
the overall building form. Rectangular
forms are preferred, as they provide visual
balance and interest. Avoid overly complex
or arbitrary building shapes.
2) Long horizontal wall surfaces facing public
streets shall incorporate regular or periodic
changes in exterior materials, color,
decorative accents, or architectural details
to add visual interest.
3) Varying the size and shape of building
masses between neighboring buildings
visible from public streets is encouraged.
4) Buildings abutting and facing Public Street
‘A’ are encouraged to have varied setback
distances to provide a visually interesting
and attractive street frontage.
5) Make primary pedestrian entrances to
buildings (with the exception of service
doors and emergency exit doors) clearly
and easily identifiable through changes in
massing, color, and/or building materials.

Entries intended for visitors and the
general public should be recessed or
covered by architectural projections, roofs,
or arcades to provide shade and a
welcoming effect.
6) Architectural and trim detailing on building
façades shall be clean, simplistic, and not
overly complicated.
7) Materials applied to exterior wall elevations
shall turn the corner of the building to a
logical termination point in relation to
architectural features or massing.
8) Provide enhanced building corner and
entrance design to create visual anchors
that help define the building’s identity.

Conceptual Building Materials
467

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-4

6.4.3 Building Materials, Colors, and
Textures
Building materials and colors play a pivotal role
in developing a clean, contemporary visual
environment. The following guidelines apply to
all business park buildings within the
Eucalyptus Business Park Specific Plan area,
with slight variations encouraged to provide
visual interest.
1) Primary exterior building materials shall
include concrete and similar materials. The
primary materials should be accented by
secondary materials including but not
limited to natural or fabricated stone, fire
resistant or synthetic wood siding
(horizontal or vertical), metals, or similar
materials.
2) Trim details may include metal finished in a
uniform color, plaster, or concrete
elements finished consistently with the
building treatment. Use of overly
extraneous themed detailing, like
oversized or excessive foam cornice caps,
foam moulding and window detailing is
discouraged.
3) Material transitions should occur at
intersecting planes, preferably at inside
corners where wall planes change, or at
points where architectural elements meet.
4) Primary exterior building colors should be
light earth and gray tones. Darker and/or
more vibrant accent colors may be used
strategically in focal point areas, such as
around building entrances and outdoor
gathering spaces.
5) The use of bright primary colors, overly
bold color applications, and arbitrary color
patterns that clash with the established
business park color palette are
discouraged, except in signage and logos.
6) Colors of exposed downspouts (only
permitted if not in public view), service
doors, and mechanical screens shall be
the same color as the adjacent building
wall.
7) If downspouts are needed in areas of
public view, they shall be designed as
internal downspouts.
8) Provide contrasting materials at corners
and vehicle entrances to visually enhance
the focal points of the buildings.

6.4.4 Windows and Doors
Patterns of window and door openings shall
correspond with the overall design of the
building and shall be consistent in form,
pattern, and color. The following windows and
doors guidelines apply to business park
buildings.
1) Where feasible, doors and windows on
individual building façades should be
arranged in a symmetrical and repetitive
pattern to promote visual continuity.

Conceptual Windows and Doors
468

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-5
2) Window styles and trims shall be
consistent in form and color within each
planning area. All window trims on a given
building should share a uniform finish.
3) Unfinished or untreated metal frames and
gold-colored frames for windows and
doors are not permitted. Clear silver
anodized frames are acceptable.
4) Glass should be clear or lightly tinted with
subtle reflectivity. Highly reflective or silvertinted glass is not allowed. 5) All windows/glass and doors shall be inset
to rear of wall/panel to add interest and
provide shadow lines.

6.4.5 Rooftop Equipment Screening
Equipment and apparatuses placed on the
roofs of business park buildings are expected
to be screened from public view.
1) All rooftop mechanical, electrical, and
communication equipment shall be fully
screened from view from adjacent public
streets. Solar photovoltaic (PV) panels and
associated technologies may be visible
from public review if full screening of the PV
system is not feasible.
2) Screening elements shall be architecturally
integrated with the building design in terms
of form, materials, and color. Building
parapets is the preferred method of
screening but where parapets are not
feasible, mechanical screens may be used
Conceptual Building Corner Elevation Rendering
469

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-6
but must appear as a natural extension of
the building's architecture. Screening
elements shall be of a uniform height,
color, and texture on a building sufficient to
conceal all rooftop equipment from view
from adjacent public streets.
3) Rooftop equipment should be placed away
from roof edges to minimize visibility and
reduce the height of required screening.
4) All conduits, piping, and utility lines
associated with rooftop equipment shall be
concealed from public view from adjacent
public streets.
5) Building roofs shall be designed to support
the installation of solar photovoltaic (PV)
panels and associated technologies.

6.5 Business Park Site Feature
Guidelines

6.5.1 Parking and Loading Areas
Areas serving commercial vehicles such as
loading dock areas and truck courts are
essential for the efficient operation of business
park facilities, providing access for loading,
unloading, and freight movement. However,
due to their scale and activity levels, these
areas can present conflicts with other
functions if not properly design and screened.

Below are design expectations for the effective
screening and use of loading docks and truck
courts.
1) Business park buildings fronting Public
Street ‘A’ shall not include loading docks
on any façades facing that street.
2) Commercial vehicle loading doors, service
docks, and outdoor equipment areas shall
be oriented or screened to minimize
visibility from public roads through the use
of solid walls and dense landscaping.

Screening for this purpose shall be a
minimum of 8 feet. A line of sight study will
determine max height required.
3) Loading and unloading activities by
commercial vehicles and trucks are
prohibited from occurring on or being
visible from public streets.
4) Sufficient queuing space shall be provided
in front of security gates to prevent
commercial vehicles and trucks from
stacking or idling on public streets while
waiting to enter.
5) Driveway entrances for trucks and service
vehicles shall be separated from
passenger vehicle traffic, pedestrian
pathways, and bicycle routes where
possible.
6) Conduit should be installed within truck
courts in logical, accessible locations to
accommodate the future addition of
electric truck charging stations,
anticipating advances in zero-emission
vehicle technology during the lifespan of
the business park.
7) Passenger car parking lots within business
park sites shall provide landscaping that
consist of shade trees and parking finger
islands.
8) Trees and parking fingers are not required
in truck courts, unless required to meet the
landscape coverage requirements.

6.5.2 Outdoor Employee Amenity Areas
The business park is expected to offer a wide
variety of job opportunities. For the comfort of
employees, outdoor employee amenities are
encouraged throughout the business park
area.
1) Outdoor break areas for employees may
be conveniently located and accessible to
each business park building and
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-7
positioned away from or screened from
loading zones, trash enclosures, or other
utilitarian functions. Break areas may
serve one building or be shared among
multiple buildings.
2) In outdoor break areas, shade structures
such as canopies, trellises, or umbrellas
are encouraged to be provided to shade
and protect users from direct sun and light
rain. Outdoor break areas are encouraged
to provide weather-resistant seating and
tables, including a mix of options (e.g.,
individual benches, larger tables, etc.) to
accommodate different group sizes and
preferences.
3) Use of outdoor break areas shall be
encouraged by including features such as
early morning and evening decorative
lighting, outdoor power outlets, decorative
paving, and decorative features.
4) Bicycle racks shall be provided at each
building or in a common area that serves
multiple buildings. Outdoor bike racks shall
be secure, well-anchored, and placed in
well-lit areas with passive surveillance,
such as security cameras, to enhance
safety.

6.5.3 Outdoor Equipment Placement
Ground-mounted and wall-mounted utilitarian
equipment is expected to be needed to
support business park building operations.

The following guidelines are aimed at proper
placement.
1) Ground-mounted equipment, including but
not limited to mechanical and electrical
systems, emergency generators, boilers,
storage tanks, risers, and conduits should
be placed out of public review or be
screened from public view, particularly
from adjacent public streets and other
publicly accessible areas.
2) Electrical equipment rooms should be
located within the building envelope.

External projections, such as pop-outs or
shed-like structures, are discouraged.
3) Wall-mounted equipment should not be
installed in visually prominent locations on
building façades that face public roads or
areas with high visibility. Such equipment
should either be screened from view or
integrated into the building’s architectural
design to minimize visual impact.

6.5.4 Trash Enclosures
Thoughtfully designed trash enclosures are
essential components of a well-functioning and
visually cohesive business park. These
facilities serve a critical operational role while
also contributing to the overall aesthetic and
environmental quality of the development. The
following guidelines are intended to ensure that
trash and recycling enclosures are secure,
Conceptual Employee Amenity Areas
471

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-8
functional, and architecturally integrated into
the site design.
1) All outdoor refuse containers shall be
screened within a permanent, lockable
and durable enclosure and should be
oriented so they are not visible from public
roads/views. The enclosure’s design shall
reflect the architectural style of adjacent
buildings and use similar, high-quality
materials.
2) Refuse collection areas shall be located
behind or to the side of buildings, away
from the building’s main entrance and
public view.
3) Design and placement of trash enclosures
shall meet Integrated Waste Department
requirements, including the requirements
for Sizing of Storage, Location of Collection
Area, Accessibility for Collection Vehicles,
and Collection of Sorted/Diverted Waste
Types.
4) Trash enclosures shall include green
waste/organics and recycling collection
bins.

6.5.5 Walls and Fences
Freestanding walls and fences play an
important role in defining property boundaries,
providing security, and screening service
areas within a business park. To maintain a
cohesive and high-quality visual environment,
these elements must be thoughtfully designed
to complement the architectural character of
adjacent buildings and the overall site design.

The following guidelines address the
placement, height, materials, and appearance
of freestanding walls and fences to ensure they
are both functional and visually integrated.
1) Walls and fences shall be designed to
complement the architectural style, colors,
and materials of adjacent buildings. A
consistent design theme for fencing and
walls shall be maintained throughout the
business park area to ensure a cohesive
appearance across parcels and tenant
spaces.
2) Walls and fences visible from public roads
or pedestrian areas should include
enhanced design treatments, such as
pilasters, decorative caps, or decorative
patterns, to reduce visual monotony.
3) High-quality, durable materials shall be
used such as decorative block or concrete
with textured or finished surfaces. Chain
link fencing cannot be used where visible
from the public view.
4) Walls and fences shall be designed for
long-term durability and ease of
maintenance. Finishes should be resistant
to graffiti and weathering.
5) Where walls or fences are located at major
public road intersections or project entries,
special design attention should be given to
include gateway features or architectural
detailing.

Conceptual Trash Enclosure
472

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-9
6) Walls and fences used for security
purposes should balance safety with
aesthetics. Walls and fences in public view
should be built with attractive, durable
materials.

6.6 Energy Efficiency Guidelines
This Eucalyptus Business Park Specific Plan
promotes sustainable development practices
that align with California’s long-term
environmental goals and energy efficiency
standards. These guidelines are intended to
encourage the thoughtful integration of
energy-efficient design, construction, and
operational strategies throughout the business
park. By reducing energy consumption,
lowering greenhouse gas emissions, and
supporting the use of renewable technologies,
these standards not only minimize
environmental impacts but also contribute to
long-term cost savings and improved building
performance for tenants and property owners.

