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HomeMy WebLinkAbout2025-09-10 - Agenda Packet Historic Preservation Commission and Planning Commission Meeting Agenda Rancho Cucamonga Civic Center COUNCIL CHAMBERS September 10, 2025 10500 Civic Center Drive Rancho Cucamonga, CA 91730 7:00 PM A. CALL TO ORDER AND PLEDGE OF ALLEGIANCE ROLL CALL: Chairman Morales Vice Chairman Boling Commissioner Dopp Commissioner Daniels Commissioner Diaz B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Planning/Historic Commission (“Planning Commission”) on any Consent Calendar item or any item not listed on the agenda that is within the Commission’s subject matter jurisdiction. The Planning Commission may not discuss any issue not included on the agenda, but may set the matter for discussion during a subsequent meeting. C. CONSENT CALENDAR C1. Consideration to adopt Regular Meeting Minutes of August 27, 2025. D. PUBLIC HEARINGS D1. CONDITIONAL USE PERMIT – TAYLOR KANE ON BEHALF OF 8700 WHITE OAK APG LLC – A request to permit Large E-Commerce Distribution/Fulfillment Center and Medium Wholesale and Distribution uses for an existing 72,051-square-foot industrial building within the Neo-Industrial (NI) Zone, located at 8700 White Oak Avenue; APN: 0209-145-04. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15301 – Existing Facilities (DRC2025-00117). D2. HILLSIDE DEVELOPMENT REVIEW – JONATHAN L. ZANE ARCHITECTURE – A request for site plan and design review of a 4,570 square foot residence with a 781 square foot garage and 519 square foot guest house on a vacant 0.6 acre lot within the Very Low (VL) Residential zone and Hillside and Equestrian Overlays at 8930 Reales Street, APN: 1061-801-16. The project qualifies as a Class 3 exemption under State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures (DRC2023-00368). D3. ENVIRONMENTAL ASSESSMENT, MASTER PLAN, DESIGN REVIEW, AND CONDITIONAL USE PERMIT – NEWCASTLE PARTNERS – A request for development of one industrial warehouse building totaling approximately 334,776 square feet on a 14.8-acre site located west of Etiwanda Avenue and south of Arrow Route at 12459 Arrow Route; APN 0229-131-24. An Environmental Impact Report (SCH No. 2023110039) was prepared for the project. Primary Case File No. DRC2022-00101. E. GENERAL BUSINESS E1. Consideration to Receive and File the Economic Development Strategy Annual Progress Report for 2024-2025 F. COMMISSION BUSINESS F1. Discussion of State Density Bonus Law G. COMMISSION ANNOUNCEMENTS H. DIRECTOR ANNOUNCEMENTS I. ADJOURNMENT TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. If you need special assistance or accommodations to participate in this meeting, please contact the City Clerk's office at (909) 477-2700. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium. State your name for the record and speak into the microphone. After speaking, please complete a speaker card located next to the speaker’s podium. It is important to list your name, address (optional) and the agenda item letter your comments refer to. Comments are generally limited to 3 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under “Public Communications.” As an alternative to participating in the meeting you may submit comments in writing to Elizabeth.Thornhill@cityofrc.us by 12:00 PM on the date of the meeting. Written comments will be distributed to the Commissioners and included in the record. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are available at www.CityofRC.us. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeals filed must be in writing with the City Clerk’s Office, state the reason for the appeal, and be accompanied by an appeal fee pursuant to the most adopted fee schedule for all decisions for the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while the meeting is in session. I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted Seventy-Two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, California and on the City's website. HPC/PC Draft Minutes Page 1 of 8 Historic Preservation Commission and Planning Commission Agenda August 27, 2025 Draft Minutes Rancho Cucamonga, CA 91730 7:00 p.m. The regular joint meeting of the Historic Preservation Commission and Planning Commission was held on August 27, 2025. The meeting was called to order by Chairman Morales at 7:00 p.m. A. Roll Call Planning Commission present: Chairman Morales, Vice Chairman Boling, Commissioner Dopp, Commissioner Daniels and Commissioner Diaz. Staff Present: Serita Young, Assistant City Attorney; Sean McPherson, Principal Planner; Jared Knight, Assistant Planner; Caleb Richards, Senior Landscape Planner; Elizabeth Thornhill, Executive Assistant. B. Public Communications Chairman Morales opened the public communications. Resident Marsha Banks inquired about the future of the Etiwanda Depot property on Etiwanda Avenue. Principal Planner McPherson shared with the Commission that comment is related to an item on a recent closed session agenda of a City Council meeting. He explained that the property in question is a city-owned parcel that the city is currently in the process of disposing. As part of that process and in accordance with state law, the city is required to notify potential developers and buyers whenever a city owned property is being considered for disposal. He noted that the city received one response and has been in negotiations with that developer. At this time, there is nothing to present to the Historic Preservation Commission/Planning Commission. Hearing no other comments from the public, Chairman Morales closed the public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of August 13, 2025. Motion: Moved by Commissioner Dopp; seconded by Vice Chairman Boling. Motion carried unanimously, 5-0.    Page 4 HPC/PC Draft Minutes Page 2 of 8 D. Public Hearings D1. Tentative Parcel Map - EGL - A request for the subdivision of an existing 21,000 square foot parcel into two new parcels within the Medium Residential (M) zone and the Hillside Overlay, located at 7444 Avila Avenue. This project qualifies for an exemption from CEQA review under State CEQA Guidelines section 15061(b) (3), as it will not result in a significant or direct impact upon the environment. APN: 0208-921-09 (SUBTPM20986). Assistant Planner Knight provided a PowerPoint presentation (copy on file). He noted in the presentation that the Engineering Department made changes to Conditions 3 and 5 in their section of the Conditions of Approval. Commissioners received a redlined version of the changes on the dais for review. Commissioner Daniels noted that during his site visit to Avila Avenue, he observed the area where the curb curves around. He asked if there would be enough room for the front yard setback once the dedication on Avila is made. Additionally, he noted that the staff report did not indicate what the rear end setback would be at the new property line. He asked whether the setbacks would be met in that zone with that subdivision. Principal Planner McPherson responded that this parcel is on a bit of a slopped nature. To the extent that the property owner would want to propose an actual development of the site in the future, in addition to meeting all the other standards, they would also have to meet our slope requirements and slope density requirements to the extent there would need to be any deviations to those standards because of the topography of the lot, the applicant at that time could apply for a variance. Commissioner Daniels stated that he was curious about existing Parcel 1. He was unsure how much dedication had already been made along Avila Avenue and, if dedications had occurred, whether there was sufficient space between the right-of-way and the front of the garage to meet front yard setback requirements. He also inquired about the rear yard setbacks for the zone, particularly in relation to the existing house rear the west rear property line, and whether any variances would be required for the existing development on Parcel1 to meet setback standards. Principal Planner McPherson responded that, not necessarily, as the residence is existing. To the extent there are any deviations, they would be considered a legal nonconforming situation. Commissioner Daniels expressed his disagreement, stating that with the subdivision, the existing house should be required to meet setback standards since it is creating the parcel on which it is located. Assistant Planner Knight explained that the staff report displays a chart that shows the existing residence’s current and proposed setback as a result of the subdivision. He said the new setback would comply even with the new property lines as the front yard setbacks are measured to curb face, not to the right-of-way. Commissioner Daniels stated that he was unsure of the required setback and asked staff whether Avila Avenue will extend through to the street on the north side. Principal Planner McPherson responded that he would follow up with the information at a later time.    Page 5 HPC/PC Draft Minutes Page 3 of 8 Assistant City Attorney Young noted that according to page 11 of the staff report, the minimum required rear yard setback is 10 feet. She stated that the current rear yard setback before the subdivision is 134 feet, and after the subdivision, it would be 36 feet – still well above the minimum requirement. Commissioner Daniels asked what the front yard setback would be if there is a dedication. Assistant Planner Knight stated the front yard set back would be fundamentally unchanged. Vice Chairman Boling asked for clarification on whether the current configuration of the existing structure is considered legal nonconforming with respect to the current yard setback requirements. Vice Chairman Boling stated that, since the existing structure is not being moved, it would remain in conformity following the parcel split. Principal Planner McPherson confirmed. Assistant City Attorney Young mentioned that the front yard line is not changing. Commissioner Daniels stated that he did not understand how the existing structure could remain conforming. He gave the following example, if a dedication is required on Avila Avenue and reduces the existing 30-foot setback by moving the right-of-way closer to the garage, it would create a parcel with a nonconforming condition. He expressed that in such a case, a waiver should be required, and he did not believe it would qualify as legal nonconforming with the creation of a new parcel. Principal Planner McPherson stated that he does not have that dimension available. Vice Chairman Boling asked staff to display the proposed tentative parcel map for the benefit of the public to view the dimensions, noting that the exhibit is provided as a link in the report. Commissioner Daniels asked if the Engineer could provide the dimensions, if present. For the record, no representative from the Engineering Department was present to answer. Chairman Morales opened the public hearing. Kent Tsen was in attendance on behalf of the property owner and was available to answer questions. Resident Tran, who lives next door to the property, expressed concerns about trees leaning onto his property and requested their removal. Resident Peterson expressed concern about why the site is being split into two parcels if no construction is planned. Kent Tsen responded to the resident’s concern about the tree issue, stating he would inform the property owner. He also addressed the question about splitting the property into two parcels, explaining that their plan is to sell the parcels and not develop them. Chairman Morales closed the public hearing.    Page 6 HPC/PC Draft Minutes Page 4 of 8 Commissioner Dopp stated he has no objections to the lot split. He acknowledged concerns about measurements but noted that, given the medium-density zoning (10,000 sq ft minimum), the existing conditions do not pose a significant issue. He appreciated the staff’s due diligence in addressing the details. He also inquired whether the city plans to install a sidewalk due to the right-of-way or if it is already accounted for. Principal Planner McPherson confirmed that they plan to put in a curb, gutter and sidewalk. Chairman Morales asked staff whether any future development on the new parcel would require review by the Planning Commission or be handled solely by the Planning Department. Principal Planner McPherson answered that it would depend on the project and would be determined at the time of application. Commissioner Daniels expressed that he has no issue with the subdivision but is concerned about the front yard setback and requested guidance. Principal Planner McPherson asked for the applicant’s engineer to address that point. For the record, no representative from the applicant’s engineering team was present to provide a response. Commissioner Diaz asked staff, in relation to Commissioner Daniels’ question, whether the site would become legally nonconforming if a sidewalk is installed, or if it would remain conforming. Principal Planner McPherson responded that, without precise dimensions, he could not provide a definitive answer but noted that the existing house will not be moved. According to the tentative tract map, the house appears to be about 13 feet from the front property line, and any additional dedications would establish the ultimate setback. He clarified that this is an existing condition with no proposal to modify the house footprint. Vice Chairman Boling asked legal counsel whether the subdivision and resulting dedication, created a legal nonconforming situation that would prevent the Commission from approving the subdivision at tonight’s meeting. Assistant City Attorney Young responded that she cannot say for certain whether the subdivision would create a legal nonconforming situation, as the Engineering Department, which reviewed and recommended the conditions, was not present. She suggested there may be some flexibility, and if issues arise during the final map processing or if the applicant cannot comply with all conditions, the matter could be brought back to the Planning Commission for further review. Vice Chairman Boling asked whether the creation of a legal nonconforming situation would pose a problem for the Commission in approving the subdivision tonight. Assistant City Attorney Young responded if that situation were to come up and is something staff is not comfortable with, then it would likely come back to the Planning Commission as a modification to the conditions of approval for this tentative map. Vice Chairman Boling asked if it is permissible for the Commission to approve a subdivision that creates a legal nonconforming situation.    Page 7 HPC/PC Draft Minutes Page 5 of 8 Assistant City Attorney Young responded that no one could state with certainty that the Commission would be approving a situation that creates legal nonconformity. However, if such an issue arises during the processing of the final map, it would likely return to the Planning Commission for modifications to ensure compliance and avoid the creation of a nonconforming condition. Vice Chairman Boling stated that the solution could involve modifications or possibly a waiver to allow the nonconforming circumstances. Assistant City Attorney Young confirmed. Commissioner Daniels asked whether it is possible to include a condition requiring the item to return to the Commission if the level of nonconformity is substantially increased, rather than leaving the determination solely to staff. Assistant City Attorney Young responded that if the property is currently legal nonconforming and a substantial change affects that status, it would lose its legal nonconforming designation under the City’s code. She noted that the applicant or property owner likely would not want that to occur. She added that the Commission could include a condition requiring the item to return for further review if the dedication on Avila Avenue would result in the creation of a legal nonconforming condition. Regarding the resident with the overgrown trees, Chairman Morales asked staff who they could contact for assistance. Assistant City Attorney Young mentioned that usually when it is between property owners, it is a private conversation. Commissioner Daniels moved to continue the item for two weeks to allow staff additional time to address the question regarding the front setback. Motion was not seconded and therefore did not pass. Motion: Moved by Commissioner Dopp; seconded by Vice Chairman Boling to adopt Resolution 2025-025 approving Tentative Parcel Map SUBTPM20986 with the amended Conditions of Approval. Motion carried, 4-1, with Commissioner Daniels in opposition. D2. Tentative Parcel Map – Hongjian Tan – A request for the subdivision of an existing 21,163 square foot parcel into two new parcels within the Low Residential – Etiwanda Specific Plan (L- ESP) zone, located at 13261 Victoria Street. This project qualifies for a Class 15 Categorical Exemption under State CEQA Guidelines 15315 as a Minor Land Division. APN: 0227-121-45 (SUBTPM21001). Senior Landscape Planner Richards provided a PowerPoint presentation (copy on file). Commissioner Daniels inquired whether the flag portion of Parcel 2, which extends to Victoria Street is included in the total lot area under the City’s code. He noted that some cities do not include the flag portion in the calculation. Principal Planner McPherson confirmed that it is included. Commissioner Daniels asked whether the driveways on Parcel 1 will need to be removed and replaced with a conforming driveway or will both driveways remain.    