The following guidelines apply to all new
construction, major renovations, and site
improvements within the Specific Plan area.
1) All new construction and major
renovations shall meet or exceed the
requirements specified in the California
Green Building Standards Code
(CALGreen Code) and Title 24 energy
efficiency requirements.
2) High-performance insulation, cool roofing
materials, energy-efficient windows, and
air-tight construction is encouraged to
exceed CALGreen Code standards to
minimize thermal loss and reduce HVAC
demand.
3) LED lighting or equivalent shall be used for
all interior and exterior applications.
4) Use of ENERGY STAR® certified
appliances and daylight sensors, motion
detectors, and programmable timers on
lighting fixtures are encouraged to
minimize unnecessary energy use.
5) Skylights are encouraged on at least 1% of
building rooftops above storage spaces to
reduce the need for artificial light.
6) Installation of smart thermostats and
automated energy management systems
are encouraged to improve heating,
cooling, and ventilation efficiency.
7) Building roofs shall be designed to
accommodate solar photovoltaic (PV)
systems. Associated battery storage
systems are encouraged as feasible to
support energy resilience and reduce peak
load.
8) Electric Vehicle (EV) charging stations and
infrastructure for expansion is encouraged
to exceed CALGreen Code standards.
9) Building tenants shall use zero-emission
equipment for building operations involving
goods movement, such as forklifts and
yard hostlers.
10) Implementing projects shall follow the City
of Ontario Climate Action Plan (CCAP)
Screening Table Measures to achieve a
minimum of 100 points per the Screening
Table.

6.7 Lighting Guidelines
Outdoor lighting is an essential architectural
component that provides aesthetic appeal,
enhances safe pedestrian and vehicular
circulation, and adds to security. Lighting
within the public rights-of-way shall adhere to
applicable City of Ontario requirements. All
other lighting on private property within the
Specific area shall adhere to the following
guidelines.
1) Minimize glare and “spill over” light onto
public streets and adjacent properties by
473

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-10
using downward-directed lights and/or
cutoff devises on outdoor lighting fixtures,
including spotlights, floodlights, electrical
reflectors, and other means of illumination
for signs, structures, parking, loading,
unloading, and similar areas. Where
desired, illuminate trees and other
landscape features by concealed up light
fixtures. Limit light spillover or trespass to
one-quarter foot-candle or less, measured
from within five feet of any adjacent
property line.
2) Select all lighting fixtures from the same or
complementary family of fixtures with
respect to design, materials, fixture color,
and light color. Use of LED lighting is
encouraged.
3) Lights should be unbreakable plastic,
recessed, or otherwise designed to reduce
the problems associated with damage and
replacement of fixtures.
4) Neon and similar types of lighting are
prohibited.
5) Locate all electrical meter pedestals and
light switch/control equipment in areas
with minimum public visibility or screen
them with appropriate plant materials.
6) Along sidewalks and walkways, the use of
low mounted fixtures (ground or bollard
height), which reinforce the pedestrian
scaled, are encouraged.
7) Use exterior lights to accent building
entrances, plazas, activity areas, and
special features.
8) Provide lighting to illuminate parking lots
and their pedestrian links that provide
more than five parking spaces for use by
the general public.
9) Provide lighting to illuminate aisles and
passageways within a building complex.
10) High-Pressure Sodium (HPS) light fixtures
are prohibited for site lighting.
11) Lighting is prohibited that could be
mistaken for airport lighting or that would
create glare in the eyes of pilots of aircraft
using the nearby Chino Airport or Ontario
International Airport.

6.8 Signage Guidelines
Signage will identify building occupants in the
business park area and ensure the efficient
circulation of vehicle traffic by identifying
vehicular entry points and directing vehicles to
their on-site destinations. Also, signage will
enhance the pedestrian experience through
wayfinding component such as directories,
directional signage, and destination identifiers.

A Sign Program shall be approved by the City
for the Specific Plan area prior to any sign
being installed within the Specific Plan area.

Clear, concise, and easy-to-understand
signage that is also visually appealing is vitally
important for positive worker and visitor
experiences in the Specific Plan area. General
design requirements for signage are as follows:
1) Freestanding signs associated with
buildings should be compatible with and
complementary to the building’s exterior
materials, colors, and finishes.
2) The dimensions and shape of freestanding signs and sign panels or elements mounted on building façades or
marquees shall be scaled proportionately
to the architecture.
3) All signs shall be contained within the
parcel to which it is applicable and shall be
so oriented as to preclude hazardous
obstructions to person and/or vision of
pedestrians and/or vehicle operators.
4) Building occupant identification signage
shall be in keeping with the character
474

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-11
established for the Specific Plan area with
variations allowed to accommodate
individual user identities/corporate
branding standards.
5) All signs are expected to be of the highest
quality to pass eyelevel examination and
scrutiny, and shall comply with the
following fabrication specifications:
a. Signs should be constructed to
eliminate burrs, dents, cutting
edges and sharp corners;
b. Surfaces which are intended to be
flat should be without dents,
bulges, oil canning, excessive,
gaps, or other physical deformities;
c. All fasteners shall be concealed;
d. Access panels shall be tight-fitting,
light-proof and flush with adjacent
surfaces;
e. Manufacturers’ procedures that
are recommended regarding
expansion/contraction, fastening
and restraining of acrylic plastic
shall be followed; and
f. Painted, polished and plated
surfaces shall be unblemished in
the finished work.
6) Prohibited sign components include the
following:
a. Letters with exposed fastening and
unfinished edges (unless
architecturally consistent);
b. Paper, cardboard, Styrofoam or
untreated cloth;
c. Visible moving parts or simulated
moving parts by means of
fluttering, rotation, or reflecting
devices; and
d. Flashing and strobing.
7) All conductors, transformers, cabinets,
housing, and other equipment for the
illumination of signs shall be concealed
and/or incorporated into the building
architecture.
8) Signs shall be constructed so as to not
have exposed wiring, raceways, ballasts,
conduit, transformers, or the like.
9) Direction signs may be located at any
vehicular or pedestrian decision point.
10) Vehicular direction signs shall clearly direct
to destination anchors within the Specific
Plan area, on-site parking areas, and truck
routes.

Conceptual Building Signage
Example
475

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-12
11) Vehicular direction signs shall be
consistent in size, shape, and design
throughout the Specific Plan area.
12) Typography on vehicular direction signs
should be legible and have enough
contrast to be read from an appropriate
windshield viewing distance.
13) Typography on vehicular direction signs
should be legible and have enough
contrast to be read from an appropriate
windshield viewing distance.
14) All direction signs and general information
signs (e.g., restrooms, telephones, fire
extinguishers, elevators, escalators, stairs)
throughout the Specific Plan area shall
incorporate the appropriate identity
symbol as established by the Society of
Environmental Graphic Design (SEGD)
and comply with all State, local and federal
regulations.
15) All traffic control signs, whether on public
or private property, shall conform to the
California Manual on Uniform Traffic
Control Devices (MUTCD).
16) All signage shall comply with the City of
Ontario Development Code’s Sign
Regulations.

6.9 Landscape Guidelines
Landscape design guidelines provided herein
establish landscape principles and standards
that shall apply to all planning areas within the
Eucalyptus Business Park Specific Plan area.

The intent is to ensure that plant materials,
entries and monuments, streetscapes, and
other amenities are compatible with the overall
Conceptual Signage Renderings
476

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-13
themes of the business park area and the
parkland area.

The landscape design guidelines provided
herein are not intended to establish a set of
rigid landscaping requirements. These
landscape guidelines are intended to be
flexible and are subject to modification over
time. However, it is critical to the Specific Plan’s
long-term design integrity that any deviations
from these guidelines are in keeping with the
spirit of the core elements of the overall theme
described herein to ensure a cohesive and
unified landscape concept across the
Eucalyptus Business Park Specific Plan area.

As shown on Figure 6-1, Conceptual
Landscape Plan, landscaping will occur
primarily at street corners, along roadways,
and at building entrances, and in passenger
car parking lots.

Primary and secondary entry treatments
provide a welcoming setting for the employees
and visitors to the Specific Plan area. Primary
entry treatments featuring signs and
landscaping will occur at the corners of
Eucalyptus Avenue and Campus Avenue and
Eucalyptus Avenue and Grove Avenue.

Secondary entry treatments will feature accent
trees, shrubs, and groundcovers occur at the
corners of entrances to the Specific Plan area.

Building corners and entrances facing public
streets shall feature enhanced landscaping
that complements the overall design theme of
the Specific Plan area. These landscaped
elements will be curated to create a visually
appealing environment. Placement of trees,
shrubs, and ground cover will serve to soften
building facades and provide natural screening
where appropriate, ensuring that structures
are integrated harmoniously into their
surroundings rather than dominating the
streetscape.

Streetscape landscaping includes a
combination of evergreen and deciduous
trees, shrubs, and groundcovers to provide a
visually pleasing experience for pedestrians,
bicyclists, and motorists.

6.9.1 Plant Palette
The plant palette for the Eucalyptus Business
Park Specific Plan area includes evergreen
and deciduous trees, shrubs and ground
covers, and grasses that are commonly used
throughout Southern California. Many of the
plant materials are water-efficient species
native to Southern California or naturalized to
the Southern California climate.

Table 6-1, Plant Palette, provides a list of plant
materials approved for use in the Specific Plan
area. The plants listed in Table 6-1 establish a
base palette for the Specific Plan area’s
landscape design. Other similar plant
materials may be substituted for species listed
in Table 6-1, provided the alternative plants are
drought resistant and complement the Specific
Plan area’s overall design theme.
477

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-14
Table 6-1 Plant Palette
Botanical Name Common Name Application Water Use
Trees
Cedrus deodara Deodar Cedar Evergreen Specimen M
Cercidium x ‘desert
museum
Desert Museum Palo Verde Accent Tree L
Cercis c. ‘forest pansy’ Eastern Redbud Street Tree/Water Quality M Chitalpa T. ‘morning cloud’ Chitalpa Street Tree L
Geijera parviflora Australian Willow Canopy Tree/Background L Koelreuteria bipinnata Chinese Flame Tree Street Tree L Lagerstroemia f ‘natchez’ Crape Myrtle Accent Tree/Water Quality M Lophostemon confertus Brisbane Box Background Tree M
Olea europea ‘swan hill’ Swan Hill Fruitless Olive Accent Tree L Pinus eldarica Afghan Pine Street Tree/Background M
Pinus halepensis Aleppo Pine Evergreen Screen M
Pistachia chinensis Chinese Pistache Street Tree M
Platanus a. ‘bloodgood’ Lodone Plane Tree Street Tree/Background M Platanus racemosa California Sycamore Water Quality/Canopy Tree M Podocarpus gracilior Fern Pine Street Tree/Canopy Tree M Quercus agrifolia Coast Live Oak Street Tree/Accent Tree L Quercus suber Cork Oak Street Tree L
Quercus ilex Holly Oak Street Tree/Canopy Tree L
Shrubs, Grasses, and Groundcovers
Acacia redolens Acacia Groundcover L
Agave americana Century Plant Accent L
Agave attenuata ‘blue glow’ Blue Glow Agave Accent L
Aloe arborescens Torch Aloe Accent/Background L
Aloe blue elf Blue Elf Aloe Accent L
Aloe petricola Stone Aloe Accent L
Aloe striata Coral Aloe Accent L
Arbutus unedo ‘compacta’ Dwarf Strawberry Tree Background L Baccharis x ‘centennial’ Centennial Coyote Brush Water Quality L Bouteloua g. ‘blond
ambition’ Blue Grama Grass Mid-ground L
Bulbine frutescens Bulbine Flowering Accent L
Calandrinia spectabilis Rock Purslane Flowering Accent L Callistemon ‘little john’ Dwarf Callistemon Mid-ground L Carissa m. ‘green carpet’ Dwarf Natal Plum Groundcover M Carex divulsa Berkeley Sedge Groundcover/Foreground L
Cotyledon orbiculata Pig’s Ear Foreground/Accent L
Dianella ‘little rev’ Little Rev Flax Lily Foreground L Dianella t. ‘variegata’ Variegated Flax Lily Foregound/Mid-ground M Echeveria a. ‘lipstick’ Echeveria Accent L
Festuca mairei Atlas Fescue Foreground/Mid-ground L
Hepearlor parviflora Red Yucca Succulent Accent L
Hesperalie ‘brakelights’ Brakelights Yucca Mid-ground/Accent L Juncus patens California Gray Rush Water Quality L
Lantana ‘new gold’ New Gold Lantana Groundcover/Foreground L Leymus c. ‘canyon prince’ Canyon Prince Wild Rye Mid-ground/Water Quality L 478

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-15
Botanical Name Common Name Application Water Use
Muhlenbergia c. ‘regal mist’ Pink Muhly Mid-ground/Water Quality L Myoporum parifolium Ncn Groundcover M
Olea ‘montra’ Little Ollie Mid-ground L
Rhaphiolepis indica ‘clara’ Indian Hawthorn Mid-ground/Background M Rosmarinus o. ‘prostratus’ Prostrate Rosemary Groundcover L Salvia greggii Autumn Sage Mid-ground L
Salvia L. ‘santa barbra’ Santa Barbra Mexican
Sage Mid-ground/Water Quality L
Senecio Serpens Blue Chalk Sticks Succulent Groundcover L Turf ‘marathon iie’ Sodded Turf Groundcover H
Westringia ‘wynyabbie gem’ Coast Rosemary Background L
Conceptual Landscape Materials
479
PA 1 PA2
BUSINESS PARK ~ BUSINESS PARK

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
PA9

OPEN SPACE

13.89AC.

PA3

BUSINESS PARK
~~ ~ 1~~ 18.21 AC. l-----~~---------j,~1-------------------------t PA4

BUSINESS PARK

18.19 AC.
s
:;!
~
ii
PAS

BUSINESS PARK

37.76AC.

EUCALYPTUS AVE
Specific Plan Area
Primary Corner Treatment
(Figure 6-8)
Campus Avenue Streetscape
(Figure 6-2)
Bon View Avenue Streetscape
(Figure 6-3)
Grove Avenue Streetscape
(Figure 6-4)
Source(s): Esri, Nearmap Imagery (January 2025), Michael Baker (11-20-2025), San Bernardino County (2025) 0 200 400 800
---Feet
Secondary Corner Treatment
(Figure 6-9)
Walker Avenue Streetscape
(Figure 6-5)
Eucalyptus Avenue Streetscape
(Figure 6-6)
Public Street 'A' Streetscape
(Figure 6-7)
PA6

BUSINESS PARK

37.71 AC.

Figure 6-1
Conceptual Landscape Plan
6-16
480

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-17

6.9.2 Irrigation
The following general irrigation concepts shall
be considered in the design and installation of
irrigation systems within the Eucalyptus
Business Park Specific Plan area.
1) All landscaped areas should be equipped
with a permanent, automatic, underground
irrigation system. Drip systems are
encouraged in all areas needing irrigation.

Irrigation systems must conform to all City
of Ontario requirements.
2) Irrigation systems should be designed to
apply water slowly, allowing plants to be
deep soaked and to reduce run-off.
3) Connect the irrigation system to the
recycled water conveyance system.
4) “Pop-up” type sprinkler heads may be
used adjacent to all walks, drives, curbs
(car overhangs), parking areas and public
right-of-way but must be designed to
prevent all run-off and overspray.
5) The design of irrigation systems,
particularly the location of controller boxes,
valves, and other above-ground
equipment (e.g., backflow prevention
devices), shall be incorporated into the
overall landscaping design. Where
aboveground equipment is provided, it
shall be screened or otherwise removed
from public view.
6) The irrigation system shall be programmed
to operate between 6:00pm and 6:00am.

6.10 Streetscape Guidelines
Streetscape landscaping is integral to creating
a sense of place within the Specific Plan area.

Furthermore, streetscapes serve as a way to
screen undesirable views from public views.

Within the Specific Plan area, streetscapes are
planted with a combination of evergreen and
deciduous trees, low shrubs, and
groundcovers to create a pleasing experience
for pedestrians, bicyclists, and motorists.

The conceptual streetscape landscape
treatments within the Specific Plan area are
presented in the following sections.

6.10.1 Campus Avenue
The segment of Campus Avenue abutting the
Eucalyptus Business Park Specific Plan area
features landscaping within parkways on both
sides of the street. Parkways include a curbadjacent park strip planted with deciduous trees, low flowering groundcovers, a 5-footwide sidewalk, and an 8-foot-wide multipurpose trail. Evergreen and deciduous trees are planted beyond the right-of-way on both
sides of the street to provide pedestrians using
the sidewalk with additional opportunities for
shade and to screen undesirable views. The
typical Campus Avenue Streetscape is
illustrated on Figure 6-2, Campus Avenue
Streetscape.

6.10.2 Bon View Avenue
The typical section of Bon View Avenue
features landscaping within parkways on both
sides of the street. Parkways include a curbadjacent park strip planted with evergreen trees and low flowering groundcovers, as well
as a 5-foot-wide sidewalk. Evergreen trees are
planted beyond the right-of-way on both sides
of the street to provide pedestrians using the
sidewalk with additional opportunities for
shade and to screen undesirable views. The
typical Walker Avenue Streetscape is
illustrated on Figure 6-3, Bon View Avenue
Streetscape.

6.10.3 Grove Avenue
The segment of Grove Avenue within the
Eucalyptus Business Park Specific Plan area
features two landscaped components: a 28-
foot-wide landscaped raised median and
481

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-18
parkways on both sides of the street. The
landscaped raised median is planted with
thematic deciduous and evergreen trees at to
reinforce the theme established through
previous development south of the Eucalyptus
Specific Plan area. Parkways include a curbadjacent park strip planted with deciduous trees and low flowering groundcovers, with a
5-foot-wide sidewalk along the east and west
side of the street and an 8-foot multi-purpose
trail along the east providing passive
recreational opportunities. Deciduous trees
are planted beyond the right-of-way on both
sides of the street to provide pedestrians using
the sidewalk with additional opportunities for
shade and to buffer development. The typical
Grove Avenue Streetscape is illustrated on
Figure 6-4, Grove Avenue Streetscape.

6.10.4 Walker Avenue
The segment of Walker Avenue abutting the
Eucalyptus Business Park Specific Plan area
features landscaping within parkways on the
west side of the street. The Parkway includes
a curb-adjacent park strip planted with
deciduous trees, low flowering groundcovers,
and a 5-foot-wide sidewalk. Evergreen and
deciduous trees are planted beyond the rightof-way to provide pedestrians using the sidewalk with additional opportunities for
shade and to screen undesirable views. An 8-
foot-wide multi-purpose trail is also provided
along the eastern side of Walker Avenue to
offer passive recreational opportunities. The
typical Walker Avenue Streetscape is
illustrated on Figure 6-5, Walker Avenue
Streetscape.

6.10.5 Eucalyptus Avenue
The segment of Eucalyptus Avenue abutting
the Eucalyptus Business Park Specific Plan
area features landscaping within parkways
along the north side of the street. Parkways
include a curb-adjacent park strip planted with
deciduous trees, low flowering groundcovers,
and a 5-foot-wide sidewalk. Evergreen and
deciduous trees are planted beyond the rightof-way on both sides of the street to provide pedestrians using the sidewalk with additional
opportunities for shade and to screen
undesirable views. An 8-foot-wide multipurpose trail is also provided along the northern side of Eucalyptus Avenue to offer
passive recreational opportunities. The typical
Eucalyptus Avenue Streetscape is illustrated
on Figure 6-6, Eucalyptus Avenue
Streetscape.

6.10.6 Public Street ‘A’
The typical section of Public Street ‘A’ features
landscaping within parkways on both sides of
the street. Parkways include a curb-adjacent
park strip planted with evergreen trees and low
flowering groundcovers, and a 5-foot-wide
sidewalk. Evergreen and deciduous trees are
planted beyond the right-of-way on both sides
of the street to provide pedestrians using the
sidewalk with additional opportunities for
shade and to screen undesirable views. The
typical Public Street ‘A’ Streetscape is
illustrated on Figure 6-7, Public Street ‘A’
Streetscape.
482

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN

CAMPUS AVENUE
7' WIDE PARKWAY L.....~~~-----+~ ..:....:,.,~~.,........\~ ....:....:,,--1-~--,-----,\--...,.....:,....,_,.'-,-~+----.--'"'-c-,~--,,,::~....-~-1--r----,------\,------.~--l---c------,-----\r------.-i 5' WIDE SIDEWALK Plan View
23'

LANDSCAPE
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w
3:

Section
35'

NEIGHBORHOOD
EDGE
Source(s): Ridge Landscape Architects (12-1 7-2025)
Ef'l'lJ Affltw IIEil
I _____ I
~
84'
-ir-,1--¥----..- ~-.,--'
35'

NEIGHBORHOOD
EDGE
8' WIDE MULTI-PURPOSE TRAIL
15' WIDE LANDSCAPE SETBACK

CAMPUS AVENUE STREETSCAPE
HEIGHT X SPREAD:
40'X 30'
SPACING·
30'O.C.

DESCRIPTION:

DECIDUOUS
HEIGHT X SPREAD:
35'X20'

SPACING
20'O.C.

DESCRIPTION:

DECIDUOUS
HEIGHT X SPREAD:
70'X 20'
SPACING·
20'O.C.

DESCRIPTION:

EVERGREEN
Figure 6-2
Campus Avenue Streetscape
6-19
483

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
u

CDJ BON VIEW AVENUE
1:&0...... =:::'.~_ =, :;;;;;;!,_._ =-;;;;;,-="'t =®.... ==~~- ;;;;;;:1.,...~=- =-;;;;;,~1=_ "'t:: ,@.... ===~-;;;;;;=1-~=- -;;;;;,=1=_ "'t =®.... =;;;;;; =~-=j ;;;;;;-~-= ::~,®.... = ==~-;;;;;;=j+-1=_ =-;;;;;,-=-;;;;;,=-='°i:: ,®.... ===~-;;;;;;==l+' =-;;;;;,~ -;;;;;, = -= c:t::: ,@...... ~:::'.~~ =, :! ;;;;;;...... =-;;;;;,~ +=Qj_, 1: ~:g~ f1~~~ ~~ 20' WIDE LANDSCAPE SETBACK I 1 1 181 1 11 1 1 1111111111 11 11 18 1 11 11 11
Plan View
Section
Source(s): Ridge Landscape Architects (12-1 7-2025)
Ef'l'lJ Affltw IIEil
48'
ROADWAY .O.W. L/S

SETBACK
29'

NEIGHBORHOOD EDGE
0 0

QUERCUS ILEX
(HOLLY OAK)

PINUS ELDARICA
(AFGHAN PINE)
-ORPODOCARPUS

GRACILIOR
(FERN PINE)

PA RKWAY PLA NTING

SHALL NOT EXCEED
18" IN HEIG HT, TYP.