Page 8 HPC/PC Draft Minutes Page 6 of 8 Principal Planner McPherson answered that they will both remain. Senior Landscape Planner Richards clarified the westerly driveway will be demolished and a new driveway of 14 feet will be added with setback of 5 feet from property line. Chairman Morales opened the public hearing. Applicant Tan was in attendance and available to answer questions. The following persons commented on the project: Clara Murillo, Jim Banks, Sean Allaway. Their concerns/comments included the following: • Property value • Traffic • Block wall standards missing in the plans • Drive approach adjustment needed • Requested clarification regarding the future use of Parcel 2 Applicant Tan responded to the public’s concern about splitting the lot, stating that he followed the strict guidelines on the Planning website and that none of the lots are nonconforming. He emphasized that city development encourages new construction rather than leaving lots vacant indefinitely. He plans to build two single-family homes on the property in the future. Chairman Morales closed the public hearing. Principal Planner McPherson provided a brief overview of the history of the Etiwanda Specific Plan. Commissioner Dopp asked staff to clarify the driveway situation for the parcels. Senior Landscape Planner Richards explained that the driveway to the east will remain the same, the driveway to the west will be demolished and be used as an easement to access Parcel 2. Principal Planner McPherson clarified that there would be one entrance to each of the parcels. Commissioner Dopp asked if denying a parcel map would be subject to state housing laws and what standards the commission can use to deny a parcel map under current regulations. Principal Planner McPherson explained that the State of California is looking to increase housing production and by law, there are now multiple avenues by which a developer can choose to propose and have the city approve a sub-division. In this case, the applicant decided to go with a traditional lot split. In addition, the state now allows for various other types of lot splits up to and including SB9 for example. The applicant could also have chosen to process this lot split by way of an SB9 lot split. Had they chosen that route, a public hearing would not have been required, and instead, would have been processed by staff. Assistant City Attorney Young added that to deny a tentative map, the Commission must disagree with staff’s findings as outlined in the code and the Subdivision Map Act. The Commission would need to state the reasons for denial on the record. A resolution of denial, reflecting the Commission’s direction and facts, would then be prepared.    Page 9 HPC/PC Draft Minutes Page 7 of 8 Commissioner Dopp stated that he wanted the public to understand some of the constraints the Commission faces that limit their options. He acknowledged the residents’ concerns and noted that the matter before them today is only the parcel map. He also expressed a desire for the developer to consider a slightly wider driveway in future development. Commissioner Daniels asked legal counsel whether, in a legal nonconforming situation involving a subdivision, the city should require the nonconforming condition to be corrected at the time of subdivision, or if it can be addressed later when development occurs on Parcel 1. Assistant City Attorney Young explained that she does not believe conformance is required at the time of subdivision. Instead, the trigger for required conformance is outlined in the City’s code and depends on the extent of changes made to the property. Chairman Morales expressed his opposition. Motion: Moved by Commissioner Diaz; seconded by Vice Chairman Boling to adopt Resolution 2025-020 approving Tentative Parcel Map SUBTPM21001. Motion carried, 4-1, with Chairman Morales in opposition. E. Commission Business E1. Discussion of State Density Bonus Law. (Verbal Only) Commissioner Daniels began the discussion of the State Density Bonus Law and indicated he prepared a letter that would come from the Planning Commission and go to the City Council who would handle the letter as they see fit. Due to this State Density Bonus Law, the Commissioners have seen projects that in his opinion, are terrible. He expressed that the project seen on Hamilton was the worst project he has ever seen in his entire career. The number of units and the number of waivers requested was a travesty, why even have any development codes. He would like the Commission to review the letter he drafted and make edits as necessary. He suggested to add it to the next meeting agenda. He said he would also like to send it to the League of California Cities and other cities in the area as it might help them to provide input to the legislature that this law is not working for communities. It seems the density bonus law is being used for profit instead of affordable housing which is what the state intended it to be used for. He said it appears the developers are disregarding what the community is trying to accomplish and are doing whatever they want to do. Commissioner Dopp stated the Density Bonus Law prevents us from giving the input that we want to provide. He agrees with the majority of this letter and especially for him, the recommended reforms, that 5% threshold is way too low for them to get those many waivers. He said that developers need to provide the community with clear justification if they are seeking waivers that could destroy the hard work the Commission and Staff have spent hours perfecting, then there needs to be something more to hold them accountable to ensure that cities can pursue both quality housing opportunities and high development standards. Commissioner Diaz concurs with Commissioner Dopp and asked legal counsel what the potential upside and downside doing this would be.    Page 10 HPC/PC Draft Minutes Page 8 of 8 Assistant City Attorney Young responded that there is no significant downside, noting that Rancho Cucamonga is not alone in expressing concerns about the loss of local control over planning – many other cities in the state have voiced similar dissatisfaction. She indicated that Commissioner Daniels’ comments seem aimed more at making a formal statement to the state rather than expecting an immediate response. While it would be beneficial if the state took action, the primary goal is to communicate the city’s position, assuming the Council supports moving the letter forward. She added that the effectiveness of such a statement and any legislative response cannot be predicted. Vice Chairman Boling stated that the Commissioners face the ongoing challenge of balancing their vision for ideal development with the constraints of legal standards, while also striving to create opportunities for developers to build a diverse range of housing types throughout the city. He said the points made in the draft document are fitting but do not seem to go far enough in some areas. He suggested to include a comment about a stepped-incentive program to encourage additional affordable units being developed to implement the legislatures’ goal which is to provide more affordable units throughout the state. He also noted the bullet point that goes along with timelines being imposed by the state and that the cities must turn around project applications within an unreasonable amount of time and if they do not, it is automatically approved. He suggested including some instances in reference to the timelines imposed. Also, regarding bullet point #6, he does not feel comfortable saying we did not receive adequate justification. He suggested rather to indicate that developers are not required by law to submit anymore justification then a blanket statement that without the waiver, the project could not move forward. It was decided that Commissioner Daniels will incorporate the Commissions’ comments and direct staff to place this topic on a future agenda with the intent to develop a document for submission to the City Council. F. Director Announcements - None G. Commission Announcements - None H. Adjournment Motion: Moved by Vice Chairman Boling, seconded by Commissioner Dopp to adjourn the meeting. Hearing no objections, Chairman Morales adjourned the meeting at 9:05 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant Planning Department Approved:    Page 11 RECOMMENDATION: Staff recommends the Planning Commission adopt the resolution for the approval of Conditional Use Permit DRC2025-00117 subject to the attached conditions of approval. BACKGROUND: The 4.63-acre (190,901 square feet) project site consists of a parcel located on White Oak Avenue, south of Arrow Route and north of Jersey Boulevard located on property addressed 8700 White Oak Avenue. The site is owned by a private entity known as “8700 White Oak APG LLC” and developed with an existing industrial warehouse. The most recent records indicate that the total existing building area is 72,051 square feet, of which the warehouse area covers 68,874 square feet and the office area covers 3,177 square feet, as shown in Exhibit A. The subject site contains a total of 113 parking stalls: 94 standard parking stalls, four ADA parking stalls, and 15 trailer parking stalls. The site is fully improved and meets the minimum landscaping requirement. Vehicular access to the site is provided from a driveway apron on White Oak Avenue. The applicant, Taylor Kane, on behalf of 8700 White Oak APG LLC, is requesting approval of Conditional Use Permit DRC2025-00117 to legalize the existing Large Distribution/Fulfillment Center and Medium Wholesale and Distribution uses at the subject site. These uses were previously approved as “Warehouse Distribution” within the “General Industrial (GI)” District. No changes to the site or building are being proposed as part of this entitlement request. This request is being made proactively, in anticipation of the current tenant’s departure, to position the building for a broader range of compatible industrial users. Since the submittal of the subject application, the previous tenant has ceased business conduct and vacated the site, and the property is currently available for lease. The intent of this request is to provide greater flexibility for future tenants that align with the City’s vision for industrial land use while minimizing delays for incoming businesses. DATE:September 10, 2025 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Stacy Lee, Assistant Planner SUBJECT: CONDITIONAL USE PERMIT – TAYLOR KANE ON BEHALF OF 8700 WHITE OAK APG LLC – A request to permit Large Distribution/Fulfillment Center and Medium Wholesale and Distribution uses for an existing 72,051-square-foot industrial building within the Neo-Industrial (NI) Zone, located at 8700 White Oak Avenue; APN: 0209-145-04. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15301 – Existing Facilities (DRC2025-00117).    Page 12 Page 2 of 4 3 0 0 2 Figure 1 - Site Map The existing Land Use, General Plan, and Zoning Designations for this subject site and the surrounding properties are provided in the following table: Land Use General Plan Zoning Site Auto and Vehicle Sales and Rental Neo-Industrial Employment District Neo-Industrial (NI) North Vacant Neo-Industrial Employment District Neo-Industrial (NI) West Custom Manufacturing Maker Space Neo-Industrial Employment District Neo-Industrial (NI) South Wholesale and Distribution Neo-Industrial Employment District Neo-Industrial (NI) East Light Manufacturing Storage Warehouse Neo-Industrial Employment District Neo-Industrial (NI) ANALYSIS: Table 17.30.030-1 of the Development Code indicates that Medium Wholesale and Distribution uses require the approval of a Conditional Use Permit (CUP), while Large Distribution/Fulfillment Center uses require the approval of a Minor Use Permit (MUP). Per Development Code Section 17.20.060, the approving authority for Conditional Use Permits is the Planning Commission, and CUP approvals run with the land, whether there is a change of ownership of the site or structure to which it applies. Per Development Code Section 17.16.120, the approving authority for Minor Use Permits is the Planning Director. The proposed CUP for the Medium Wholesale and Distribution use, however, is inclusive of the proposed MUP for the Large Distribution/Fulfillment Center use with the intent of consolidating both applications. Wh i t e O a k A v e n u e N Subject Site    Page 13 Page 3 of 4 3 0 0 2 Establishing a CUP will allow future businesses who occupy the building and qualify as one or both of the identified uses to bypass individual entitlements. The uses currently occupying the building are considered legal nonconforming upon the adoption of Ordinance No. 982 in 2021. Prior to this code amendment, uses such as Wholesale and Distribution and Distribution/Fulfillment Centers were permitted by right at the subject location. Development Code Section 17.62.040 requires that whenever nonconforming industrial, manufacturing, and processing uses have been replaced by a conforming use or have been discontinued for more than 365 days, the nonconforming use shall not be reestablished, and the use of the building/structure or property thereafter shall conform with the current regulations for the district in which it is located. Although the existing uses and operations can be maintained under this legal nonconforming provision, the property owner is requesting to bring the uses into conformance with the current Development Code through the proposed entitlement. The CUP will go into effect and legalize the existing uses (Large Distribution/Fulfillment Center and Medium Wholesale and Distribution) at the subject site, effective immediately after the 10- day appeal period ends. There is an active business license for a “Warehouse and Distribution” use, and no additional improvements or alterations are currently proposed to the existing site or building. No further action will be required to implement the CUP as is typically required by Development Code Section 17.14.090. Public Art Pursuant to Development Code Section 17.124.020(A), public art requirements do not apply to Conditional Use Permits and are only applicable to Site Development Review, Minor Design Review, or Major Design Review applications that meet specified criteria. As such, the subject CUP is exempt from the public art requirement. Environmental Assessment The Planning Department staff determines that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The project scope is for the permitting of distribution/fulfillment center and wholesale and distribution uses with no alterations being proposed to the existing site and industrial building. There is no substantial evidence that the project will have a significant effect on the environment. Correspondence The project was advertised as a public hearing with a regular legal advertisement in the Inland Empire Daily Bulletin newspaper on August 25, 2025. Notices were mailed to a total of 80 property owners within 1,500 feet of the site on August 25, 2025. The site was posted on August 27, 2025. On September 1, 2025, staff received a public comment via email from a business representative of a property directly to the east of the subject site (Exhibit B). The email raised several concerns regarding the previous tenant’s activities, including parking, traffic, and safety. Although the previous tenant has since vacated the site, these concerns have been addressed by adding conditions of approval to mitigate the potential for similar parking and traffic related issues.    Page 14 Page 4 of 4 3 0 0 2 FISCAL IMPACT: The proposed Conditional Use Permit allows the existing building to be leased and re-tenanted in the future efficiently, allowing for job creation and secondary economic benefits, such as the potential for increased sales tax. To the extent that any permits may be required for tenant improvements, the City will also benefit from the required application fees paid by the developer. COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: The proposed Conditional Use Permit addresses the City Council’s core value of intentionally embracing and anticipating our future by planning for future uses in existing industrial buildings to allow economic activity to thrive. EXHIBITS: Exhibit A – Existing Site Plan and Floor Plan Exhibit B – Public Correspondence Exhibit C – Draft Resolution 2025-027 with Conditions of Approval    Page 15 EXHIBIT A Due to file size, this attachment can be accessed through the following link: Existing Site Plan and Floor Plan    Page 16 From:Justin Lasley To:Lee, Stacy Cc:Krista Lane; Carol Brown Subject:FW: ATTN: Fire Marshal - Trucks Blocking 8700 White Oak Ave Date:Monday, September 1, 2025 1:28:02 PM Attachments:image002.png image003.png image007.png image009.png image010.png doc096817.pdf You don't often get email from justin@brownmetals.com. Learn why this is important CAUTION: This email is from outside our Corporate network. Do not click links or open attachments unless you recognize the sender and canconfirm the content is safe. Hello Ms. Lee. We received the attached letter in regards to potential new tenants located at 8700 White Oak Avenue, Rancho Cucamonga. I would like to express our concerns regarding previous tenants (see emails below). The previous tenant filled the entire property with cars, truck cabs and trailers which then prevented them from having adequate space for their operations or for their employees to park. As a result, they would have 53’ tractor-trailers pull into our private driveway and back into their driveway obstructing traffic on White Oak Ave. This happened multiple times a day (see photos below). The previous tenant also parked vehicles and trucks illegally along White Oak Avenue and in our parking lot which is private property. We raised these concerns with the Fire Marshall being that White Oak Avenue is a critical emergency route for Engine and Truck companies responding from Station 174. I am currently unaware of any enforcement action the City of Rancho Cucamonga took against these previous tenants. It was a relief for us and many neighbors along White Oak Avenue when they relocated. It is our concern that any new tenant may attempt to store an excessive number of vehicles and trailers thereby hampering their operations and repeating the nuisance activities of the previous tenant by blocking traffic and parking illegally along White Oak Avenue. It is also our concern that if the new tenants repeated the nuisance activities of the previous tenant, the City of Rancho Cucamonga may not engage in enforcement activities to discourage such a practice. Please review the details below which include previous attempts to raise concerns with the City of Rancho Cucamonga. Please let me know if I can answer any questions. Respectfully Submitted, Justin Lasley MCSA, MCP Brown Metals Company 909-484-3124 x 1205 | 909-257-3320 www.brownmetals.com|www.sidecuts.com|YouTube 8635 White Oak Ave, Rancho Cucamonga CA91730 From: Justin Lasley Sent: Monday, December 16, 2024 12:55 PM To: RCFire <RCFire@cityofrc.us> Cc: Krista Lane <krista@brownmetals.com> Subject: RE: ATTN: Fire Marshal - Trucks Blocking White Oak Ave Hi Mr. Ball. I had previously reached out regarding our neighbors at 8700 White Oak Avenue that block thru traffic on White Oak. This is a route frequently used by Engine and Truck Companies at Rancho Cucamonga Station 174. I’m not sure if the City has engaged these tenants to discourage them from these actions, but we have not received any feedback from the City and the neighbors continue to block traffic on White Oak as well as traffic in and out of our private driveway. This image was taken from our camera system today. This is an example of what happens every day. My previous email is below showing prior examples. What else can be done to prevent these neighbors from blocking our driveway and blocking White Oak Ave? Exhibit B   Page 17 Respectfully Submitted, Justin Lasley MCSA, MCP Brown Metals Company 909-484-3124 x 1205 | 909-257-3320 www.brownmetals.com|www.sidecuts.com|YouTube 8635 White Oak Ave, Rancho Cucamonga CA91730 From: RCFire <RCFire@cityofrc.us> Sent: Wednesday, March 22, 2023 3:00 PM To: Justin Lasley <justin@brownmetals.com>; RCFire <RCFire@cityofrc.us> Cc: Krista Lane <krista@brownmetals.com> Subject: RE: ATTN: Fire Marshal - Trucks Blocking White Oak Ave Thank you, Justin, for the very detailed report. I will share this information with the other departments in the City Hall and have a discussion about the options available to us. Rob Ball, Fire Marshal Rancho Cucamonga Fire District 10500 Civic Center Drive Rancho Cucamonga, CA 91730 Office: 909.774.3011 Robert.Ball@CityofRC.us From: Justin Lasley <justin@brownmetals.com> Sent: Wednesday, March 22, 2023 10:45 AM To: RCFire <RCFire@cityofrc.us> Cc: Krista Lane <krista@brownmetals.com> Subject: ATTN: Fire Marshal - Trucks Blocking White Oak Ave Importance: High Good morning. My name is Justin Lasley and I am the CIO at Brown Metals Company located at 8635 White Oak Ave. in Rancho Cucamonga. I am writing to raise concerns with the tenants located at 8700 White Oak Ave. The tenants are frequently blocking traffic on White Oak Ave with 53’ tractor-trailer trucks. Trucks and trailers are illegally parked on the street frequently in addition to their regular operations blocking White Oak Ave. This street is a critical route used by Rancho Cucamonga Fire Department, particularly responding apparatus’ from Station 174 on the corner of Milliken and Jersey.    