HEIGHT X SPREAD
40' X 30'

SPACING
40'O.C

DESCRIPTION

EVERGREEN

HEIGHT X SPREAD
40' X 30'

SPACING
30'O.C

DESCRIPTION

EVERGREEN
NOTE: EASEMENT WIDTH REQUIREMENT IS SUBJECTTO CHANGE

BASED ON FINDINGS OF CITY-APPROVED HYDRAULIC STUDIES,
MASTER PLAN UPDATES, AND PROJECT FINAL DESIGN.

Figure 6-3
Bon View Avenue Streetscape
6-20
484

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
(IlJ
;~
~ ~ 28' RAISEDMEDIAN
Plan View
>-
(./)

GROVE AVENUE
~ --,t--~2=0' ____ ~20~' -----~28_' -------,r--------,/---~2~8' ____ _ ~'2fJ~---+- L/S SETBACK R.O,W. ROADWAY RAISED ROADWAY R.O.W.

Section
40'

NEIGHBORHOOD
EDGE
Source(s): Ridge Landscape Architects (12-1 7-2025)
Ef'l'lJ Affltw IIEil
MEDIAN 40'

NEIGHBORHOOD
EDGE
>-
(./)
4'.
w

GROVE AVENUE STREETSCAPE
®
0 0

PLATANUSA
'BLOODGOOD'
(LONDON PLANE TREE)
CERCIS C. 'FOREST
PANSY'
(EASTERN REDBUD)

PINUS ELDARICA
(AFGHAN PINE)

HEIGHT X SPREAD
40'X30'
SPACING:
40' O.C

DESCRIPTION

DECIDUOUS
HEIGHT X SPREAD·
20'X 15'

SPACING
15'O.C
DESCRIPTION:

DECIDUOUS

HEIGHT X SPREAD
40'X30'

SPACING
30'O.C.

DESCRIPTION

EVERGREEN
--- PARKWAY PLA NTING

SHALL NOT EXC EED
18" IN HEIGHT, TYP.

Figure 6-4
Grove Avenue Streetscape
6-21
485

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN

WALKER AVENUE
,;;;;;;;;=t'====:e=~ = t'====:e=~ = :f====:,===F=:f====:,===F=:f====:,===F=:f==,===F=:f==,===\==, 7' WIDE LANDSCAPE AREA ~--.---..,.._---.------.------.--l----.------'<-------,------,-+-r-----v------r-----r-----r--+-T-----¾----+------'.-------.-----.---.-+--,-..,.._----,-----,--\----,----"<r------,------,------,-+' 5' WIDE SIDEWALK 8' MULTI-PURPOSE TRAIL
23' WIDE LANDSCAPE SETBACK
i:,,... --.../~----"' "-----------"- -- """------" ,,,c_-------- ./~-----"' Plan View
IV)
w
3:: 23'

L/S SETBACK
35'

NEIGHBORHOOD
EDGE
Section
I I ~
32' 25'

ROADWAY ROADWAY
57'
Source(s): Ridge Landscape Architects (12-1 7-2025)
Ef'l'lJ Affltw IIEil
l 7' ~s-l s· f 1 L/S/WMULT
PURPOSE TRAIL 12' 23'
R.O.W. L/S SETBACK
35'

NEIGHBORHOOD
EDGE
l 19·
1 TO BE 7'

CONSTRUCTED

BY OTHERS
IV)
<(
w

WALKER AVENUE STREETSCAPE
0 0

PA RKWAY PLANTING

SHALL NOT EXCEED
18" IN HEIGHT, TYP.

HEIGHT X SPREAD:

KOELREUTERIA JO' X JO'
BIPINNATA SPACING:
(CHINESE FLAME TREE) 6~ic~IPTION·

LOPHOSTEMON

CONFERTUS
(BRISBANE BOX)

DECIDUOUS
HEIGHT X SPREAD:
15'X 15'
SPACING:
20'O.C
DESCRIPTION:

EVERGREEN
Figure 6-5
Walker Avenue Streetscape
6-22
486

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Plan View
15'
L/S

SETBACK
L r L r L 1 ,, 1
I I ~
I I
~ 23' 12' 42' 42' 12' 23' ~ oz _,__~L=/S- ------,1- R.~O~.W------,I. ____ R_O_A_D=W- A_Y ___ _,_ ___ R_O_A_D=W- A_ Y ___ _,_R __ ~o~.w-. -~L/~s- _,.._,O

BUFFER BUFFER VJ
Section
35'

NEIGHBORHOOD
EDGE
Source(s): Ridge Landscape Architects (12-1 8-2025)
Ef'l'lJ Affltw IIEil
84' 35'

NEIGHBORHOOD
EDGE

EUCALYPTUS AVENUE STREETSCAPE
0 PODOCARPUS

GRACILIOR
(FERN PINE)
~ ~ PISTACIACHINENSIS
(CHI NESE PISTACHE)

PARKWAY PLANTING

SHALL NOT EXCEED
18" IN HEIG HT, TYP.

HEIGHT X SPREAD:
40'X30'
SPACING:
30'O.C
DESCRIPTION:

EVERGREEN
HEIGHT X SPREAD:
40'X 40'

SPACING
30' O.C

DESCRIPTION

DECIDUOUS
Figure 6-6
Eucalyptus Avenue Streetscape
6-23
487

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN

PUBLIC STREET 'A'
~ ~ r===~- ~ r===~-~r===~;;;;;;;;;;~,===~,;;;;;;;~,===~ ~ ~,===~~ ~,====;:;;;;;;:; 7' WIDE PARKWAY ~:::,L'---\r'--'----.11.""-1'!:::,LJ-----'----'----'"",:;jO!:::,LJ-----'----'----'"",:;jO!:::,LJ-----'----'----'"",:;jO!:::,LJ--=::----'----'"",:;jO!=""----'----'--'~K"'-r"7""'--'-------. 5' WI DE SIDEWALK Plan View
Section
:r:
f0,:
0 z 12' 20' 20'
R.O.W. ROADWAY ROADWAY
Source(s): Ridge Landscape Architects (06-04-2025)
Ef'l'lJ Affltw IIEil
12'
R.O.W.
l
+ 20' WIDE LANDSCAPE SETBACK

GRAND PARK AVENUE STREETSCAPE
0 0

CEDRUS DEODARA
OR

PINUS HALEPENSIS
(DEODAR CEDAR

OR ALEPPO PINE)

QUERCUS AGRIFOLIA
(COAST LIVE OAK)

PARKWAY PLANTING

SHALL NOT EXCEED
18" IN HEIGHT, TYP.

HEIGHT X SPREAD:

XX' XXX'
SPACING:

XX' O.C.

DESCRIPTION:

DECIDUOUS
HEIGHT X SPREAD:
35' X 35'
SPACING:
40'O.C.

DESCRIPTION:

EVERGREEN
Figure 6-7
Public Street 'A' Streetscape
6-24
488

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-25

6.11 Entries and Monuments
Guidelines
Entry and corner monument treatments are
designed to provide distinct visuals to
emphasize the Eucalyptus Business Park
Specific Plan area’s aesthetic. Hardscape and
landscape features at entry and corner
monument locations shall provide adequate
“line-of-sight” for motorists and shall comply
with applicable City design standards and
specifications. Monumentation shall not be
located within the public street right-of-way.

Implemented entry and corner treatments
should be flexible to respond to physical
contexts and the needs and desires of specific
tenants and may differ slightly from the
concepts presented herein; however, all entry
and corner treatments within the Specific Plan
area shall be consistent in theme.

6.11.1 Primary Corner Treatments
Primary corner monuments are located at the
northeast corner of Eucalyptus Avenue and
Campus Avenue and at the northeast and
northwest corners of Eucalyptus Avenue and
Grove Avenue. The primary corner treatments
features orchard tree groves and the primary
monument signage. Figure 6-8, Conceptual
Primary Corner Treatment, conceptually
illustrates the primary corner treatments.

6.11.2 Secondary Corner Treatments
Secondary corner monuments are located at
the entrances into the Specific Plan area from
the northern edge of Campus Avenue, Bon
View Avenue, Grove Avenue, and Walker
Avenue; from the southern edge of Bon View
Avenue and Grove Avenue. The secondary
corner treatments features orchard tree
groves, shrubs, and groundcovers. Figure 6-9,
Conceptual Secondary Corner Treatment,
conceptually illustrates the secondary corner
treatments.

The final locations and design details of the
water quality basins will be determined when
buildings are designed and oriented during the
implementation of the Eucalyptus Business
Park Specific Plan area.

Conceptual Tenant Monumentation
489
6-26
Conceptual Primary Corner Treatment
Figure 6-8

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Not
to
Scale
Source(s): Ridge Landscape Architects (12-17-2025)

PRIMARY CORNER STREETSCAPE

OLEA EUROPAEA
'SWAN HILL'
(SWAN HILL FRUITLESS

OLIVE )
HEIGHT X SPREAD:
25' X 20'
SPACING:
18' O.C.

DESCRIPTION:

EVERGREEN
PLATANUS A.
'BLOODGOOD'
(LONDON PLANE TREE)
HEIGHT X SPREAD:
40' X 30'
SPACING:
40' O.C.

DESCRIPTION:

DECIDUOUS

QUERCUS SUBER
(CORK OAK)
HEIGHT X SPREAD:
70' X 20'
SPACING:
20' O.C.

DESCRIPTION:

EVERGREEN

PISTACIA CHINENSIS
(CHINESE PISTACHE)
HEIGHT X SPREAD:
40' X 40'
SPACING:
30' O.C.

DESCRIPTION:

DECIDUOUS
Plan View
Primary Corner Treatment Exhibit 6-8

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
LEGEND

1. PRIMARY MONUMENT - REFER TO SEPARATE MONUMENT ELEVATIONS

2. MULTI-PURPOSE TRAIL

3. FRUITLESS OLIVE GROVE AT CORNER

4. DECORATIVE SHRUB ROWS TO ENHANCE GEOMETRY

5. FLOWERING GROUNDCOVER BETWEEN SHRUB ROWS

6. PUBLIC SIDEWALK EUCALYPTUS AVENUE CAMPUS AVENUE
2 6
1 6
3 4
5 GEOMETRIC PLANTING SCHEME

FRUITLESS OLIVE GROVE
490
6-27
Conceptual Secondary Corner Treatment
Figure 6-9

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Not
to
Scale
Source(s): Ridge Landscape Architects (12-17-2025)

SECONDARY CORNER STREETSCAPE

OLEA EUROPAEA
'SWAN HILL'
(SWAN HILL FRUITLESS

OLIVE )
HEIGHT X SPREAD:
25' X 20'
SPACING:
18' O.C.

DESCRIPTION:

EVERGREEN

QUERCUS ILEX
(HOLLY OAK)
HEIGHT X SPREAD:
40' X 30'
SPACING:
40' O.C.

DESCRIPTION:

EVERGREEN

PINUS ELDARICA
(AFGHAN PINE)
- OR -

PODOCARPUS

GRACILIOR
(FERN PINE)
HEIGHT X SPREAD:
40' X 30'
SPACING:
30' O.C.

DESCRIPTION:

EVERGREEN

PISTACIA CHINENSIS
(CHINESE PISTACHE)
HEIGHT X SPREAD:
40' X 40'
SPACING:
30' O.C.

DESCRIPTION:

DECIDUOUS
WATER USE KEY:

VL = VERY LOW WATER USE, L = LOW WATER USE, M = MODERATE WATER USE, H = HIGH WATER USE. WATER USE STATED IS PER 'A Secondary Corner Treatment Exhibit 6-9
Plan View

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
LEGEND

1. MULTI-PURPOSE TRAIL

2. FRUITLESS OLIVE GROVE AT CORNER

3. DECORATIVE SHRUB ROWS TO ENHANCE GEOMETRY

4. FLOWERING GROUNDCOVER BETWEEN SHRUB ROWS

5. PUBLIC SIDEWALK EUCALYPTUS AVENUE BON VIEW AVENUE
1 5
1 5
2 2
1 3 3
4 4

GEOMETRIC PLANTING SCHEME

FRUITLESS OLIVE GROVE
491

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
6-28

6.12 Landscape Interface
Within the Specific Plan area, landscape
treatments have been designed to address the
interface between the Business Park and the
Open Space – Parkland land use. The
interface exhibits presented in this section are
not intended to represent a literal design, but
rather serve as guidelines, which may be
subject to modification over time.

As shown in Figure 6-10, Conceptual
Landscape Interface – Business Park to Open
Space – Parkland, the 60-foot-wide ROW
Public Street ‘A’ splits up the two land use
districts. Within the Business Park planning
areas, landscape buffers, parking, and driveaisles can provide further separation between the Business Park buildings and the edge of
the public park areas.

6.13 Water Quality Basin
Guidelines
Water quality basins may be provided within
the Specific Plan area to treat stormwater
before the flows ultimately drain into the storm
drain facilities. The water quality basins may
include contoured basin edges for a natural
look, and landscaping around the perimeter of
the basin to screen public views of the basin.

Swales may be no greater than 40% of the
landscape area width to allow for ornamental
landscaping, although landscaping may have
limitations where necessary to deter the
attraction of birds to the basins, which can be
a hazard to aircraft using the nearby Chino
Airport and Ontario International Airport.

Other wildlife deterrents that may be
considered include floating covers, bird balls,
netting, and basins designed to be linear and
narrow with steep sides and rip-rap lining.

6.14 Stormwater Infiltration Areas
Guidelines
Stormwater infiltration areas within landscape
areas shall be designed to be no greater than
40% of the landscape area width to allow for
ornamental landscape. Stormwater infiltration
devices located in landscape areas shall be
reviewed and plans approved by the City of
Ontario’s Landscape Planning Division. Any
stormwater devices in parkway and landscape
areas shall not displace required tree
locations.
492
6-29
Conceptual Landscape Interface - Business Park to Open Space Parkland Figure 6-10

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
Not
to
Scale
Source(s): Ridge Landscape Architects (12-17-2025)
493

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-1
CHAPTER 7

IMPLEMENTATION PLAN

7.1 Severability
This Specific Plan document enables the City
of Ontario to facilitate the processing and
approval of development plans and
implementing permits to build out the
Eucalyptus Business Park Specific Plan area.

If any regulation, condition, program, or
portion of this Specific Plan is held invalid or
unenforceable, such portions shall be deemed
separate, distinct, and independent
provisions, and the invalidity of such portions
or provisions shall not affect the validity and
enforceability of the remaining provisions
contained herein.

7.2 Applicability
Approval of the Eucalyptus Business Park
Specific Plan indicates acceptance by the City
of Ontario City Council of a general framework
for the development of the Specific Plan area’s
property. Part of that framework establishes
specific development standards that constitute
the zoning regulations of the Specific Plan
(refer to Chapter 5, Development Regulations).

The provisions contained herein are intended
to regulate development within the Specific
Plan area.

Development within the Eucalyptus Business
Park Specific Plan area shall be implemented
through the City’s approval of a tentative map,
a final parcel map, and the Development Plan
Review process as established in the City’s
Development Code. The implementation
process described herein provides the
mechanisms for review and approval of
development projects within the Specific Plan
area.

7.3 Interpretation
Unless otherwise provided, any ambiguity
concerning the content or application of the
Specific Plan shall be resolved by the City’s
Planning Director, or their designee, in a
manner consistent with the goals, policies,
purpose, and intent established in this Specific
Plan.

7.4 Development Review Process

7.4.1 Subdivision Map
Approval of tentative maps within the
Eucalyptus Business Park Specific Plan area
may occur concurrently with or subsequently
to the adoption of the Specific Plan. The
tentative map and final subdivision maps shall
be reviewed and approved pursuant to the
applicable provisions of the City’s Subdivision
Ordinance and consistent with the applicable
provisions established within the Land Use,
Infrastructure, Design Guidelines, and
Development Regulations chapters of this
Specific Plan.

7.4.2 Development Plan Review
All development within the Eucalyptus
Business Park Specific Plan area shall be
subject to the Development Plan Review
Process established in the City of Ontario
Development Code, or as approved the by
Planning Director or their designee). Adoption
of this Specific Plan by the City includes the
design guidelines contained in Chapter 6,
494

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-2
which shall be the design criteria by which
development projects within the Specific Plan
area shall be reviewed during Development
Plan Review. Additionally, proposed uses
within the Specific Plan area shall not exceed
the total number of daily vehicle trips studied
within the EIR prepared to address the
Eucalyptus Business Park Specific Plan.

For topics on which these design guidelines
are silent, the applicable design guidelines
contained within the City’s Development Code
shall apply. The design guidelines are intended
to offer flexibility while establishing
fundamental evaluation criteria to guide the
City’s review of development projects during
the design review process.

7.4.3 Development Agreements
Pursuant to California Government Code
Sections 65864 et seq., City approval of
individual statutory Development Agreements
with each property owner may be included as
part of the Specific Plan approval process and
must be secured prior to approval of the first
Final Map. The Development Agreement shall
include, but not be limited to, methods of
financing, acquisition, and construction of
infrastructure. The Eucalyptus Business Park
Specific Plan Development Agreement shall be
fully executed prior to the issuance of the first
building permits for development or first public
works permit, whichever takes place first,
within the Specific Plan.

7.4.4 Conditional Use Permits
Uses identified as conditionally permitted
within Chapter 5, Development Regulations, of
this Specific Plan shall be subject to review and
approval by the City pursuant to the
procedures set forth in Division 4.02.015,
Conditional Use Permits, of the City’s
Development Code.

7.4.5 Variances
Variances and Administrative Exceptions to
the development regulations contained in
Chapter 5, Development Regulations, of this
Specific Plan with respect to the site area,
setback dimensions, building heights,
distances between buildings, landscape
percentage and off-street parking and loading
shall be reviewed pursuant to “Variances and
Administrative Exceptions” of Section

4.02.020 of the City’s Development Code.

7.5 Substantial Conformance
The Substantial Conformance Determination is
a mechanism that allows for the approval of
ministerial minor modifications for
development under the Specific Plan, which is
considered and approved ministerially by the
Planning Director or their designee. The City
recognizes that modifications to the text and
exhibits of this Specific Plan document may be
needed over time. Upon direction by the City
of Ontario Planning Department, certain
modifications to text, exhibits, and/or
development standards and design guidelines
may not require a formal Specific Plan
Amendment (i.e., through public hearing) and
can occur ministerially. The following minor
modifications to this document do not require
a formal Specific Plan Amendment and are
subject to ministerial review and approval by
the Planning Director or their designee. The
Planning Director shall have the discretion to
approve or defer any request for modification
to the Planning Commission or City Council,
either for ministerial direction and guidance, or
for a determination that the required change
requires a formal amendment as discussed
below in Section 7.6. Ministerial Substantial
Conformance decisions are not subject to
CEQA compliance because CEQA applies to
discretionary actions and not to ministerial
actions.
495

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-3
A Substantial Conformance shall constitute
the following and will require approval from the
Planning Director or their designee:
• Expansions or reductions of the net
acreage covered by a given Planning Area.
• Transfer of development square footage of
15% or less within the same land use
designation, provided that the shift in
square footage does not exceed the
maximum allowable square footage of
2,939,000 s.f. or exceed the maximum
FAR of 0.55 provided in Chapter 5 of this
Specific Plan.
• The ultimate alignment of driveways and
drive aisles within any Planning Area as
part of the development of implementing
project(s).
• Construction of buildings, landscaping,
and/or parking areas for building sites may
cross over into adjacent Planning Areas
within the same land use designation,
Buildings constructed across Planning
Area boundaries shall not, by themselves,
trigger the requirement for a Substantial
Conformance. Modification of design
criteria such as architectural details,
landscape treatments, fencing, lighting,
and signage.
• Changes to the Phasing Plan, provided
infrastructure is available to serve the
phase as determined by the City Engineer.
• Implementation of alternative landscape
materials, wall materials, entry monument
design, primary/secondary corner
treatments, and streetscape design that
are generally consistent with the
conceptual design guidelines contained
within this Specific Plan.
• Modifications to the Business Park
Architectural Design Guidelines, such as
variation of architectural style and
variations in materials and colors.
• The Conceptual Site Plan exhibit (Figure 3-
3) is illustrative only; modifications to the
building orientation and layout as part of
the Development Plan review process
where the revisions remain consistent with
the intent and development standards of
the Specific Plan. Final infrastructure
facility sizing and precise location of dry
utilities, water, sewer, and storm drainage
improvements as approved by the City
Engineer, OMUC, or San Bernardino Flood
Control District.
• Roadway ROW design, when the changes
are warranted and approved by the City
Engineer.
• Revisions to exhibits that do not
substantially change the intent of the
Specific Plan.
• Modification, deletions, and additions to
the list of permitted and conditionally
permitted uses.
• Specific modifications of a similar nature to
those listed above which are deemed
minor by the Planning Director, which are
in keeping with the intent of this Specific
Plan and which are in conformance with
the Policy Plan component of The Ontario
Plan.

7.6 Formal Amendments to the
Specific Plan
All modifications to this Specific Plan
document that do not meet the criteria of a
Substantial Conformance (as defined in the
previous subsection) shall be deemed to
require a formal Specific Plan Amendment.

Formal Specific Plan Amendments shall be
subject to the review and approval of the City
Council. The Planning Commission should first
hear and consider all applications for formal
Specific Plan Amendments and provide a
recommendation to the City Council. As
required by the California Government Code,
all government agencies significantly affected
by the proposed Amendment shall be notified
496

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-4
of the proposed action prior to the approval.

Because a Specific Plan Amendment is a
discretionary action, such amendments shall
be appropriately reviewed in accordance with
the CEQA Statute and Guidelines, with the City
of Ontario serving as the CEQA Lead Agency.