Page 18 The tenants at 8700 White Oak do not currently have enough space for their operations. Their parking lot is completely full of cars, truck cabs, and trailers. Because there is no room to maneuver in their shipping/receiving area, 53’ tractor-trailer trucks are pulling into our driveway at 8635 White Oak Ave, then backing into the driveway at 8700 White Oak Ave across the street, obstructing traffic on White Oak Ave. There are times when it takes truck drivers multiple attempts to back their truck into the driveway extending the time of the traffic obstruction. This is an example of this operation on Wednesday, March 22, 2023 at approximately 9:07 AM. Shortly after this event, an Engine Company drove South on White Oak Ave, likely returning to quarters at Station 174. Shortly after that, a truck company traveled North on White Oak Ave. responding to a call with lights and sirens activated.    Page 19 Our concern is threefold: 1. The tenants at 8700 White Oak Ave may be blocking White Oak Avenue and potentially delay an active emergency response from Station 174. 2. The tenants pull into our driveway (private property) and block vehicles from entering/exiting our Shipping/Receiving area. 3. The tenants illegally park trucks and trailers on White Oak Ave (entire street has signs with posted “No Parking Any Time”) It is our hope that the correct personnel from the City of Rancho Cucamonga can be engaged to resolve these concerns. If there are any further questions, please feel free to contact me by email or using the phone number below. Respectfully Submitted, Justin Lasley MCSA, MCP Brown Metals Company 909-484-3124 x 1205 | 909-257-3320 www.brownmetals.com|www.sidecuts.com|YouTube 8635 White Oak Ave, Rancho Cucamonga CA91730    Page 20 RESOLUTION NO. 2025-027 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT DRC2025-00117, A REQUEST TO PERMIT LARGE DISTRIBUTION/FULFILLMENT CENTER AND MEDIUM WHOLESALE AND DISTRIBUTION USES FOR AN EXISTING 72,051-SQUARE-FOOT INDUSTRIAL BUILDING WITHIN THE NEO-INDUSTRIAL (NI) ZONE, LOCATED AT 8700 WHITE OAK AVENUE; APN: 0209-145-04. A.Recitals. 1. The Applicant, Taylor Kane, on behalf of 8700 White Oak APG LLC, filed an application for Conditional Use Permit DRC2025-00117, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Conditional Use Permit request is referred to as “the application.” 2. On the 10th day of September 2025, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing on the application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to the Planning Commission during the above-referenced public hearing on September 10, 2025, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The subject site consists of approximately 4.63 acres of land developed with a 72,051-square-foot industrial building and is located on White Oak Avenue, south of Arrow Route and north of Jersey Boulevard; and b.The existing Land Use, General Plan, and Zoning Designations for the subject site and the surrounding properties are provided in the following table: Land Use General Plan Zoning Site Auto and Vehicle Sales and Rental Neo-Industrial Employment District Neo-Industrial (NI) North Vacant Neo-Industrial Employment District Neo-Industrial (NI) Exhibit C   Page 21 PLANNING COMMISSION RESOLUTION NO. 2025-027 DRC2025-00117– TAYLOR KANE September 10, 2025 Page 2 West Custom Manufacturing Maker Space Neo-Industrial Employment District Neo-Industrial (NI) South Wholesale and Distribution Neo-Industrial Employment District Neo-Industrial (NI) East Light Manufacturing Storage Warehouse Neo-Industrial Employment District Neo-Industrial (NI) 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The proposed uses are consistent with the General Plan land use designation, Neo-Industrial Employment District, which is intended for light industrial uses with low environmental impacts and the growth of creative and innovative industries and new businesses. The fully improved site is developed with an existing 72,051- square-foot industrial building. Upon approval of the requested Conditional Use Permit (CUP), Large Distribution/Fulfillment Center and Medium Wholesale and Distribution uses will have minimal impact on adjacent uses and properties as the CUP will support the entitlement of uses that are intended for the zoning district and General Plan land use designation, in addition to being consistent with the uses in the surrounding area. b. The proposed uses are consistent with the purposes of the Development Code, in addition to the applicable zone, specific plans, or City regulations and standards. Large Distribution/Fulfillment Center and Medium Wholesale and Distribution uses are permitted in the Neo-Industrial (NI) Zone upon the approval of a CUP. Additionally, the existing Large Distribution/Fulfillment Center use is permitted in the NI Zone upon the approval of a Minor Use Permit (MUP). The proposed CUP will be inclusive of the use that requires an MUP for the purpose of consolidation of applications. The site is currently nonconforming due to the adoption of Ordinance No. 982 as Distribution/Fulfillment Center uses and Wholesale and Distribution uses were permitted by right in the previously designated zone. The uses are consistent with the zoning designation and Development Code in that the uses do not propose new development or expansion of the existing site and building. The uses remain consistent with the current development pattern and uses in the adjacent properties and zone. Per Section 17.66.110 of the Development Code, there are special performance standards applicable to industrial activity, including noise; vibration; particulate matter and air contaminants; odor; and humidity, heat, and glare. Several conditions of approval serve to mitigate any potential impacts that a future tenant may cause at the facility. c. The subject site is physically suitable for the type, density, and intensity of the proposed uses, including access, utilities, and the absence of physical constraints that would make conduct of these uses undesirable. The proposed uses are similar in intensity to existing uses in the immediate surrounding area. The site is improved with an existing industrial building, access and circulation, parking, utilities, and landscaping. No additional physical constraints have been added that may impede    Page 22 PLANNING COMMISSION RESOLUTION NO. 2025-027 DRC2025-00117– TAYLOR KANE September 10, 2025 Page 3 the operation of the existing surrounding land use nor the proposed land uses. Although there are no changes being proposed to the existing building through this request, a future tenant may propose minor tenant improvements that do not increase the building footprint. d. The design, location, size, and operating characteristics of the proposed uses would be compatible with the existing and other permitted uses in the vicinity, including transportation and service facilities. The proposed uses will operate within an existing industrial building and will not operate beyond the subject site. The intensity of the proposed uses is not expected to exceed that of adjacent properties, which contain similar uses. The operating characteristics will be in keeping with the surrounding land uses by being conditioned to meet all general and special industrial performance standards and are not expected to create adverse impacts on adjacent land uses nor adversely impact the area. e. Granting the permit would not constitute a nuisance or be injurious or detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zone in which the property is located. Specifically, the factors to consider include the following: property damage or nuisance arising from noise, smoke, odor, dust, vibration, or illumination caused by the use; hazard to people or property from possible explosion, contamination, fire, or flood caused by the use; and significantly increase the volume of traffic or negatively alter the pattern of traffic. The scale and operation from the uses are already existing, similar to adjacent uses, and not expected to negatively impact their normal operations. The proposed uses have been conditioned to meet performance and property maintenance standards, and all other relevant standards in the Municipal Code to mitigate potential impacts. f. The proposed uses will not pose an undue burden on City services, including police, fire, streets, and other public utilities, such that the City is unable to maintain its current level of service due to the uses. The uses do not pose any undue burdens in that all uses are consistent with the zone in which they are located and will not require additional service from streets and utilities as there are no physical changes being proposed to the site. The uses do not authorize any operations which may result in additional service requests from the San Bernardino County Sherriff’s Department and Rancho Cucamonga Fire Protection District that are not normally associated with similar adjacent existing uses. g. The proposed uses have been reviewed in compliance with the California Environmental Quality Act (CEQA). The Planning Department staff has determined that the project is categorically exempt from the requirements of CEQA. The project qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The Conditional Use Permit will permit Distribution and Medium Wholesale and Distribution uses where no alterations are proposed to the site or building exterior. The Planning Commission has reviewed the Planning Department’s determination of exemption, and based on its own independent judgment, concurs with staff’s determination of the CEQA exemption.    Page 23 PLANNING COMMISSION RESOLUTION NO. 2025-027 DRC2025-00117– TAYLOR KANE September 10, 2025 Page 4 4. The General Plan Land Use and Zoning designations for the subject site are Neo-Industrial Employment District and Neo-Industrial, respectively, which conditionally permit Distribution and Medium Wholesale and Distribution uses. Large Distribution/Fulfillment Center uses require a Minor Use Permit, which can be approved under the purview of the Conditional Use Permit for the purpose of consolidating applications. The request complies with the City’s industrial development standards and design guidelines, including setbacks, height, and design requirements as the proposed uses are to occur within an existing building. The subject site is located within the City limits and is surrounded on all four sides by existing industrial uses and buildings. There are no physical expansions proposed as part of this request. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approved the application subject to each condition set forth in the attached conditions of approval incorporated herein by this reference. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF SEPTEMBER 2025. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: __________________________________ Tony Morales, Chairman ATTEST: __________________________________ Elizabeth Thornhill, Secretary I, Elizabeth Thornhill, Secretary of the Planning Commission for the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of September 2025, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 24 Conditions of Approval Community Development Department Project #: DRC2025-00117 Project Name: 8700 White Oak APG Location: 8700 WHITE OAK AVE - 020914504-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The Conditional Use Permit DRC2025-00117 authorizes use of the existing 72,051-square-foot industrial building for Large E -Commerce Distribution/Fulfillment Center and Medium Wholesale and Distribution uses within the Neo -Industrial (NI) Zone, located at 8700 White Oak Avenue; APN: 0209-145-04. 1. This Conditional Use Permit does not authorize outdoor storage of materials. Any future requests for outdoor storage shall be subject to a Minor Use Permit. 2. All existing and new uses on the subject site shall comply with the special industrial performance standards outlined in Development Code Section 17.66.110. 3. New parking lot design and modifications to existing parking lots in conjunction with the building permit and any other land use or development permit. Modification or improvements to an existing parking lot that impact the parking space layout, configuration, vehicular or pedestrian circulation, emergency vehicle/fire access lanes, number of stalls, or landscape planters shall require a site development review. Plans shall include any proposed traffic calming devices or measures such as speed bumps that will be placed in emergency vehicle/fire access lanes (Development Code Section 17.64.030). 4. No person shall park any vehicle upon a street, other than an alley, in such a manner or under such conditions as to leave available less than ten feet of the width of the roadway for free movement of vehicular traffic (Vehicles and Traffic Code Section 10.44.030). 5. It is unlawful for any person to park, or cause to be parked, any vehicle upon any privately owned property in the city without the consent of the owner, tenant, or other person entitled to possession of such property. It is also unlawful for the owner of any vehicle to allow such vehicle to be parked upon any privately owned property in the city without the consent of the owner, tenant, or other person entitled to possession of such property (Vehicle and Traffic Code Section 10.52.070). 6. All retail sales are consummated at the place of business of the retailer, unless the tangible personal property sold is delivered by the retailer or his or her agent to an out -of-state destination or to a common carrier for delivery to an out -of-state destination. The gross receipts from such sales shall include delivery charges, when such charges are subject to the state sales and use tax, regardless of the place to which delivery is made. In the event a retailer has no permanent place of business in the state or has more than one place of business, the place or places at which the retail sales are consummated shall be determined under rules and regulations to be prescribed and adopted by the California State Board of Equalization (Revenue and Finance Code Section 3.20.070). 7. Standard Conditions of Approval www.CityofRC.us Printed: 9/4/2025    Page 25 Project #: DRC2025-00117 Project Name: 8700 White Oak APG Location: 8700 WHITE OAK AVE - 020914504-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 8. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 9. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on any plans submitted for a building permit. Provided that this entitlement review does not contain a plan set for review, the final Conditions of Approval are to be included with the Statement of Agreement and Acceptance of Conditions of Approval and returned to the City prior to commencement of each use. 10. www.CityofRC.us Page 2 of 3Printed: 9/4/2025    Page 26 Project #: DRC2025-00117 Project Name: 8700 White Oak APG Location: 8700 WHITE OAK AVE - 020914504-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption fee in the amount of $50. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing or within five (5) days of the date of project approval. 11. Pursuant to Development Code Section 17.14.090(A), any permit not exercised within two (2) years of approval shall expire and become void, except where an extension of time is approved. 12. Any modification or intensification of the approved use, including revisions in the operations of the business including changes to the operating days /hours; change in the location on -site or within the building of the use /activity that is approved by this Conditional Use Permit; improvements including new building construction; and/or other modifications /intensification beyond what is specifically approved by this Conditional Use Permit, shall require the review and approval by the Planning Director prior to submittal of documents for plan check /occupancy, construction, commencement of the activity, and/or issuance of a business license. The Planning Director may determine that modifications or intensifications of use require the submittal of an application to modify this Conditional Use Permit for review by the City. 13. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and /or Master Plans in effect at the time of Building Permit issuance. 14. Fire Prevention / New Construction Unit Standard Conditions of Approval High-piled combustible storage is required to be in accordance with Chapter 32 of the Fire Code and Fire District Standard 32-1. Please read and understand this Standard in its entirety to avoid delays in scheduling inspections and obtaining approvals. The Standard has been uploaded to the Documents section. 1. www.CityofRC.us Page 3 of 3Printed: 9/4/2025    Page 27 DATE:September 10, 2025 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Sophia Serafin, AICP, Assistant Planner SUBJECT: HILLSIDE DEVELOPMENT REVIEW – JONATHAN L. ZANE ARCHITECTURE – A request for site plan and design review of a 4,570 square foot residence with a 781 square foot garage and 519 square foot guest house on a vacant 0.6-acre lot within the Very Low (VL) Residential zone and Hillside and Equestrian Overlays at 8930 Reales Street, APN: 1061-801-16. The project qualifies as a Class 3 exemption under State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures (DRC2023-00368). RECOMMENDATION: Staff recommends that the Planning Commission adopt the resolution of approval for Hillside Design Review DRC2023-00368 with the attached conditions of approval. BACKGROUND: The 26,925 square foot undeveloped lot is located midblock on Reales Street between Laredo Place to the west and Delphin Place to the east. The irregularly shaped lot contains a southern property line (front) of approximately 78 feet, a northern property line (rear) of approximately 100 feet, an eastern property line (interior side) of approximately 300 feet, and a western property line (interior side) of approximately 284 feet. The lot features an upslope from south to north with an elevation of approximately 2,271 feet as measured on the southern property line and approximately 2,325 feet on the northern property line, for a total grade change of 54 feet across the entirety of the site. The frontage along Reales Street contains street, curb, gutter, and driveway approach improvements. The existing land uses, General Plan land use designations, and zoning for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant Semi-Rural Neighborhood Very Low (VL) Residential* North Vacant Rural Open Space Hillside Residential (HR)* South Single-Family Residence Semi-Rural Neighborhood Very Low (VL) Residential* East Single-Family Residence Semi-Rural Neighborhood Very Low (VL) Residential* West Single-Family Residence Semi-Rural Neighborhood Very Low (VL) Residential*    Page 28 Page 2 of 4 3 0 1 5 *Equestrian Overlay and Hillside Overlay The applicant, Jonathan L. Zane Architecture, on behalf of the Hirezi Residence, proposes to construct a 4,570 square foot, two-story residence with an attached 781 square foot garage and attached 519 square foot guest house on the subject undeveloped lot. The site contains an unimproved equestrian easement along the entirety of the eastern property line as well as across the northern property line that will be improved to meet equestrian trail guidelines as applicable. Parkway improvements will be performed as well to create a 12.5 foot parkway that aligns with the existing parkways to the east and west of the property. Three heritage trees will be removed from the site in order to support development of the site. A separate Tree Removal Permit will be required to be approved prior to the issuance of Building Permits.    Page 29 Page 3 of 4 3 0 1 5 Figure 1- Conceptual Landscape Plan ANALYSIS: Pursuant to Section 17.16.140B.1 of the Development Code, construction of one or more single- family homes within the Hillside Overlay require approval of a Hillside Development Review application. Additionally, pursuant to Section 17.122.020G.1.i of the Development Code, Hillside Development Review projects which exceed a fill or excavation depth of five feet require approval from the Planning Commission. The project proposes earthwork excavation up to 10.34 feet in depth. The additional excavation is necessary to design the residence in a terraced configuration with varied elevations, strategic retaining walls, and accommodation of the lot’s natural slope and terrain to ensure conformity with the site and building design standards and guidelines for hillside development as outlined in Section 17.122.020 of the Development Code as the site’s existing slope would otherwise prevent the residence from meeting these standards. The additional excavation will also allow for a graded, flat and useable yard area measuring at least 15 feet in any direction and a minimum of 400 square feet as required in Section 17.36.010E.2 of the Development Code for detached single-family homes. The proposed residence will exhibit a Tuscan architectural design with features such as a symmetrical front façade, elongated arched windows, a lower pitched roof, wrought-iron detailing, pilasters at the entrance, and warm, earthy tones, which support the architectural theme and are applied consistently to all building faces. Building materials will consist of stucco, concrete S-tile roofing, accent stone landscaping walls, foam trims, and wrought iron railings and accents. The project will also feature a three garage and a driveway capable of meeting the covered and uncovered parking requirements for single-family dwellings. The proposed single-family residence meets or exceeds all applicable technical development standards for the Very Low (VL) Residential zone and the Hillside Overlay as shown in the below table: Proposed Permitted Compliant Building Height 28 feet 9 inches 30 feet (max)Yes Front Setback 42 feet 42 feet (min)Yes Interior Side Setbacks 10 feet /16 feet 6 inches 10/15 feet (min)Yes Rear Setback 136 feet 8 inches 60 feet (min)Yes Lot Coverage 15.6%25% (max)Yes Earthwork 10.34 feet 5 feet (max)Yes* *Subject to Planning Commission Approval Equestrian Overlay The Equestrian Overlay is designed to designate areas of the City in which equine, bovine, and cleft-footed animals can be kept in addition to promoting a rural/farm character in an urban setting. Sites within the overlay are required to provide either community or local equestrian trails in accordance with the adopted trails map of the General Plan as well as easements established at the time of subdivision. The subject lot contains a local equestrian easement along the eastern property line that contains a width of 15 feet. The trail extends up the rear of the property and designates a 40 foot easement parallel to the northern property line. The trails will be improved in    Page 30 Page 4 of 4 3 0 1 5 compliance with the City’s trail design guidelines as applicable. Public Art Per Section 17.124.020A.1 of the Development Code, the public art requirement applies to residential projects that propose four or more dwelling units. The subject project proposes one unit. As such, the public art requirement would not apply to the proposed project. Environmental Assessment Planning Department staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 3 exemption under State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures, which includes construction of limited, new structures. Specifically, it allows for the development of one single-family residence when in a residential zone. The project scope includes the development of one single-family residence within a residential zone. As such, there is no substantial evidence that the project may have a significant effect on the environment. Correspondence Public notices were mailed to the 52 property owners within 660 feet of the site on August 25, 2025. The item was advertised as a public meeting through a regular legal advertisement in the Inland Valley Daily Bulletin newspaper on August 26, 2025. The site was posted with one notice on August 27, 2025. As of today’s date, staff has not received any public communications regarding the project. FISCAL IMPACT: The project site is currently assessed an annual property tax. A percentage of this annual tax is allocated to the City. With the development of a single-family residence on a vacant lot, the assessed value of the property is expected to increase, resulting in a corresponding increase in the City’s annual share of property tax revenue. The City receives $0.05 per $1.00 in property tax assessed. COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: The proposed project addresses the Council core value of building and preserving a family- oriented atmosphere through development of a single-family home, which is inherently conducive to families. The project also addresses the core value of relentless pursuit of improvement as the project will develop a site that has been vacant since the neighborhood was first subdivided in 1986. This will increase the overall value of the neighborhood and provide the area with a well- designed residence that will complement the surrounding homes. EXHIBITS: Exhibit A – Site Aerial Exhibit B – Project Plans Exhibit C – Draft Resolution 2025-026 with Conditions of Approval    Page 31 Site Aerial La r e d o P l a c e Exhibit A   Page 32 EXHIBIT B Due to file size, this attachment can be accessed through the following link: Project Plans    Page 33 RESOLUTION NO. 2025-026 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING HILLSIDE DESIGN REVIEW DRC2023-00368, A REQUEST FOR SITE PLAN AND DESIGN REVIEW OF A 4,750 SQUARE FOOT RESIDENCE WITH A 781 SQUARE FOOT GARAGE AND 519 SQUARE FOOT GUEST HOUSE ON A VACANT 0.6 ACRE LOT WITHIN THE VERY LOW (VL) RESIDENTIAL ZONE AND HILLSIDE AND EQUESTRIAN OVERLAYS LOCATED AT 8930 REALES STREET; AND MAKING FINDINGS IN SUPPORT THEREOF – APN: 1061- 801-16. A.Recitals. 1.The Applicant, Jonathan L. Zane Architecture, on behalf of the Hirezi Residence, filed an application for Hillside Design Review DRC2023-00368, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Hillside Design Review request is referred to as "the application." 2.On the 10th day of September 2025, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced meeting on September 10, 2025, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site consists of approximately 0.6 acres of vacant land located midblock on Reales Street between Laredo Place to the west and Delphin Place to the east; and b. The existing Land Use, General Plan, and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant Semi-Rural Neighborhood Very Low (VL) Residential* North Vacant Rural Open Space Hillside Residential (HR)* South Single-Family Residence Semi-Rural Neighborhood Very Low (VL) Residential* East Single-Family Residence Semi-Rural Neighborhood Very Low (VL) Residential* West Single-Family Residence Semi-Rural Very Low (VL) Residential* Exhibit C   Page 34 PLANNING COMMISSION RESOLUTION NO. 2025-026 HILLSIDE DESIGN REVIEW DRC2023-00368– Jonathan L. Zane Architecture on behalf of Hirezi Residence September 10, 2025 Page 2 Neighborhood * Hillside Overlay & Equestrian Overlay c. The application is for the development of a 4,750 square foot residence with a 781 square foot garage and 519 square foot guest house on a vacant lot; and d. The project complies with Table 17.36.010-1A of the Development Code (Development Standards for Residential Zones) and Section 17.122.020 of the Development Code (Hillside Development) including setbacks, lot coverage, building height, and design; and e. Pursuant to Section 17.16.140B.1 of the Development Code, construction of one or more single-family homes within the Hillside Overlay require approval of a Hillside Development Review application. Pursuant to Development Code Section 17.122.020G.1.i of the Development Code, Hillside Development Review projects which exceed a fill or excavation depth of five feet require approval from the Planning Commission. The project includes earthwork (cut) of up to 10.34 feet in depth. The additional excavation is necessary to design the residence in a terraced configuration with varied elevations, strategic retaining walls, and accommodation of the lot’s natural slope and terrain to ensure conformity with the site and building design standards and guidelines for hillside development as outlined in Section 17.122.020 of the Development Code as the site’s existing slope would otherwise prevent the residence from meeting these standards. The additional excavation will also allow for a graded, flat and useable yard area measuring at least 15 feet in any direction and a minimum of 400 square feet as required in Section 17.36.010E.2 of the Development Code for detached single-family homes; and f. The proposed single-family residences meets or exceeds all applicable technical development standards for the Very Low Residential (VL) Zone and the Hillside Overlay as shown in the table below: Proposed Permitted Compliant Building Height 28 feet 9 inches 30 feet (max) Yes Front Setback 42 feet 42 feet (min) Yes Interior Side Setbacks 10 feet / 16 feet 6 inches 10/15 feet (min) Yes Rear Setback 136 feet 8 inches 60 feet (min) Yes Lot Coverage 15.6% 25% (max) Yes Earthwork 10.34 feet 5 feet (max) Yes* *Subject to Planning Commission Approval 3. Based upon the substantial evidence presented to this Commission during the above-referenced meeting and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows:    Page 35 PLANNING COMMISSION RESOLUTION NO. 2025-026 HILLSIDE DESIGN REVIEW DRC2023-00368– Jonathan L. Zane Architecture on behalf of Hirezi Residence September 10, 2025 Page 3 a. The proposed project is consistent with the General Plan. The General Plan land use designation of the project site is Semi-Rural Neighborhood. The Semi-Rural Neighborhood designation is intended for the development of detached single-family residences on large individual lots. The project is for the construction of a single-family residence on an existing, vacant 0.6 acre lot which is in keeping with the General Plan land use designation; and b. The proposed project is in accord with the objective of the Development Code and the purposes of the zone in which the site is located. The Very Low (VL) Residential zone is for the development of single-family residences with a maximum residential density of two units per acre. The proposed single-family residence is in keeping with the intent of the Very Low (VL) Residential zoning designation. The Hillside Overlay is intended to regulate development on sites with slopes greater than eight percent such that development is compatible with the onsite slopes. The proposed single-family residence is compliant with the development and design standards of the Hillside Overlay. The Equestrian Overlay designates areas for the keeping of equine, bovine, and cleft-hoofed animals and promotes a rural/farm character within the urban setting. The proposed project site contains local equestrian trail easements and will improve these trails to provide equestrian access and maintain the rural character of the neighborhood; and c. The proposed project complies with the applicable provisions of the Development Code. The proposed single-family residence complies with all standards of the Very Low (VL) Residential zone and Hillside Overlay such as Table 17.36.010-1A (Development Standards for Residential Zones) and Section 17.122.020 (Hillside Development) of the Development Code, including design, setbacks, lot coverage, grading limitations, building height, and design; and d. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed single-family residence complies with the development criteria for the zone, the Hillside and Equestrian Overlays, and is in keeping with other developments in the surrounding area. The project, therefore, is not expected to be detrimental to the health, safety, or welfare of the general public or materially injurious to the properties or improvements in the vicinity.    Page 36 PLANNING COMMISSION RESOLUTION NO. 2025-026 HILLSIDE DESIGN REVIEW DRC2023-00368– Jonathan L. Zane Architecture on behalf of Hirezi Residence September 10, 2025 Page 4 4. Planning Department staff has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 3 exemption under State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures, which includes construction of limited, new structures. Specifically, it allows for the development of one single-family residence when in a residential zone. The project scope includes the development of one single-family residence within a residential zone. As such, there is no substantial evidence that the project may have a significant effect on the environment. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the attached standard conditions incorporated herein by this reference. 6. The Secretary to this Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF SEPTEMBER 2025. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chair ATTEST: Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary, of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 26th day of June 2024, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 37 Conditions of Approval Community Development Department Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Hillside Development Review DRC2023-00368 authorizes the development of an approximately 4,570 square foot residence with an approximately 781 square foot garage and approximately 519 square foot guest house on a vacant 0.6 acre lot within the Very Low (VL) Residential zone and Hillside and Equestrian Overlays at 8930 Reales Street; APN: 1061-801-16. 1. The Trail Design Guidelines shall be applied to the satisfaction of the Planning Director and Engineering Director for the segment of the equestrian trail located north of the site’s connection to the adjacent property’s equestrian trail to the east. All segments of the equestrian trail located south of this connection shall fully comply with the Trail Design Guidelines. 2. A Tree Removal Permit shall be submitted and approved prior to the issuance of Building Permits .3. Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 4. www.CityofRC.us Printed: 9/2/2025    Page 38 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions, related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 5. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 6. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption fee in the amount of $50.00. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing or within 5 days of the date of project approval. 7. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 2 years from the date of approval or a time extension has been granted. 8. www.CityofRC.us Page 2 of 10Printed: 9/2/2025    Page 39 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. 9. Front yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees. 10. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 11. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 12. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 13. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 14. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 15. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 16. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 17. Construct block walls between homes (i.e., along interior side and rear property lines), rather than wood fencing for permanence, durability, and design consistency. 18. The building number shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 19. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, the Development Code regulations. 20. www.CityofRC.us Page 3 of 10Printed: 9/2/2025    Page 40 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall be placed in underground vaults. 21. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 22. Local Feeder Trail entrances shall also provide access for service vehicles, such as veterinarians or hay deliveries, including a 12-foot minimum drive approach. Entrance shall be gated provided that equestrian access is maintained through step-throughs in accordance with Engineering Services Department Standard Drawing 1006-B and 1007-B. 23. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 24. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 25. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Director. 26. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Director review and approval prior to the issuance of Building Permits. 27. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. 28. Engineering Services Department Please be advised of the following Special Conditions www.CityofRC.us Page 4 of 10Printed: 9/2/2025    Page 41 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions "Development Impact Fees Due Prior to Building Permit Issuance: (Subject to Change / Periodic Increases - Refer to current fee schedule to determine current amounts) Drainage Impact Fee = $26,892 per net acre Transportation Impact Fee (North Zone) = $17,455.00 Library Impact Fee = $1,812.00 Animal Center Impact Fee = $387.00 Police Impact Fee = $648.00 Park Impact Fee = $4,483.00 Park Improvement Impact Fee = $8,364.00 Community & Recreation Center Impact Fee = 3,663.00 1. Create separate ENG permit through ACCELA. Revise existing street improvement plans (DWG 847) to the satisfaction of the City Engineer. Plan shall include street trees, street lights, and any other mentioned in COAs. Plan shall be prepared by a registered Civil Engineer and approved by the City Engineer. Plan check fees apply. 2. Public improvement plans shall be 90 percent complete prior to issuance of Grading Permits. Public improvement plans shall be 100 percent complete, signed by the City Engineer and an improvement agreement and bonds executed by the developer, prior to building permit issuance. 3. Standard Conditions of Approval Permits shall be obtained from the following agencies for work within their right of way: City of Rancho Cucamonga Engineering Services Department 4. Dedication shall be made of the following rights-of-way on the perimeter streets (measured from street centerline): 30 total feet on Reales St 5. Construct the following perimeter street improvements including, but not limited to: Drive Appr. Street Lights Street Trees Other Notes: (a) Pavement reconstruction and overlays will be determined during plan check. (b) If so marked, sidewalk shall be linear per Standard 101. (c) If so marked, an in-lieu of construction fee shall be provided for this item. 6. www.CityofRC.us Page 5 of 10Printed: 9/2/2025    Page 42 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. 7. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: “Street trees shall be installed per the notes and legend on Drawing 847 on Sheet 6.” Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 8. All public improvements on the following streets shall be operationally complete prior to the issuance of Building Permits: 9. All public improvements (interior streets, drainage facilities, community trails, paseos, landscaped areas, etc.) shown on the plans and/or tentative map shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees. 10. www.CityofRC.us Page 6 of 10Printed: 9/2/2025    Page 43 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. 11. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 12. The developer shall be responsible for the relocation of existing utilities as necessary.13. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City.14. Rights-of-way and easements shall be dedicated to the City for all interior public streets, community trails, public paseos, public landscape areas, street trees, traffic signal encroachment and maintenance, and public drainage facilities as shown on the plans and/or tentative map. Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans and/or tentative map. 15. Building and Safety Services Department Please be advised of the following Special Conditions When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and soils report to Building and Safety for plan review in accordance with the current edition of the CA Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal. The new structures are required to be equipped with automatic fire sprinklers per the CBC/CRC NFPA 13, 13D, 13R and the Current RCFPD Ordinance. Disabled access for the site and buildings must be in accordance to the State of CA and ADA regulations. If it is anticipated that there will be a need for temporary fire protection water supply and/or temporary fire access, submit a separate plan for review and approval that complies with RCFD Standard 33-3. 1. Grading Section Standard Conditions of Approval Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout “Information for Grading Plans and Permit”. 1. www.CityofRC.us Page 7 of 10Printed: 9/2/2025    Page 44 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 2. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 3. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 4. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 5. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign(s) shall be located outside of the public right of way. 6. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code. 7. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 8. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over-excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 9. www.CityofRC.us Page 8 of 10Printed: 9/2/2025    Page 45 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. 10. The conceptual grading and drainage plan is showing driveway slopes exceeding 10%. Therefore, prior to issuance of a grading permit, the permitted grading plan set shall show driveway profiles for the circular driveway from the street curb line to the garage door(s). 11. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 12. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 13. RESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS CODE – Prior to the issuance of any building permit the applicant shall comply with Section 4.106.2 (Storm water drainage and retention during construction) of the current adopted California Green Building Standards Code: Projects which disturb less than one (1) acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. 1. Retention basins of sufficient size shall be utilized to retain storm water on the site. 2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency (City of Rancho Cucamonga). 3. Compliance with a lawfully enacted storm water management ordinance. 14. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 15. www.CityofRC.us Page 9 of 10Printed: 9/2/2025    Page 46 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval This application for storm water quality management plan purposes may be considered a non-priority project. Therefore, prior to issuance of any building permit or Engineering Services Department issued right of way permit the land owner with the applicant shall file a Non-Priority Water Quality Management Plan (WQMP) with the Building and Safety Department. The applicant may contact Matthew Addington, Associate Engineer, at (909) 477-2710, extension 4202. This project is required to prepare a non-priority WQMP project as the following requirement has been met: i) For areas less than 2,000 square feet of impervious area, the development will be considered a non-priority project and a WQMP document is not required, unless the project is for the outdoor storage of hazardous materials or other materials which may require a pre-treatment of the storm water runoff which will require that a non-priority WQMP document is prepared, including but not limited to, vehicle fueling operations; ii) For significant re-development projects proposing impervious areas of 2,000 square feet to 4,999 square feet and new development projects proposing impervious areas of 2,000 square feet to 9,999 square feet the following criteria will require a non-priority WQMP document to be prepared: a. For all new and significant redevelopment projects; b. If the project is part of a common area of development, a non-priority WQMP document shall be prepared; c. If the proposed development is a commercial project the City will determine if activities may impact the water quality, and if impacts are determined to affect the water quality a non-priority WQMP document will be prepared; d. All industrial projects will require a non-priority WQMP document to be prepared. 16. www.CityofRC.us Page 10 of 10Printed: 9/2/2025    Page 47 Conditions of Approval Community Development Department Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Hillside Development Review DRC2023-00368 authorizes the development of an approximately 4,570 square foot residence with an approximately 781 square foot garage and approximately 519 square foot guest house on a vacant 0.6 acre lot within the Very Low (VL) Residential zone and Hillside and Equestrian Overlays at 8930 Reales Street; APN: 1061-801-16. 1. The Trail Design Guidelines shall be applied to the satisfaction of the Planning Director and Engineering Director for the segment of the equestrian trail located north of the site’s connection to the adjacent property’s equestrian trail to the east. All segments of the equestrian trail located south of this connection shall fully comply with the Trail Design Guidelines . 2. A Tree Removal Permit shall be submitted and approved prior to the issuance of Building Permits .3. Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 4. www.CityofRC.us Printed: 9/2/2025    Page 48 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 5. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet (s) are for information only to all parties involved in the construction /grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 6. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption fee in the amount of $50.00. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing or within 5 days of the date of project approval. 7. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 2 years from the date of approval or a time extension has been granted. 8. www.CityofRC.us Page 2 of 10Printed: 9/2/2025    Page 49 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist 's recommendations regarding preservation, transplanting, and trimming methods. 9. Front yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees. 10. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 11. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 12. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 13. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 14. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 15. Access gates to the rear yards shall be constructed from a material more durable than wood gates . Acceptable materials include, but are not limited to, wrought iron and PVC. 16. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and /or Master Plans in effect at the time of Building Permit issuance. 17. Construct block walls between homes (i.e., along interior side and rear property lines ), rather than wood fencing for permanence, durability, and design consistency. 18. The building number shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 19. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, the Development Code regulations. 20. www.CityofRC.us Page 3 of 10Printed: 9/2/2025    Page 50 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single -family residential developments, transformers shall be placed in underground vaults. 21. All parkways, open areas, and landscaping shall be permanently maintained by the property owner , homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 22. Local Feeder Trail entrances shall also provide access for service vehicles, such as veterinarians or hay deliveries, including a 12-foot minimum drive approach. Entrance shall be gated provided that equestrian access is maintained through step -throughs in accordance with Engineering Services Department Standard Drawing 1006-B and 1007-B. 23. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 24. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 25. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Director. 26. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Director review and approval prior to the issuance of Building Permits. 27. Slope fencing along side property lines may be wrought iron or black plastic coated chain link to maintain an open feeling and enhance views. 28. Engineering Services Department Please be advised of the following Special Conditions www.CityofRC.us Page 4 of 10Printed: 9/2/2025    Page 51 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions "Development Impact Fees Due Prior to Building Permit Issuance: (Subject to Change / Periodic Increases - Refer to current fee schedule to determine current amounts) Drainage Impact Fee = $26,892 per net acre Transportation Impact Fee (North Zone) = $17,455.00 Library Impact Fee = $1,812.00 Animal Center Impact Fee = $387.00 Police Impact Fee = $648.00 Park Impact Fee = $4,483.00 Park Improvement Impact Fee = $8,364.00 Community & Recreation Center Impact Fee = 3,663.00 1. Create separate ENG permit through ACCELA. Revise existing street improvement plans (DWG 847) to the satisfaction of the City Engineer. Plan shall include street trees, street lights, and any other mentioned in COAs. Plan shall be prepared by a registered Civil Engineer and approved by the City Engineer. Plan check fees apply. 2. Public improvement plans shall be 90 percent complete prior to issuance of Grading Permits. Public improvement plans shall be 100 percent complete, signed by the City Engineer and an improvement agreement and bonds executed by the developer, prior to building permit issuance. 3. Standard Conditions of Approval Permits shall be obtained from the following agencies for work within their right of way: City of Rancho Cucamonga Engineering Services Department 4. Dedication shall be made of the following rights -of-way on the perimeter streets (measured from street centerline): 30 total feet on Reales St 5. Construct the following perimeter street improvements including, but not limited to: Drive Appr. Street Lights Street Trees Other Notes: (a) Pavement reconstruction and overlays will be determined during plan check. (b) If so marked, sidewalk shall be linear per Standard 101. (c) If so marked, an in -lieu of construction fee shall be provided for this item. 6. www.CityofRC.us Page 5 of 10Printed: 9/2/2025    Page 52 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits , whichever occurs first. b. Prior to any work being performed in public right -of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. 7. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: “Street trees shall be installed per the notes and legend on Drawing 847 on Sheet 6.” Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees : 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 8. All public improvements on the following streets shall be operationally complete prior to the issuance of Building Permits: 9. All public improvements (interior streets, drainage facilities, community trails, paseos, landscaped areas, etc.) shown on the plans and /or tentative map shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, street lights, and street trees. 10. www.CityofRC.us Page 6 of 10Printed: 9/2/2025    Page 53 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Street trees, a minimum of 15-gallon size or larger, shall be installed per City Standards in accordance with the City's street tree program. 11. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. 12. The developer shall be responsible for the relocation of existing utilities as necessary.13. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City.14. Rights-of-way and easements shall be dedicated to the City for all interior public streets, community trails, public paseos, public landscape areas, street trees, traffic signal encroachment and maintenance, and public drainage facilities as shown on the plans and /or tentative map. Private easements for non-public facilities (cross-lot drainage, local feeder trails, etc.) shall be reserved as shown on the plans and/or tentative map. 15. Building and Safety Services Department Please be advised of the following Special Conditions When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and soils report to Building and Safety for plan review in accordance with the current edition of the CA Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal. The new structures are required to be equipped with automatic fire sprinklers per the CBC /CRC NFPA 13, 13D, 13R and the Current RCFPD Ordinance. Disabled access for the site and buildings must be in accordance to the State of CA and ADA regulations. If it is anticipated that there will be a need for temporary fire protection water supply and/or temporary fire access, submit a separate plan for review and approval that complies with RCFD Standard 33-3. 