Any formal Specific Plan Amendment initiated
by an applicant requires preliminary review by
the Planning Director, filing of an official
application and required materials supporting
the Amendment, submittal of a fee.

In considering approval or disapproval of
formal Specific Plan Amendments, the
Planning Commission and City Council shall
find that the request is:
• Consistent with the Policy Plan component
of The Ontario Plan (General Plan) in effect
at the time of consideration.
• Compatible with surrounding land uses
with respect to use, development
standards, density, or issues of health,
public safety, and general welfare.
• Consistent with the overall design
character and general structure set forth in
Chapter 6, Design Guidelines, of this
Specific Plan.

7.7 Appeals
Appeals of any determination of the Planning
Director, Zoning Administrator, or the Planning
Commission, may be made by the applicant or
any other aggrieved party by filing an
application on forms provided by the City of
Ontario and accompanied by the appropriate
filing fee, where applicable, within ten (10)
days following the final date of action for which
an appeal is made.

7.8 Compliance with Mitigation
Monitoring and Reporting Program
Certification of an EIR shall be required prior to
the approval of the Specific Plan. Development
within the Eucalyptus Business Park Specific
Plan shall comply with all approved mitigation
measures as described in the MMRP included
as part of the EIR.

7.9 Project Financing
The financing of construction, operation, and
maintenance of public improvements, facilities,
and public services shall include funding
through a combination of financing
mechanisms. Prior to the recordation of final
maps, a final determination shall be made by
City staff and confirmed by the Planning
Director and City Engineer regarding the
responsibility for construction and
maintenance of public facilities, whether
publicly or privately maintained.

Implementation of the Eucalyptus Business
Park Specific Plan may involve financing
options including, but not limited to, the
following sections:

7.9.1 Facilities and Services
Construction of public improvements and
facilities and the provision of public services
may be financed through private capital
investment, a Community Facilities District
(CFD), Development Impact Fees (DIF), or
other special district, pursuant to the MelloRoos Community District Act of 1982.

7.9.2 Operation and Maintenance
Options for operation and maintenance of
public and private improvements and facilities
include, but are not limited to, the following:
• City Public Works Department or other
public agencies
• Individual private property owners
497

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-5
• Private Property Owners Association
• CFD or other special district (will be at the
City’s sole distraction)

7.10 Phasing Plan
As shown on Figure 7-1, Conceptual Phasing
Plan, the development of the Eucalyptus
Business Park Specific Plan area is expected
to occur in six phases in response to market
demands and according to a logical and
orderly extension of roadways, public utilities,
and infrastructure.

Phase A includes Planning Areas 3 and 6;
Phase B includes Planning Areas 2 and 5;
Phase C includes Planning Areas 1 and 4;
Phase D includes Planning Area 9; Phase E
includes Planning Area 8; and Phase F
includes Planning Area 7. The developer and
the City of Ontario will work together to ensure
that the Open Space – Parkland Planning
Areas are constructed concurrently with the
build-out of the Business Park portions of the
Specific Plan area in a phased manner. The
details of this partnership will be included in the
Development Agreement(s) accompanying
the approval of the Specific Plan.

Phasing of the Specific Plan shall be permitted;
however, required public improvements will be
dictated by the City of Ontario’s Land
Development Section and the approved
Development Agreement(s). The Phasing Plan
is conceptual and subject to revision as the
project development evolves. The Specific
Plan shall allow development in any phase at
any time if adequate infrastructure to support
same is included. For example, construction of
the publicly operated animal resource center
or other building or improvement may occur
prior to the completion of an earlier phase.

7.11 Maintenance Plan
The public and private improvements
constructed within the Eucalyptus Business
Park Specific Plan area shall be maintained
through a combination of public and private
entities as described in Table 7-1,
Maintenance Responsibilities. Table 7-1
provides a list of maintenance entity options
that may fund and/or maintain facilities within
the Specific Plan area, however, the ultimate
maintenance entity for each facility will be
determined by the Eucalyptus Business Park
Specific Plan’s Development Agreement(s). A
Property Owners Association (POA) may be
established for the maintenance of common
area landscape improvements and private
roadways within portions of the Eucalyptus
Business Park Specific Plan area. For areas in
public ownership (such as public roadway
ROWs and the Open Space-Parkland Planning
Areas), City of Ontario Public Works, other
public agencies, or municipal maintenance
districts may fund the maintenance of these
areas.
498

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-6
Table 7-1 Maintenance Responsibilities
Facility City and/or CFD
Property Owners
Association
Property Owner
or Occupant
Public Utility
Public rights-of-way (ROW)
(Campus Avenue, Bon View
Avenue, Grove Avenue, Walker
Avenue, Eucalyptus Avenue, New
Public Street)
• Curb-to-curb improvements X
• Parkways within public right-ofway (ROW) X
• Neighborhood Edges, Master
Plan Trails and Medians X X
• Landscape buffer located
outside public ROW - private X X
Interior private streets located
outside of the public ROW
(including parkways, landscaping,
non-Master Plan Trails, and
sidewalks)
X
Off-street parking areas - private X X
Traffic signals X
Traffic control signs – in the public
ROW X
Traffic control signs – not in the
public ROW X X
Street lights – in the public ROW X
Street lights – not in the public

ROW X X
Public water, sewer, and storm
drain improvements within public
ROW
X
On-site landscaping and irrigation
- private X X
Common open space – private X
Walls and fences - private X X
Corner and Entry Monuments -
private X X
Tenant Signage – private X X
Off-street lighting – private X X
Storm Water Drainage/Water
Quality Facilities – within the curbto-curb area of a public streetX Permanent Storm Water
Drainage/Water Quality Facilities
(swales, basins, biotreatment
X X
499

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
7-7
Facility City and/or CFD
Property Owners
Association
Property Owner
or Occupant
Public Utility
filters, etc.) – behind the curb line
of the public street
Dry Utilities (electricity, natural
gas, communications systems) X
Fiber Optic communication system
in the public ROW (OntarioNet
fiber lines)
X X
Open Space – Parkland X
Publicly Operated Animal
Resource Center X

500

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
HASE F
- ------- -- PA 7
OPEN SPACE OF - 1 •~• ;======~ OPEN SPACE
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Phase A
Phase B
Phase C
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m-..-Feet
Phase D
Phase E
Figure 7-1
Phasing Plan
7-8
501

EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
A-1

APPENDIX A

POLICY PLAN CONSISTENCY ANALYSIS
California Government Code (Title 7, Division 1, Chapter 3, Article 8, §§ 65450 through 65457) allows local governments to adopt and administer specific plans as tools to implement their general plan; however, specific plans must demonstrate consistency with the goals and policies set forth in the local general plan. This appendix provides a summary discussion to demonstrate that this Eucalyptus Business Park Specific Plan is consistent with, and results in the implementation of, applicable primary goals and policies of the Policy Plan (General Plan) component of The Ontario Plan.

The Ontario Plan Policy Specific Plan Consistency
Land Use Element
LU-1: A community that has jobs in the City and that make it possible for people to live and work in Ontario and maintain a quality of life.

LU-1.1: Strategic Growth.

We concentrate growth in strategic
locations that help create place and
identity, maximize available and planned
infrastructure, foster the development of
transit, and support the expansion of the
active and multimodal transportation
networks throughout the City.

Consistent. The Eucalyptus Business Park Specific
Plan area is located in the Ontario Ranch area of the
City, which is an area planned for future growth. The
City’s Master Plans for water, sewer, and storm
drainage identify planned infrastructure facilities to
support growth in this area. The developer(s) of the
Eucalyptus Business Park Specific Plan area will be
required to participate in the installation of the Master Plan infrastructure. Additionally, streets within the
Specific Plan area are designed to be safe and
accessible to accommodate different modes of nonvehicular transportation.

LU-1.2: Sustainable Community Strategy.

We integrate state, regional, and local
Sustainable Community /Smart Growth
principles into the development and
entitlement process.

Consistent. The Eucalyptus Specific Plan features
numerous sustainable features. The Specific Plan
encourages non-motorized circulation by employees
and visitors via its provision of an integrated network of sidewalks, bikeways, and trails. In accordance with
the Policy Plan Exhibit M-02, Multipurpose Trails &
Bikeway, Class II bike lanes are provided along both
sides of Campus Avenue and Walker Avenue.

Additionally, the Eucalyptus Business Park Specific
Plan area includes an 8-foot multi-purpose trail along
Eucalyptus Avenue, Grove Avenue and Walker
Avenue.

All development in the Specific Plan area are required
to conform to the California Green Building Standards
Code (CalGreen Code) and the Specific Plan includes
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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The Ontario Plan Policy Specific Plan Consistency
Land Use Element
Energy Efficiency guidelines. In addition, the EBPSP
includes a rooftop solar energy system which would
generate enough electricity to meet 45% of annual
electricity demand. The plant palette for the Specific
Plan area consists of water-efficient species native to southern California or naturalized to the arid southern California climate, and the use of turf will be
minimized. As such, the Eucalyptus Specific Plan is
consistent with this policy.

LU-1.3: Adequate Capacity.

We require adequate infrastructure and
services for all development.

Consistent. The developer(s) of the Eucalyptus
Business Park Specific Plan area are required to install adequate roadway and utility infrastructure
improvements to meet the demands of the Specific
Plan while maintaining adequate service levels for
existing, surrounding development. Refer to the
Environmental Impact Report (EIR) prepared for the
Eucalyptus Business Park Specific Plan for a detailed
analysis of the adequacy of the Specific Plan’s
infrastructure improvements.

LU-1.4: Multimodal Mobility.

We require development and urban
design, where appropriate, that reduces
reliance on the automobile and capitalizes
on active transportation, transit, electric
vehicles, and multimodal transportation
opportunities
Consistent. The Eucalyptus Business Park Specific
Plan area offers numerous opportunities for nonvehicular circulation, including multi-purpose trails, bikeways, and sidewalks. Class II bike lanes would
largely be provided along both sides of Campus
Avenue, between Riverside Drive and Holt Avenue,
Eucalyptus Avenue, and Walker Avenue, between
Euclid Avenue and Hamner Avenue. Additionally, the
Eucalyptus Business Park Specific Plan area includes
an 8-foot multi-purpose trail along Eucalyptus Avenue,
Grove Avenue, Campus Avenue, and Walker Avenue
to encourage connectivity and circulation by
employees, visitors, and the passersby that is not
completely dependent on a motorized vehicle.

Additionally, bike storage facilities are required to be installed in each building to further promote alternative transportation.

LU-1.5: Jobs-Housing Balance.

We coordinate land use, infrastructure,
and transportation planning and analysis
with regional, county, and other local
agencies to further regional and
subregional goals for jobs-housing
balance.

Consistent. The developer(s) of the Eucalyptus
Business Park will construct roadway and utility
improvements in accordance with the City’s
infrastructure master plans. Furthermore, the Specific
Plan area will generate employment opportunities for
residents of the City and surrounding jurisdictions,
and reduce the need for residents in the region to
commute to other regions for employment
opportunities. Accordingly, implementation of the
Eucalyptus Business Park Specific Plan will improve
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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The Ontario Plan Policy Specific Plan Consistency
Land Use Element
the jobs-housing balance within the City and the
Inland Empire region.

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.