1. Grading Section Standard Conditions of Approval Prior to issuance of a grading permit the precise grading and drainage plan shall follow the format provided in the City of Rancho Cucamonga handout “Information for Grading Plans and Permit”. 1. www.CityofRC.us Page 7 of 10Printed: 9/2/2025    Page 54 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan (s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 2. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 3. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 4. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 5. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 6. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code . 7. The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 8. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre -grading meeting. The meeting shall be attended by the project owner /representative , the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i)The bottom of the over-excavation; ii)Completion of Rough Grading, prior to issuance of the building permit; iii)At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 9. www.CityofRC.us Page 8 of 10Printed: 9/2/2025    Page 55 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan ) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC 1804.3/CRC R401.3, CBC2304.11.2.2/CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. 10. The conceptual grading and drainage plan is showing driveway slopes exceeding 10%. Therefore, prior to issuance of a grading permit, the permitted grading plan set shall show driveway profiles for the circular driveway from the street curb line to the garage door(s). 11. Flow lines steeper than 6 percent could be erosive. The applicant shall provide hard lined gutters and swales where concentrated flows exceed 3fps, and anywhere that flow lines exceed 10 percent. This shall be shown on the grading and drainage plan prior to issuance of a grading permit. 12. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval . 13. RESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS CODE – Prior to the issuance of any building permit the applicant shall comply with Section 4.106.2 (Storm water drainage and retention during construction) of the current adopted California Green Building Standards Code: Projects which disturb less than one (1) acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site . 1.Retention basins of sufficient size shall be utilized to retain storm water on the site . 2.Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency (City of Rancho Cucamonga). 3.Compliance with a lawfully enacted storm water management ordinance. 14. Roof water is not permitted to flow over the public parkway and shall be directed to an under parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 15. www.CityofRC.us Page 9 of 10Printed: 9/2/2025    Page 56 Project #: DRC2023-00368 Project Name: Single Family Residential Location: 8930 Reales ST - 106180116-0000 Project Type: Hillside Development Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval This application for storm water quality management plan purposes may be considered a non -priority project. Therefore, prior to issuance of any building permit or Engineering Services Department issued right of way permit the land owner with the applicant shall file a Non -Priority Water Quality Management Plan (WQMP) with the Building and Safety Department. The applicant may contact Matthew Addington , Associate Engineer, at (909) 477-2710, extension 4202. This project is required to prepare a non -priority WQMP project as the following requirement has been met: i)For areas less than 2,000 square feet of impervious area, the development will be considered a non-priority project and a WQMP document is not required, unless the project is for the outdoor storage of hazardous materials or other materials which may require a pre -treatment of the storm water runoff which will require that a non -priority WQMP document is prepared, including but not limited to, vehicle fueling operations; ii)For significant re-development projects proposing impervious areas of 2,000 square feet to 4,999 square feet and new development projects proposing impervious areas of 2,000 square feet to 9,999 square feet the following criteria will require a non-priority WQMP document to be prepared : a.For all new and significant redevelopment projects; b.If the project is part of a common area of development, a non -priority WQMP document shall be prepared; c.If the proposed development is a commercial project the City will determine if activities may impact the water quality, and if impacts are determined to affect the water quality a non -priority WQMP document will be prepared; d.All industrial projects will require a non-priority WQMP document to be prepared . 16. www.CityofRC.us Page 10 of 10Printed: 9/2/2025    Page 57 DATE:September 10, 2025 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Kirt Coury, Contract Planner Sean McPherson, AICP, Principal Planner Sophia Serafin, AICP, Assistant Planner SUBJECT:ENVIRONMENTAL ASSESSMENT, MASTER PLAN, DESIGN REVIEW, AND CONDITIONAL USE PERMIT – NEWCASTLE PARTNERS – A request for development of one industrial warehouse building totaling approximately 334,776 square feet on a 14.8-acre site located west of Etiwanda Avenue and south of Arrow Route at 12459 Arrow Route; APN 0229-131-24. An Environmental Impact Report (SCH No. 2023110039) was prepared for the project. Primary Case File No. DRC2022-00101. RECOMMENDATION: Staff recommends that the Planning Commission recommend that the City Council certify the Environmental Impact Report, make findings pursuant to the California Environmental Quality Act, adopt a mitigation monitoring and reporting program, and approve the resolution of approval for Master Plan DRC2024-00036, Design Review DRC2022-00101, and Conditional Use Permit DRC2025-00203, subject to the attached Conditions of Approval. BACKGROUND: The project site is occupied by an industrial facility consisting of two buildings, a 100-space surface parking lot with surrounding concrete/asphalt and gravel pavement, and sparse vegetation. The two buildings are approximately 157,221 sq ft and 20,000 sq ft, respectively, and are approximately 26 feet tall. At the time the Notice of Preparation (NOP) was published (November, 2023), the project site was used for manufacturing steel wire and steel wire products by Tree Island Wire Operations, which occurred onsite 24 hours per day. Similar manufacturing facilities have operated onsite since approximately 1975. All existing buildings and improvements are proposed to be demolished as part of this project. Site Characteristics The project site is located at 12459 Arrow Route and at its maximum extent is approximately 535 feet by 1,272 feet, or approximately 644,688 square feet (sq ft) in lot area (14.8 acres). The project site is generally elongated in an east to west direction with topography descending slightly from a north to south direction. The project site is bounded by existing industrial developments to the north and east, Yellowwood Place to the west, and an existing drainage basin also to the east, and industrial development to the south.    Page 58 Page 2 of 10 3 0 1 6 Figure 1: Project Location ANALYSIS: The Project site has a General Plan land use designation of Industrial Employment District. The project site is also zoned as Industrial Employment (IE). Surrounding land uses to the north, south and east and zoned IE, and to the west are zoned Neo-Industrial (NI). The existing land use, General Plan, and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Existing industrial buildings Industrial Employment District Industrial Employment (IE) North Industrial Warehouse Industrial Employment District Industrial Employment (IE) South Industrial Industrial Employment District Industrial Employment (IE) West Industrial Neo-Industrial Employment District Neo-Industrial (NI) East Industrial Industrial Employment District Industrial Employment (IE) Project Design and Layout The applicant is proposing to develop the site with one concrete tilt-up industrial building totaling    Page 59 Page 3 of 10 3 0 1 6 334,776 square feet of building floor area comprised of 322,776 square feet of industrial warehouse space with the remaining 12,000 square feet dedicated to office space. Access to the site is proposed via Arrow Route and Yellowwood Place, the latter of which will be required as a condition of approval to be fully dedicated to the City. In addition, and consistent with the City’s block network standards, new public road (labeled as “A Street” in the attached plan set), is proposed to be constructed. “A Street” will run parallel to the south property line of the project site, aligned east to west, and will connect Yellowwood Place and a new proposed north-south street identified along the eastern boundary of the project site (“B Street”). As a condition of approval, the developer will be required to construct each of these new streets to their full width pursuant to Engineering standards, with the exception of “B Street” for which the developer is proposing site specific development standards through a Master Plan application. The project includes on-site circulation improvements, trailer parking areas, and substantial new landscaping. All existing buildings and associated improvements will be demolished. Figure 2: Project Site Plan The proposed building will include 6,000 square feet of ground floor office space, and 6,000 square feet of mezzanine office space, and will have a maximum height of 45 feet. Architecture and Site Design Theme The proposed industrial warehouse buildings meet the City’s architectural design standards. The building provides well-defined articulation and a varied use of architectural features creating an attractive aesthetic. For example, the long span of each façade along the north and south elevations provides a well-articulated wall plane. Further, the street facing corner of the building (fronting Yellowwood Place and “A Street”) provides an office tower element which exhibits vertical glass and a metal canopy accent feature. These corner elements also provide an aluminum storefront system framed by an aluminum panel cornice. Throughout each elevation, the typical concrete tilt-up façade is punctuated by panel joints, reveals and windows. The project also provides an attractive and varied color pallet to break up the expanse of the façade which    Page 60 Page 4 of 10 3 0 1 6 includes “Repose Gray” (Sherwin Williams SW 7015), “Dorian Gray” (SW 7017), “Gauntlet Gray” (SW 7019). Figure 3: Proposed Building Elevations The proposed Project complies with the applicable development standards for the Industrial Employment (IE) district as shown in the table below: Development Standard Required Proposed Complies? Building Height Maximum 35 feet (at front setback) and 75 feet (1-foot increment from the front setback line) Building: 45 feet YES Floor Area Ratio (FAR)50-60%Building: 51.9%YES Front Building Setback 25 feet (Yellowwood Place)Building: 71 feet YES Street Side Setback 25 feet (Street A)Building: 25 feet YES Average Depth of Landscape 35 feet (Yellowwood Place and Streets A and B) 15-10” feet Yellowwood Place; 25 feet Street A, and, 10’-10” feet Street B YES* Parking Setback 20 feet (Yellowwood Place; 20 feet (Street B) 4’-8” feet (Yellowwood Place); 4’-10” feet (Street B)YES* Interior Side Yard Setback Min. 5 feet Building: 119 feet YES    Page 61 Page 5 of 10 3 0 1 6 Parking Pursuant to Development Code Section 17.64.050, 17.64.090 and Table 17.64.050-1, auto parking for warehouse/storage uses is based on a tiered ratio as illustrated in the table below. In addition, office areas require parking at 1 stall per 250 square feet. Further, the development code requires 1 trailer loading stall for each dock door proposed. As such, the proposed project is required to provide 149 auto parking stalls and 44 trailer loading. The table below demonstrates the project’s compliance with all parking standards: Parking Ratio Required Parking Provided Parking Complies? Warehouse/storage and office 1 per 1,000 sf for the first 20,000 sf; 1 per 2,000 sf for the next 20,000 sf, and 1 per 40,000 sf for remaining sf Office requires 1 per 250 sf Building: 469 stalls Building: 478 YES Trailer Loading Stalls 1 per loading dock Building: 44 Building: 44 YES Landscaping The project also meets all relevant landscape standards, with the exception of certain landscape setback standards for which the applicant has requested to establish site-specific development standards through the Master Plan application. The project will result in the removal of 2 non- heritage trees and 21 heritage trees. None of the existing heritage trees will remain in place. The project will result in 178 onsite trees, including 22 new street trees and 21 replacement heritage trees. Ornamental ground cover and shrubs make up the balance of the landscaped area. A tree removal permit is required and has been noted as a condition of approval. Rear Yard Setback Min. 0 feet Building: 71 feet YES Open Space/Landscape Standards 10%12.5%YES *The project applicant has requested to establish site specific development standards through the request of approval of a Master Plan.    Page 62 Page 6 of 10 3 0 1 6 Figure 4: Color Image of Proposed Building and Landscaping Related Entitlements As noted, the Project involves the processing multiple entitlements. In addition to the processing of a Design Review for the construction and development of proposed structure and infrastructure improvements, the application also involves a request to approve a Conditional Use Permit for the development of a warehouse facility in excess of 75,000 square feet (pursuant to Development Code Section 17.36.040(C)(table note 10), and a Master Plan application to allow the establishment of site-specific development standards for roadway width and landscaping and parking setbacks. Resolutions further describing each of these entitlements are included as exhibits to this staff report. Master Plan As previously mentioned, this project site is within the Industrial Employment Zoning District which requires specific zoning and building standards, building, parking, and landscaping setbacks, floor area, landscaping, and land use standards. The applicant has applied for a Master Plan to establish site-specific development standards pursuant to Development Code Section 17.22.020 (Master Plan). The purpose of a Master Plan is to allow for the coordinated comprehensive planning of a subarea of the city to accomplish specific objectives including to allow the development of an exceptional project design that cannot be built under an existing zone or due to constraints of existing development standards. In this case, the developer has proposed the construction of two new public streets (“A Street” and “B Street”) as required by the General Plan for the purposes of improving circulation within the Southeast Industrial Area of the City, which is specifically defined in the General Plan as “Focus Area 8.” While the expanded road network proposed by the applicant achieves certain key priorities of strategic implementation for Focus Area 8, namely complete network connectivity and efficient goods movement, site constraints have led the developer to request that site-specific development standards be established through the Master Plan application related to reduced building, parking and landscaped setbacks, and a reduced ultimate right-of-way for “B Street” as detailed below:    Page 63 Page 7 of 10 3 0 1 6 Street City Standard (Collector Street) Proposed Deviation Yellowwood Road 35' average depth of landscaped and 20’ parking per IE zoning Approx. 15'-10” landscaping setback and an 4’-8” parking setback Landscaped setback reduced from 35' to approx. 15-10” and parking setback reduced from 20’ to 4’- 8” Street A 35' landscaped and building setback per IE zoning 14’ landscaped setback and 25 foot building setback Landscaped and building setback reduced from 35' to 14’ landscaped setback and 25’ building setback. Street B Street Standard 100-A requires 66’ ROW including 44’ wide curb- to-curb and cumulative 22 feet of parkway/sidewalk. 35' landscaped setback per IE zoning 50’ ROW, including 4-‘ curb-to-curb, a 6’ sidewalk on the easterly portion and 4’ raised curb on westerly portion. No landscaped parkway; approx. 10'-10” average landscaped setback and 4’-10” parking setback Roadway reduced as described and as illustrated in “Figure 5” Typical Street “B” Street Section, below. average landscaped setback reduced from 35' to approx. 