Consistent. The Eucalyptus Business Park Specific
Plan land use plan provides Business Park land uses
that will accommodate a variety of employment uses
arranged in a sensible and efficient manner that allow
ease of access and complement the surrounding
community. The parkland area will provide
recreational amenities for residents of and visitors to the City of Ontario. The business park area of the
Eucalyptus Business Park Specific Plan area is
envisioned to attract local, national, and international businesses, and will assist in diversifying the mix of
employment opportunities available in the City. The
retail component within the business park area will
serve both the businesses within the Eucalyptus
Business Park Specific Plan area and the broader
community.

LU-1.7: Revenues and Costs.

We require future amendments to our
Land Use Plan to be accompanied by
analyses of fiscal impacts.

Consistent. A fiscal impact analysis will be prepared in support of the Specific Plan. Refer to the Eucalyptus
Business Park Specific Plan EIR for a detailed analysis of potential fiscal effects associated with the
implementation of the Specific Plan.

LU-2: Compatibility between a wide range of uses and resultant urban patterns and forms.

LU-2.1: Land Use Decisions.

We minimize adverse impacts on adjacent
properties when considering land use and
zoning requests.

Consistent. The Eucalyptus Business Park Specific
Plan EIR evaluated the potential physical
environmental impacts of the implementation of the
Specific Plan on the surrounding community in
accordance with the California Environmental Quality
Act (CEQA). Refer to the Eucalyptus Business Park
Specific Plan EIR for a detailed analysis of impacts to adjacent properties associated with the
implementation of the Specific Plan.

LU-2.2: Buffers.

We require new uses to provide mitigation
or buffers between existing uses where
potential adverse impacts could occur.

Additional mitigation is required when new
uses could negatively impact
environmental justice areas.

Consistent. The Eucalyptus Business Park Specific
Plan provides conceptual streetscapes for Eucalyptus
Avenue, Campus Avenue, Walker Avenue, and Public
Street ‘A’; primary and secondary corner treatments
at Specific Plan entry points; and landscaped
screening walls between truck courts and parking
areas and adjacent public rights-of-way.

Implementation of these features provides a visual
buffer between planned on-site Business Park land
uses and existing and planned off-site land uses.

Additionally, the Specific Plan includes Open Space–
Parkland along the northern boundary to separate the
business park uses from the residential uses planned
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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The Ontario Plan Policy Specific Plan Consistency
Land Use Element
to the north. As such, the Eucalyptus Business Park is
consistent with this policy.

LU-2.3: Hazardous Uses.

We regulate the development of industrial
and similar uses that use, store, produce,
or transport toxic substances, air
emissions, other pollutants, or hazardous
materials.

Consistent. Building occupants within the Eucalyptus
Business Park Specific Plan area are obligated to
comply with all local and State requirements for using, storing, producing, or transporting toxic substances,
air emissions, other pollutants, or hazardous
materials.

LU-2.5: Regulation of Uses.

We regulate the location, concentration,
and operation of uses that have impacts
on surrounding land uses.

Consistent. The Eucalyptus Business Park Specific
Plan EIR evaluated the potential physical
environmental impacts of the implementation of the
Specific Plan on the surrounding community in
accordance with CEQA. Refer to the Eucalyptus
Business Park Specific Plan EIR for a detailed analysis of impacts to adjacent properties associated with the
implementation of the Specific Plan.

LU-2.6: Infrastructure Compatibility.

We require infrastructure to be
aesthetically pleasing and in context with
the community character.

Consistent. Water, sewer, storm drain, and dry utility
improvements will be located underground and out of
view, with the exception of storm water inlets and
channels that are required to be exposed at the
surface. Roadway infrastructure improvements are
designed to be landscaped with a combination of
evergreen and deciduous trees – including flowering
varieties – shrubs and groundcovers in an
aesthetically-pleasing manner to establish the
Specific Plan’s design theme.

LU-2.8: Transitional Areas.

We require development in transitional
areas to protect the quality of life of current
residents.

Consistent. The Eucalyptus Business Park Specific
Plan area is primarily surrounded by agricultural uses, dairy operations, and existing and planned industrial
warehouse uses. Nonetheless, the Specific Plan
stipulates landscaping and building setbacks along all
of the Specific Plan’s perimeter streets that separate
the Specific Plan area from adjacent properties.

Trucks traveling to and from the Specific Plan area are required to utilize the City’s approved truck routes,
thereby minimizing exposure of nearby residents to
truck-related impacts. Development within the
Specific Plan area must adhere to the Design
Guidelines in Chapter 6 of this Specific Plan, which will provide for a high-quality, attractive, and
contemporary environment.

LU-2.9: Methane Gas Sites.

We require sensitive land uses and new
uses on former dairy farms or other
methane-producing sites be designed to
minimize health risks.

Consistent. If determined to be necessary, the
Eucalyptus Business Park Specific Plan area will be
required to implement the mitigation measures
identified in the Eucalyptus Business Park Specific
Plan EIR addressing soil remediation and building
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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The Ontario Plan Policy Specific Plan Consistency
Land Use Element
venting requirements related to methane gas hazards.

As such, this Specific Plan is consistent with this
policy.

LU-4: Development that provides short-term value only when the opportunity to achieve our Vision can be preserved.

LU-4.2: Interim Development.

We allow development in urban, mixed
use, and transit-oriented Place Types that
is not immediately reflective of our ultimate
Vision for the Place Type, provided it can
be modified or replaced when
circumstances are right to support
development aligned with the Place Type
Vision. We will not allow development that
impedes, precludes, or compromises our
ability to achieve our Vision.

Consistent. The central theme of the Ontario Vision is
“A sustained, community-wide prosperity which
continuously adds value and yields benefits.” The
open space-parkland area will introduce and sustain
recreational amenities in the long term for use by City residents and visitors. The phased development of the
business park land uses in the Eucalyptus Business
Park Specific Plan area will attract new businesses,
provide employment opportunities for residents,
contribute the City’s tax base, and construct
circulation and utility infrastructure improvements that are critical to allow for the growth of the region. As
such, the Specific Plan area will help the City achieve its Vision by continuously adding value, yielding
benefits, and contributing to the prosperity of the City and the Inland Empire region.

LU-4.3: Infrastructure Timing.

We require that the necessary
infrastructure and services be in place
prior to or concurrently with development.

Consistent. Chapter 7, Implementation Plan, of the
Eucalyptus Business Park Specific Plan includes a
development phasing plan that requires infrastructure
needed to support the buildout of the Specific Plan to
be adequately phased concurrently with
development.

LU-5: Integrated airport systems and facilities that minimize negative impacts to the community and maximize economic benefits.

LU-5.5: Airport Compatibility Planning for
ONT.

We create and maintain the Airport Land
Use Compatibility Plan for ONT.

Consistent. The land uses provided by the Eucalyptus
Business Park Specific Plan are consistent with the
Airport Land Use Compatibility Plan (ALUCP)
requirements for the Ontario International Airport.

Furthermore, future development on the Specific Plan
property would be required to comply with the
development standards and design guidelines
established in this Specific Plan, as well as the
applicable requirements of the City of Ontario
Development Code, which would preclude any
potential inconsistencies with the Ontario International Airport ALUCP.

LU-5.7: ALUCP Consistency with Land
Use Regulations.

We comply with state law that requires
general plans, specific plans, and all new
development to be consistent with the
Consistent. The land uses provided by the Eucalyptus
Business Park Specific Plan are consistent with the
Airport Land Use Compatibility Plan (ALUCP)
requirements for the Ontario International Airport and
the provisions provided in the Chino Airport Overlay
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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The Ontario Plan Policy Specific Plan Consistency
Land Use Element
policies and criteria set forth within an
Airport Land Use Compatibility Plan for
any public-use airport.

District and Chino ALUCP. All proposed development
will be reviewed by the City of Ontario staff in the
Development Plan review process.

LU-5.8: Chino Airport.

We will support the creation and
implementation of the Airport Land Use
Compatibility Plan for Chino Airport.

Consistent. The land uses provided by the Eucalyptus
Business Park Specific Plan are consistent with the
provisions provided in the Chino Airport Overlay
District. Proposed development within the Specific
Plan area will be reviewed by the City of Ontario Staff in the Site Plan review process.

Ontario Plan Policy Specific Plan Consistency
Housing Element
H-1: Stable neighborhoods of quality housing, ample community services and public facilities, wellmaintained infrastructure, and public safety that foster a positive sense of identity.

H-1.4: Historical Preservation.

We support the preservation and
enhancement of residential structures,
properties, street designs, lot
configurations, and other reminders of
Ontario’s past that are considered to be
local historical or cultural resources.

Consistent. Refer to the Eucalyptus Business Park
Specific Plan EIR for a detailed analysis of potential
impacts to historical and cultural resources that would occur as a result of the implementation of the Specific Plan. If determined to be necessary, development
projects within the Specific Plan area will be required to implement mitigation measures to reduce impacts
to historical and cultural resources to the maximum
extent feasible.

Ontario Plan Policy Specific Plan Consistency
Parks and Recreation Element
PR-1: A system of safe and accessible parks that meets the needs of the community.

PR-1.9: Phased Development.

We require parks be built in new
communities before a significant
proportion of residents move in.

Consistent. The Eucalyptus Business Park Specific
Plan does not include the creation of new residential
units, but includes 35.88 acres of the City’s Grand
Park. Chapter 7, Implementation Plan, of the
Eucalyptus Business Park Specific Plan includes a
development phasing plan that discusses the buildout
of the Specific Plan which includes the both the
Business Park and the Open Space – Parkland land
uses.

PR-1.15: Trail Connectivity.

We strengthen and improve equestrian,
bike, and multipurpose trail connections
within the City and work to improve trail
connections into adjacent jurisdictions.

Consistent. The Eucalyptus Business Park Specific
Plan includes multi-purpose trails along Eucalyptus
Avenue, Campus Avenue, Grove Avenue, and Walker
Avenue to encourage connectivity and circulation by
employees, visitors, and the passerby by means not
completely dependent on a motorized vehicle. The
multi-purpose trail system provided by the Specific
Plan area implements the multipurpose trail system
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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Ontario Plan Policy Specific Plan Consistency
Parks and Recreation Element
shown in Exhibit M-3, Multipurpose Trails & Bikeway
Corridor Plan, of The Policy Plan.

Ontario Plan Policy Specific Plan Consistency
Environmental Resources Element
ER-1: A reliable and cost-effective system that permits the City to manage its diverse water resources and needs.

ER-1.3: Conservation and Sustainable
Water Supply.

We work with regional water providers and
users to conserve water and ensure
sustainable local water supplies as more
frequent droughts reduce long term local
and regional water availability
Consistent. The Eucalyptus Business Park Specific
Plan incorporates a drought-tolerant plant palette and
water-efficient irrigation system design to minimize the water demands of planned development. In addition,
implementing development projects will be required to
comply with the water-efficiency mandates of the
California Green Building Standards Code, including
the provision of water-efficient fixtures.

ER-1.4: Supply-Demand Balance.

We require that available water supply and
demands be balanced.

Consistent. The Eucalyptus Business Park Specific
Plan EIR evaluates the potential impacts of the
Specific Plan’s implementation related to water supply
based on the results of a project-specific water supply assessment. If deemed necessary by the EIR,
development within the Specific Plan is required to
implement mitigation measures to reduce significant
impacts to the water supply to the maximum extent
feasible.