10-10” and parking setback reduced from 20’ to 4’- 10” Figure 5 – Typical Section “B” Street. Pursuant to Rancho Cucamonga Development Code Section 17.36.040 (IE Zone Development Standards), a minimum 35-foot landscaped setback is required along public street frontages for collector streets. Further, pursuant to Engineering Standards 100-A, industrial collector streets, of which Yellowwood Place, “A Street” and “B Street” are defined, are required to provide a total    Page 64 Page 8 of 10 3 0 1 6 right-of-way width of 66 feet, including a 44 foot curb-to-curb dimension, including two 22 foot- wide travel lanes, and a cumulative 22 feet (11 feet on each side of the road deck) or parkway (5 feet) and sidewalk (6 feet). The applicant’s proposed site-specific development standards include landscaping setbacks along Yellowwood Place, “A Street,” and “B Street” ranging from approximately 10’-10” to 25 feet, which is less than the 35-foot standard. The proposed parking setbacks also differ from the standard collector street section for Yellowwood Place and “B Street,” with a range from approximately 4’-8” to 4’10”, which is less than the 20-foot standard setback. Lastly, “B Street” proposes a 50’ ROW, including 40-foot curb-to-curb, a 6’ sidewalk on the easterly portion and 4’ raised curb on westerly portion and no landscaped parkway. Of the 40-foot curb-to-curb roadway width, “B Street” will provide one 22-foot travel lane and one 18-foot travel lane, which differ from Engineering Standard 100-A as described above. Pursuant to Development Code Section 17.22.020, Master Plans are required to be reviewed by the City Council, thus in this case staff is requesting that the Planning Commission make a recommendation that the City Council approve the requested Master Plan and site-specific development standards. Design Review Committee The Project was reviewed by the Design Review Committee (DRC – Daniels and Boling) on September 3, 2024. Staff presented the item to the Design Review Committee. Following the staff’s presentation, members of the applicant’s team (including their architect), provided additional background and detail on the project. Following the presentation discussion ensued over various aspects of the project. The Committee was complimentary of the project plan, architecture, and layout of the proposed project. The Committee further expressed their appreciation of the proposed project development as the design appeared to be respectful of the area and surrounding developments. The Committee had questions for the applicant relating to the slopes of the property along the project northern property line and how the slope would be managed (retaining wall, landscaping, etc.). The Committee additionally asked general questions relating to the project landscaping and lighting. The architect discussed the use of a small retaining wall or large curb for that area along the project boundary to address the mentioned slope. The Committee also discussed the project architecture and was complimentary of the use of tile, glass, scoring, etc. of the building. The architect also noted the use of LED lighting within the tile popouts of the building. In addition, the Committee asked questions relating to the truck traffic and street improvements for the site and area. Lastly, the Committee asked about the internal ceiling height of the proposed building. It was noted that the height would be approximately 36-feet in height. The Committee was complimentary of the project and recommended that the project be forward as presented to the Planning Commission for their review. Public Art The project is subject to the public art requirement provided in Chapter 17.124 of the Development Code. As an industrial development, this project would typically include artwork that has a minimum value that meets or exceeds one dollar per square foot. The valuation of public art would be approximately $334,776 (as it is based on building square footage of the project). A condition has been included pursuant to the Development Code that requires the public art requirement be fulfilled prior to occupancy.    Page 65 Page 9 of 10 3 0 1 6 Environmental Analysis Pursuant to the California Environmental Act (CEQA), an Environmental Impact Report (EIR) (SCH No.2023110039), has been prepared for this project. Under CEQA, the purpose of an EIR is to inform the public about any significant impacts to the physical environment resulting from a project, identify ways to avoid or lessen the impacts, identify alternatives, and promote public participation. This EIR addressed and evaluated potentially significant impacts of the proposed project and identified feasible mitigation measures and alternatives that may be adopted to reduce or eliminate these impacts. A summary of all of the project-related impacts and the recommended mitigation measures is provided in the Final EIR. Draft EIR Preparation and Circulation Following the NOP and Public Scoping Meeting, a DEIR was prepared and was distributed to Responsible and Trustee agencies, and individuals who had requested to review the DEIR. The DEIR was distributed for a 45-day public review period on May 23, 2025 with the comment period concluding on July 8, 2025. A Notice of Availability including electronic links to the DEIR and all technical appendices was posted at the County, published in the Inland Valley Daily Bulletin, mailed to all property owners within 660 feet, interested parties requesting such notification and posted on the city’s website on May 23, 2025. Further, and also on May 23, 2025, the DEIR and all technical appendices were provided to the Governor’s Office of Land Use and Climate Innovation (formerly the Office of Planning and Research – OPR) via the online “CEQAnet” portal for distribution to Responsible and Trustee agencies and hard copies of the DEIR and all technical appendices were provided for public review at the following locations: Archibald Library – 7368 Archibald Avenue, Rancho Cucamonga, CA 91730; Paul A Biane Library – 12505 Cultural Center Drive, Rancho Cucamonga, CA 91739; Planning Department Public Counter at City Hall – 10500 Civic Center Drive, Rancho Cucamonga, CA 91730. Comments were received from the Department of Toxic Substances Control (DTSC), South Coast Air Quality Management District (SCAQMD), and Southern California Gas Company (SoCalGas) on the content of the Draft EIR. None of the comments received, or the responses provided, constitute “significant new information” by CEQA standards (State CEQA Guidelines CCR Section 15088.5). In other words, no new significant impacts or other conditions set forth in Section 15088.5(a) of the State CEQA Guidelines were identified. Mitigation Monitoring Reporting Program (MMRP) In compliance with CEQA, a monitoring program has been prepared. The MMRP is a reporting program that identifies each adopted mitigation measure or project design feature that reduces the significance level of a particular impact. The MMRP indicates responsibility and timing milestones for each mitigation measure. Findings of Fact in Support of Determinations Related to Significant Environmental Impacts The EIR concludes that upon implementation of the project and all recommended mitigation measures, impacts associated with the project would remain less than significant. No significant and unavoidable impact was identified; thus, it is determined that no Statement of Overriding Consideration is required to be adopted. Findings as required by CEQA are also included within the FEIR for public review. Correspondence This item was advertised as a public hearing with a regular legal advertisement in the Inland    Page 66 Page 10 of 10 3 0 1 6 Valley Daily Bulletin newspaper on August 26, 2025, the property was posted on August 27, 2025, and notices were mailed to 35 property owners within a 1,500-foot radius of the Project site, as well as all parties that requested notice on August 27, 2025. To date, Staff has not received any comments from the public. FISCAL IMPACT: The Project site currently is assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed development will increase the value of the Project site when constructed and the City’s annual share of the property tax will increase accordingly. The proposed Project will allow for the development of a new warehouse facility to the benefit of the community job base and tax revenue. The Project proponent also will be responsible for paying one-time impact fees. These fees are intended to address the increased demand for City services due to the proposed Project. The following types of services that these impact fees would support include the following: library services, transportation infrastructure, drainage infrastructure, animal services, police, parks, and community and recreation services. COUNCIL MISSION / VISION / VALUES(S) ADDRESSED: The development of the project achieves the City Council’s Core Value of “Intentionally embracing and anticipating the future,” and “continuous improvement.” In addition to providing the City with a new industrial warehouse facility which will attract a quality tenant (or tenants). Further, the Project meets the development standards (with approval of the master plan) thus effectuating the goals and vision of the General Plan and Zoning Code as desired by the City Council. EXHIBITS: Exhibit A – Vicinity Map and Aerial Location Exhibit B – Link to Project Plans Exhibit C – Link to CEQA Documents (Draft EIR with Appendices, Final EIR, Findings and MMRP) Exhibit D – DRC Comments and Minutes Dated September 3, 2024 Exhibit E – Draft Resolution 2025-028 with Conditions of Approval    Page 67 Exhibit A - Vicinity Map and Aerial Location Existing Conditions Project Site Eucalyptus StreetAvenue Foothill Boulevard El m A v e n u e 4th Street Arrow Route Et i w a n d a A v e n u e Approximate Project Boundaries    Page 68 EXHIBIT B Due to file size, this attachment can be accessed through the following link: Architecture-Set-Newcastle    Page 69 EXHIBIT C Due to file size, this attachment can be accessed through the following link: CEQA Documents    Page 70 DESIGN REVIEW COMMENTS September 3, 2024 7:00 p.m. Kirt Coury, Contract Planner LOCATED AT 12459 ARROW ROUTE – NEWCASTLE ARROW ROUTE PROJECT – A request for a Master Plan, Design Review and Conditional Use Permit to allow for the development of one industrial warehouse building totaling approximately 334,000 square feet in size on certain property located west of Etiwanda Avenue and south of Arrow Route; APN: 0229-131-24. Primary Case File No. DRC2022-00101. Site Characteristics: The project site totals approximately 14.8 acres and is comprised of one parcel (APN: 0229-131-24). The site is generally located between Interstate 15 to the west, Etiwanda Avenue to the east, and Arrow Route to the north. The site is currently improved with two buildings: an approximately 116,000 square foot large warehouse (Former Wire Mill Building) in the western portion of the site and an approximately 20,000 square foot warehouse (identified as the EVG Building) near the center of the subject property. The subject property was developed as agricultural row crops from approximately 1938 through sometime between 1959 and 1966. Following this, the site was used by various steel companies until 2023. Steel operations of the property consisted of wire and nail manufacturing. The remainder of the project site comprises landscaped areas, drive aisles, parking areas and trailer parking and loading areas. All existing improvements are proposed to be demolished as part of the proposed project. The existing land use, General Plan, and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Industrial Warehouse Industrial Employment District Industrial Employment (IE) North Industrial Warehouse Industrial Employment District Industrial Employment (IE) South Industrial Industrial Employment District Industrial Employment (IE) West Industrial Neo-Industrial Employment District Neo-Industrial (NI) East Industrial Industrial Employment District Industrial Employment (IE) Project Overview: The applicant is proposing to develop the site with one concrete tilt-up industrial building totaling 334,776 square feet of building floor area comprised of 322,776 square feet of industrial warehouse space. Access to the site is proposed via Arrow Route and Yellowwood Road/Juneberry Drive. In addition, a new public road (labeled as “Street A” in the attached plan set), is proposed to be constructed. Street A will run parallel to south property line of the project site, aligned east to west, and will connect Yellowwood Road/Juneberry Drive and a new private street identified along the eastern boundary of the project site (“Street B”). Exhibit D   Page 71 DRC COMMENTS DR DRC2022-00101 – NEWCASTLE September 3, 2024 Page 2 The proposed building will include 6,000 square feet of ground floor office space, and 6,000 square feet of mezzanine office space, and will have a maximum height of 45 feet. The proposed industrial warehouse buildings meet the City’s architectural design standards. The building provides well-defined articulation and a varied use of architectural features creating an attractive aesthetic. For example, the long span of each façade along the north and south elevations provides a well-articulated wall plane. Further, the street facing corner of the building fronting Yellowwood Road/Juneberry Drive and Street “A”) provides an office tower element which exhibits vertical glass and a metal canopy accent feature. These corner elements also provide an aluminum storefront system framed by an aluminum panel cornice. Throughout each elevation, the typical concrete tilt-up façade is punctuated by panel joints, reveals and windows. The project also provides an attractive and varied color pallet to break up the expanse of the façade which includes “Repose Gray” (Sherwin Williams SW 7015), “Dorian Gray” (SW 7017), Gauntlet Gray” (SW 7019).    Page 72 DRC COMMENTS DR DRC2022-00101 – NEWCASTLE September 3, 2024 Page 3 Rendering of Project facing southwest from Juneberry/Yellowood at northerly entrance. As noted in the title of this report, the applicant has also applied for a Master Plan. Pursuant to Development Code Section 17.22.020, an applicant may establish site-specific development standards upon the approval of a Master Plan (a full discussion of the Master Plan request will be included in the Planning Commission staff report at a later date). The table below demonstrates that the project complies with all applicable development standards for the Industrial Employment zone, inclusive of requested site-specific standards pursuant to the Master Plan: Development Standard Required Proposed Complies? Building Height Maximum 35 feet (at front setback) and 75 feet (1-foot increment from the front setback line) Building: 45 feet YES Floor Area Ratio FAR) 50-60% Building: 51.9% YES Front Building Setback 45 feet (Arrow Route); 25 feet (Yellowwood Road/Juneberry Drive) Building: 76 feet YES Street Side Setback 25 Feet (Street A) Building: 25 feet YES Average Depth of Landscape 35 feet (Yellowwood Road/Juneberry Drive); 25 feet (Streets A and B) 35 feet (Yellowwood Road/Juneberry Drive); 25 feet (Street A, 14 feet and Street B, ~4 feet) YES Parking Setback 25 feet (Arrow Route); 20 feet (Yellowwood Road/Juneberry Drive); 25 feet (Arrow Route); 15’-9” feet (Yellowwood Road/Juneberry Drive); YES*    Page 73 DRC COMMENTS DR DRC2022-00101 – NEWCASTLE September 3, 2024 Page 4 The project applicant has requested to establish site specific development standards through the request of approval of a Master Plan. Pursuant to Development Code Section 17.64.050, 17.64.090 and Table 17.64.050-1, auto parking for warehouse/storage uses is based on a tiered ratio as illustrated in the table below. In addition, office areas require parking at 1 stall per 250 square feet. Further, the development code requires 1 trailer loading stall for each dock door proposed. As such, the proposed project is required to provide 149 auto parking stalls and 44 trailer loading. The table below demonstrates the project’s compliance with all parking standards: Parking Ratio Required Parking Provided Parking Complies? Warehouse/storage and office 1 per 1,000 sf for the first 20,000 sf; 1 per 2,000 sf for the next 20,000 sf, and 1 per 40,000 sf for remaining sf Office requires 1 per 250 sf Building: 469 stalls Building: 478 YES Trailer Loading Stalls 1 per loading dock Building: 44 Building: 44 YES The project also meets all relevant landscape standards, as noted in the table above. 23 trees exist onsite which include 21 heritage trees. The project will result in the removal of 2 non- heritage trees and 21 heritage trees. 0 existing heritage trees will remain in place. The project will result in 178 onsite trees, including 22 new street trees and 21 replacement heritage trees. Ornamental ground cover and shrubs make up the balance of the landscaped area. Staff Comments Major/Secondary Issues: The following broad design issues will be the focus of Committee discussion regarding the project: None. Policy Issues: The following items are a matter of Planning Commission policy and should be incorporated into the project design without discussion: 1. Decorative paving shall be provided at each vehicle entrance to the site, behind the public right-of-way. These decoratively paved areas shall extend from the front property line to the building setback line and have a width equal to that of the driveway. 15 feet (Street B) ~10 feet (Street A) Interior Side Yard Setback Min. 5 feet Building: 5’-8” YES Rear Yard Setback Min. 0 feet Building: 76 feet YES Open Space/Landscape Standards 10% 12.5% YES    Page 74 DRC COMMENTS DR DRC2022-00101 – NEWCASTLE September 3, 2024 Page 5 2. Downspouts shall not be visible from the exterior on any elevations of the building. All downspouts shall be routed through the interior of the building walls. Staff Recommendation: Staff requests that the Design Review Committee consider the design (building architecture, site planning, etc.) of the proposed project and recommend the selected action below to the Planning Director / Planning Commission: X Recommend approval of the design of the project as proposed by the applicant. Recommend approval with modifications to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be verified by staff prior to review and action by the Planning Director / Planning Commission. Recommend conditional approval of the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be Conditions of Approval and verified by staff during plan check after review and action by the Planning Director / Planning Commission. Recommend revisions to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is required prior to review and action by the Planning Director / Planning Commission. Recommend denial of the design of the project as proposed by the applicant. Staff Planner: Kirt Coury, Contract Planner Staff Coordinator: Sean McPherson, Principal Planner Attachments: Exhibit A - Architectural Set Exhibit B – Colored Elevation Exhibit C – Newcastle Landscape Concept    Page 75 Design Review Committee Meeting Agenda September 3, 2024 FINAL MINUTES Rancho Cucamonga, CA 91730 New Time: 6:00 p.m. A. Call to Order The meeting of the Design Review Committee held on September 3, 2024. The meeting was called to order by Sean McPherson, Staff Coordinator, at 6:00 p.m. Design Review Committee members present: Vice Chairman Boling and Commissioner Daniels Staff Present: Kirt Coury, Contract Planner B. Public Communications Staff Coordinator opened the public communication and after noting there were no public comments, closed public communications. C. Consent Calendar C1. Consideration to adopt Meeting Minutes of August 20, 2024. Item C1. Motion carried 2-0 vote. D. Project Review Items D1. LOCATED AT 12459 ARROW ROUTE – NEWCASTLE ARROW ROUTE PROJECT – A request for a Master Plan, Design Review and Conditional Use Permit to allow for the development of one industrial warehouse building totaling approximately 334,000 square feet in size on certain property located west of Etiwanda Avenue and south of Arrow Route; APN: 0229-131-24. Primary Case File No. DRC2022-00101. Staff presented the item to the Design Review Committee. Following the staff’s presentation, members of the applicant’s team (Courtney Wing including their architect), provided additional background and detail on the project. Following the presentation discussion ensued over various aspects of the project. The Committee was complimentary of the project plan, architecture, and layout. The Committee further expressed their appreciation of the proposed project development as the design appeared to be respectful of the area and surrounding developments. The Committee had questions for the applicant relating to the slopes of the property along the project northern property line and how the slope would be managed (retaining wall, landscaping, etc.). The Committee additionally asked general questions relating to the project landscaping and lighting. The architect discussed the use of a small retaining wall or large curb for that area along the project boundary to address the mentioned slope. The Committee also discussed the project architecture and was complimentary of the use of tile, glass, scoring, etc. of the building.    