ER-1.5: Water Resource Management.

Environmental justice areas are prioritized
as we coordinate with local agencies to
protect water quality, prevent pollution,
address existing contamination, and
remediate contaminated surface water
and groundwater.

Consistent. As discussed in the Eucalyptus Business
Park Specific Plan EIR, implementation of the Specific
Plan will not result in new, substantial sources of urban runoff, and also will not violate applicable stormwater quality requirements. Also, the Eucalyptus Business
Park Specific Plan area includes permeable surfaces
(e.g., open space-parkland, landscaped areas, water
quality/infiltration basins) that would allow surface
water to percolate and contribute to recharge of the
aquifer.

ER-1.6: Urban Run-off Quantity.

We encourage the use of low impact
development strategies, including green
infrastructure, to intercept run-off, slow the
discharge rate, increase infiltration, and
ultimately reduce discharge volumes to
traditional storm drain systems.

Consistent. As discussed in the Eucalyptus Business
Park Specific Plan EIR, implementation of the Specific
Plan will not result in new, substantial sources of urban runoff, and also will not violate applicable stormwater quality requirements. Also, the Eucalyptus Business
Park Specific Plan area includes permeable surfaces
(e.g., open space-parkland, landscaped areas, water
quality/infiltration basins) that would allow surface
water to percolate and contribute to recharge of the
aquifer.
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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Ontario Plan Policy Specific Plan Consistency
Environmental Resources Element
ER-1.7: Urban Run-off Quality.

We require the control and management
of urban run-off, consistent with Regional
Water Quality Control Board regulations.

Consistent. As discussed in the Eucalyptus Business
Park Specific Plan EIR, implementation of the Specific
Plan will not result in new, substantial sources of urban runoff, and also will not violate applicable stormwater quality requirements. Also, the Eucalyptus Business
Park Specific Plan area includes permeable surfaces
(e.g., open space-parkland landscaped areas, water
quality/infiltration basins) that would allow surface
water to percolate and contribute to recharge of the
aquifer.

ER-1.8: Wastewater Management.

We require the management of
wastewater discharge and collection
consistent with waste discharge
requirements adopted by the Regional
Water Quality Control Board.

Consistent. All sewer conveyance infrastructure
needed to serve the Eucalyptus Business Park
Specific Plan area will be installed in accordance with City design standards. Accordingly, implementation
of the Specific Plan will not violate any applicable
waste discharge requirements as detailed in the
Eucalyptus Business Park Specific Plan EIR.

ER-3: Cost-effective and reliable energy system sustained through a combination of low impact buildings, site and neighborhood energy conservation, and diverse sources of energy generation that collectively helps to minimize the region’s carbon footprint.

ER-3.3: Building and Site Design.

We require new construction to
incorporate energy efficient building and
site design strategies, which could include
appropriate solar orientation, maximum
use of natural daylight, passive solar, and
natural ventilation.

Consistent. The Eucalyptus Business Park Specific
Plan’s design guidelines encourage all new
construction to utilize design features, fixtures,
appliances, and heating and cooling controls to
conserve energy and water. In addition, all
development is required to comply with the California
Green Building Standards Code (CalGreen Code).

ER-3.6: Generation- Renewable Sources.

We promote the use of renewable energy
sources (e.g., solar, wind, biomass) in
public and private sector development.

Consistent. The Eucalyptus Business Park Specific
Plan proposes a rooftop solar energy system which
generates enough electricity to meet 45% of annual
electricity demand.

ER-4: Improved indoor and outdoor air quality and reduced locally generated pollutant emissions.

ER-4.1: Land Use.

We reduce GHG and other local pollutant
emissions through compact, mixed use,
and transit-oriented development and
development that improves the regional
jobs-housing balance.

Consistent. The Eucalyptus Business Park Specific
Plan area provides employment land uses in close
proximity to major transportation corridors (Interstate 10, Interstate 15, State Route 60, State Route 83,
State Route 71 and State Route 91) and near Bus
Rapid Transit (BRT) Corridors along Ontario Ranch
Road and Euclid Avenue. Therefore, the Specific Plan
area provides local employment opportunities for
residents and serves to improve the regional jobshousing balance. Additionally, the Specific Plan area provides an integrated system of sidewalks, bikeways,
and multi-purpose trails on internal and perimeter
roadways to encourage non-vehicular modes of
transportation. The Eucalyptus Business Park
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
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Ontario Plan Policy Specific Plan Consistency
Environmental Resources Element
Specific Plan area has the potential to reduce vehicle
miles traveled, which would reduce tailpipe emissions
– a major source of greenhouse gases (GHGs).

ER-4.3: Greenhouse Gases (GHG)
Emissions Reductions.

We will reduce GHG emissions in
accordance with regional, state, and
federal regulations.

Consistent. As described in the Eucalyptus Business
Park Specific Plan EIR, the Specific Plan would be
consistent with applicable regional, State, and federal regulations related to the reduction of GHG emissions
and would not obstruct implementation of any GHG
reduction plans/programs.

ER-4.8: Tree Planting.

We protect healthy trees within the City
and plant new trees to increase carbon
sequestration and help the regional/local
air quality. We expand the tree canopy in
environmental justice areas to enhance air
quality and reduce the “heat island” effect.

Consistent. The Specific Plan area is not within an
environmental justice area, however, as part of the
development of the Eucalyptus Business Park Specific
Plan area, a substantial number of trees will be planted within the Specific Plan area, and in particular along
roadway street frontages, near building entrances,
and in passenger car parking lots. In addition, trees
will be planted in the open space-parkland planning
areas.

ER-5: Protected high value habitat and farming and mineral resource extraction activities that are compatible with adjacent development.

ER-5.1: Habitat Conservation Areas.

We support the protection of biological
resources through the establishment,
restoration, and conservation of highquality habitat areas.

Consistent. The Eucalyptus Business Plan Specific
Plan area was historically used for agricultural uses,
dairy farming, and a trucking operation. The Specific
Plan EIR evaluates impacts to biological resources
(including sensitive/protected habitats and species)
as a result of the implementation of the Specific Plan
and establishes mitigation measures required to
reduce significant impacts to the maximum extent
feasible.

ER-5.2: Entitlement and Permitting
Process.

We comply with state and federal
regulations regarding protected species.

Consistent. The Eucalyptus Business Plan Specific
Plan area was historically used for agricultural uses,
dairy farming, and a trucking operation. The Specific
Plan EIR evaluates impacts to biological resources
(including sensitive/protected habitats and species)
as a result of the implementation of the Specific Plan
and establishes mitigation measures required to
reduce significant impacts to the maximum extent
feasible.

ER-5.3: Right to Farm.

We support the right of existing farms to
continue their operations within the
Ontario Ranch.

Consistent. Implementation of the Eucalyptus
Business Park Specific Plan would not preclude the
continued operation of existing farms within the New
Model Colony/Ontario Ranch for ten years, as shown
in Table 5-1, Permitted Uses, of this Specific Plan.

Furthermore, the Eucalyptus Business Park Specific
Plan EIR evaluates impacts to surrounding land uses
that could potentially occur as a result of the
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
A-10
Ontario Plan Policy Specific Plan Consistency
Environmental Resources Element
implementation of the Eucalyptus Business Park
Specific Plan and establishes mitigation measures
required to reduce significant impacts to the
maximum extent feasible.

ER-5.4: Transition of Farms.

We protect both existing farms and
sensitive uses around them as agricultural
areas transition to urban uses.

Consistent. Implementation of the Eucalyptus
Business Park Specific Plan would not preclude the
continued operation of existing farms within the New
Model Colony/Ontario Ranch for ten years, as shown
in Table 5-1, Permitted Uses, of this Specific Plan.

Furthermore, the Eucalyptus Business Park Specific
Plan EIR evaluates impacts to surrounding land uses
that could potentially occur as a result of the
implementation of the Eucalyptus Business Park
Specific Plan and establishes mitigation measures
required to reduce significant impacts to the
maximum extent feasible.

Ontario Plan Policy Specific Plan Consistency
Community Economics Element
CE-1: A complete community that provides for all incomes and stages of life.

CE-1.1: Jobs-Housing Balance.

We pursue improvement to the Inland
Empire’s balance between jobs and
housing by promoting job growth that
reduces the regional economy’s reliance
on out-commuting.

Consistent. The Eucalyptus Business Park Specific
Plan would provide over 137.90 acres of new
employment-generating land uses in close driving
distance to existing and planned residential land uses.

The new job opportunities provided within the Specific
Plan area will assist the City’s efforts to promote job growth and improve the balance between jobs and
housing within the City limits.

CE-1.12: Circulation.

We continuously plan and improve public
transit and non-vehicular circulation for
the mobility of all, including those with
limited or no access to private
automobiles.

Consistent. BRT Corridors are located along Ontario
Ranch Road and Euclid Avenue in close proximity to
the Specific Plan. The Specific Plan would construct a
bus turnout near the intersection of Grove Avenue and
Eucalyptus Avenue in anticipation of future Omnitrans
service. Additionally, the Specific Plan area provides
Class II Bikeways along Walker Avenue and Campus
Avenue. Additionally, sidewalks are provided along all
streets within the Specific Plan area.

CE-2: A City of distinctive neighborhoods, districts, corridors, and centers where people choose to be.

CE-2.1: Development Projects.

We require new development and
redevelopment to create unique, highquality places that add value to the community.

Consistent. The Eucalyptus Business Park Specific
Plan provides for the development of the Specific Plan
property as a high-quality and contemporary business
park. This Specific Plan’s Design Guidelines establish
criteria for architecture, lighting, signage, and
landscape design to promote the development of an
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EUCALYPTUS BUSINESS PARK SPECIFIC PLAN
A-11
Ontario Plan Policy Specific Plan Consistency
Community Economics Element
attractive business park with timeless design features, for as an inviting place to work and conduct business.

The adjacency of the park and integral retail
development further enhances the attractiveness of
the Specific Plan.

CE-2.2: Development Review.

We require those proposing new
development and redevelopment to
demonstrate how their projects will create
appropriately unique, functional, and
sustainable places that will compete well
with their competition within the region.

Consistent. The Eucalyptus Business Park Specific
Plan requires implementing development projects
within the Specific Plan area to be reviewed and
approved pursuant to the provisions of the City’s
Subdivision Ordinance and Development Plan Review
process which provides for review by the City’s
Planning Department which may require the
development to demonstrate how each project will
create appropriately unique, functional and
sustainable places. Furthermore, development
projects in the Specific Plan area are required to be
designed in accordance with the architectural and
landscape design guidelines established in Chapter 6,
Design Guidelines, of this Specific Plan, which will
result in a unique, aesthetically attractive, and
contemporary business park that will be highly
competitive with similar developments in the region.

CE-2.4: Protection of Investment.

We require that new development and
redevelopment protect existing
investment by providing architecture and
urban design of equal or greater quality.

Consistent. Development projects in the Eucalyptus
Business Park Specific Plan are required to be
designed in accordance with the architectural and
landscape design guidelines in Chapter 6, Design
Guidelines, of this Specific Plan, which will result in a unique, aesthetically attractive, and contemporary
business park that reflects high-quality architectural
design.