Page 76 The architect also noted the use of LED lighting within the tile popouts of the building. In addition, the Committee asked questions relating to the truck traffic and street improvements for the site and area. It was noted that traffic entering and exiting the site would approach off Arrow Route and access the site from Yellowood Road (Juneberry Drive). Vehicle and truck traffic could also use the proposed Street A along the southern property line as well as the private street (Street B) identified along the eastern portion of the site. It was noted however, the majority of the truck traffic will approach (and exit) off of Yellowood Road Juneberry Drive). Lastly, the Committee asked about the internal ceiling height of the proposed building. It was noted that the height would be approximately 36-feet in height. The Committee took the following action: Recommend approval to PC. 2-0 Vote. E. Adjournment Principal Planner Sean McPherson adjourned the meeting at 7:00 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant    Page 77 RESOLUTION NO. 2025-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW DRC2022-00101, CONDITONAL USE PERMIT DRC2025-00203, AND MASTER PLAN DRC2024-00036 FOR THE DEVELOPMENT OF ONE INDUSTRIAL WAREHOUSE BUILDING TOTALING APPROXIMATELY 334,776 SQAURE FEET ON A 14.8 ACRE SITE LOCATED WEST OF ETIWANDA AVENUE AND SOUTH OF ARROW ROUTE AT 12459 ARROW ROUTE; AND MAKING FINDINGS IN SUPPORT THEREOF – APN: 0229-131-24. A.Recitals. 1.Newcastle Partners filed Design Review DRC2022-00101, Conditional Use Permit DRC2025-00203, and Master Plan DRC2024-00036 applications as described in the title of this Resolution. Hereinafter in this Resolution, the subject entitlements request is referred to as "the application." 2.On the 10th day of September 2025, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on September 10, 2025, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a.The application is the redevelopment of a 14.8-acre site for the development of an approximate 334,776 square feet, consisting of 322,776 square feet of warehouse floor area and 12,000 square feet of office area (6,000 square feet on the ground floor and 6,000 square feet of mezzanine space) and associated improvements; and b.The project site is generally located south of Arrow Route and west of Etiwanda Avenue at 12459 Arrow Route. The project site is a flagged shaped lot and is currently developed with a nonoperative and former steel wire manufacturing facility; and c.The property is currently improved with a former industrial facility consisting of two buildings, a 100-space surface parking lot with surrounding concrete/asphalt and gravel pavement, and sparse vegetation. The project site was used for the manufacturing of steel wire products. The previous manufacturing facility is no longer operational (since approximately November, 2023); and Exhibit E   Page 78 PLANNING COMMISSION RESOLUTION NO. 2025-028 DRC2022-00101, DRC2025-00203, DRC2024-00036 – Newcastle Arrow/Tree Island September 10, 2025 Page 2 d. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: 3.The Planning Commission hereby recommends that the City Council approve Design Review DRC2022-00101 as a part of the application and makes the following findings pursuant to the Development Code Section 17.20.040 in support of the recommendation: a.The proposed development is in accord with the General Plan. The General Plan land use designation is Industrial Employment District (IE), which promotes for industrial activities of all types and promotes the reinvestment and reuse of industrial lands into more clean and sustainable industrial uses and operations. The project applicant is proposing to redevelop the site with a new industrial warehouse building meeting current building and clean energy standards; and b.The proposed use is in accord with the objective of the Development Code and the purposes of the zone in which the site is located. The project site is within the Industrial Employment zone which permits the development of industrial warehouse developments; and c.The proposed project, together with the Master Plan application, is in compliance with each of the applicable provisions and development standards of the Development Code. The project complies with the requirements of the Development Code except for the roadway standards and parking and average landscaping depth standard as described in the staff report; and d.The proposed project, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 4.The Planning Commission hereby recommends that the City Council approve Conditional Use Permit DRC2025-00203 as part of the application and makes the following findings pursuant to the Development Code Section 17.20.060 in support of the recommendation: a. The proposed development is consistent with the General Plan. The General Plan land use designation is Industrial Employment District (IE), which promotes for industrial activities of all types and promotes the reinvestment and reuse of industrial lands into more clean Land Use General Plan Zoning Site Industrial Warehouse Industrial Employment District Industrial Employment (IE) North Industrial Warehouse Industrial Employment District Industrial Employment (IE) South Industrial Industrial Employment District Industrial Employment (IE) West Industrial Neo-Industrial Employment District Neo-Industrial (NI) East Industrial Industrial Employment District Industrial Employment (IE)    Page 79 PLANNING COMMISSION RESOLUTION NO. 2025-028 DRC2022-00101, DRC2025-00203, DRC2024-00036 – Newcastle Arrow/Tree Island September 10, 2025 Page 3 and sustainable industrial uses and operations. The project applicant is proposing to redevelop the site with a new industrial warehouse building; and b. The proposed use is consistent with the purposes of the Development Code and the purposes of the zone in which the site is located. The project site is within the Industrial Employment zone which permits the development of industrial warehouse developments; and c. The site is physically suitable for the type, density, and intensity of the use being proposed including access, utilities, and the absence of physical constraints that would make conduct of the use undesirable. The project site is well suited for the proposed new 334,776 square foot warehouse building meeting current building and clean energy standards and is bordered by sites similarly zoned for industrial development; and d. The design, location, size, and operating characteristics of the proposed use would be compatible with the existing and other permitted uses in the vicinity including transportation and service facilities. The project site is bound by existing industrial developments to the north and east, and industrially zoned property to the south and west. The proposed use complies with the applicable provisions of the Development Code and the size and design of proposed project would be compatible with the existing and future uses in the vicinity; and e. Granting the permit would not constitute a nuisance or be injurious to or detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zone in which the property is located. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity; and f. The proposed use will not pose an undue burden on the city services, including police, fire, streets, and other public utilities, such that the city is unable to maintain its current level of service due to the use. The area is already adequately served by existing fire stations, and no new or altered facilities would be needed to serve the allowed land uses with the area. As presented, Project-related impacts to Public Services including fire, police, schools, libraries, and parks, would be less than significant with conformance to GPU policies. Furthermore, the proposed project would pay all applicable development fees associated with fire protection services and would comply with all regulations governing fire prevention and safety, such as those established in the California Building Code, California Fire Code, California Health and Safety Code, and California Occupational Safety and Health Regulation, thus reducing demand for RCFPD services. Therefore, Project impacts related to public services are less than significant; and g. The proposed project has been reviewed in compliance with the California Environmental Quality Act (CEQA). It was determined that an Environmental Impact Report (EIR) was the appropriate environmental document to evaluate the project and any potential impacts. The project EIR identified potentially significant impacts associated with air quality; archaeological, historical, and tribal cultural resources; energy; greenhouse gas (GHG) emissions; hazards and hazardous materials; and transportation. However, the Draft EIR concluded that all potentially significant impacts identified for the proposed project would be mitigated to less than significant levels with the incorporation of mitigation measures, and none of the impacts would be significant and unavoidable.    Page 80 PLANNING COMMISSION RESOLUTION NO. 2025-028 DRC2022-00101, DRC2025-00203, DRC2024-00036 – Newcastle Arrow/Tree Island September 10, 2025 Page 4 5. The Planning Commission hereby recommends that the City Council approve Master Plan DRC2024-00036 as part of the application and makes the following findings pursuant to the Development Code Section 17.22.020 in support of the recommendation: a.The proposed master plan is consistent with the goals, policies, and objectives of the General Plan. The project furthers the vision of the General Plan and the Industrial Employment land use designation which promotes for industrial activities of all types and promotes the reinvestment and reuse of industrial lands into more clean and sustainable industrial uses and operations. The proposed industrial warehouse land use will complement and be compatible with the surrounding area’s character comprising of industrial uses. Project development would also help implement several goals and policies of the Rancho Cucamonga General Plan, including the infill development of an underutilized property through flexible design requirements (LC-1.9), ensure compatibility of new development with adjacent context (LC-1.11), and maintain a fiscally sound city with a diverse and sustainable tax base (LC-3.6); and b. The proposed master plan meets the applicable requirements set forth in this title. Development Code Section 17.22,020 provides the Master Plan as a tool for establishing site specific development standards for projects of exception design that cannot be built under an existing zone due to constraints of existing development standards relative to site constraints or the location of a subject parcel or parcels within the city. The applicant is proposing to deviate from roadway standards for an industrial collector designated right-of-way and reductions in parking and average landscaping setback standards. 6.The Planning Commission hereby recommends that the City Council make the following environmental findings and determinations in connection with approval of the application: a.Pursuant to the California Environmental Act (CEQA), an Environmental Impact Report (EIR) (SCH No.2023110039), has been prepared for this project. The EIR was circulated for public and agency comment and proper notification was provided in accordance with CEQA and CEQA Guidelines; with the public comment period commencing May 23, 2025, through July 8, 2025, after which the City prepared a Final EIR (FEIR); and b.The Final EIR has been completed, and has analyzed the environmental impacts of the construction and operation of the Proposed Project; and c.The Final EIR contains the information required by CEQA Guidelines § 15132, including, without limitation, the Draft EIR and all revisions and additions thereto, comments on the Draft EIR received from various agencies, organizations, companies, individuals or other interested parties, and the City’s responses to the comments received on the Draft EIR, and findings as required by CEQA statute; and d.The EIR concludes that upon implementation of the project and all recommended mitigation measures, impacts associated with the project would remain less than significant. No significant and unavoidable impact was identified; thus, it is determined that no Statement of Overriding Consideration is required to be adopted. 7.Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, 4, 5, and 6 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference.    Page 81 PLANNING COMMISSION RESOLUTION NO. 2025-028 DRC2022-00101, DRC2025-00203, DRC2024-00036 – Newcastle Arrow/Tree Island September 10, 2025 Page 5 8.The Secretary to this Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 10TH DAY OF SEPTEMBER 2025. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chairman ATTEST: Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 10th day of September 2025, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 82 Conditions of Approval Community Development Department Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The subject Design Review DRC2022-00101, Conditional Use Permit DRC2025-00203, and Master Plan DRC2024-00036 applications authorize the development of an approximately 334,776 square foot industrial warehouse building in the Industrial Employment (IE) zone at 12459 Arrow Route; APN 0229-131-24. 1. The project shall comply with all regulations and requirements of the Environmental Impact Report (EIR) (SCH No. 2023110039) including all applicable Mitigation Measures at the appropriate timing as noted in the Mitigation Monitoring and Reporting Program (MMRP). In addition, the project shall comply with all Conditions of Approval. The Conditions of Approval and Mitigation Measures shall be printed on the grading and building construction plans. 2. A Tree Removal Permit shall be submitted and approved prior to the issuance of Building Permits .3. Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 4. www.CityofRC.us Printed: 9/4/2025    Page 83 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 5. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet (s) are for information only to all parties involved in the construction /grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 6. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Determination & Environmental Impact Report fee in the amount of $3,889.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 7. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 2 years from the date of approval or a time extension has been granted. 8. www.CityofRC.us Page 2 of 17Printed: 9/4/2025    Page 84 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code . Prior to the issuance of building permits (for grading or construction ), the applicant shall inform the Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined in 17.124.020.D. If the project developer chooses to pay the in -lieu fee, the in-lieu art fee will be invoiced on the building permit by the City and shall be paid by the applicant prior to building permit issuance. If the project developer chooses to install art, they shall submit, during the plan check process, an application for the art work that will be installed on the project site that contains information applicable to the art work in addition to any other information as may be required by the City to adequately evaluate the proposed the art work in accordance with the requirements of Chapter 17.124. If the project developer chooses to donate art, applications for art work donated to the City shall be subject to review by the Public Art Committee which shall make a recommendation whether the proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council. No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any development project (or if a multi-phased project, the final phase of a development project) that is subject to this requirement shall occur unless the public art requirement has been fulfilled to the satisfaction of the Planning Department. 9. For commercial and industrial projects, paint roll -up doors and service doors to match main building colors. 10. All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 11. For multi-family residential and non -residential development, property owners are responsible for the continual maintenance of all landscaped areas on -site, as well as contiguous planted areas within the public right-of-way. All landscaped areas shall be kept free from weeds and debris and maintained in healthy and thriving condition, and shall receive regular pruning, fertilizing, mowing, and trimming. Any damaged, dead, diseased, or decaying plant material shall be replaced within 30 days from the date of damage. 12. www.CityofRC.us Page 3 of 17Printed: 9/4/2025    Page 85 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist 's recommendations regarding preservation, transplanting, and trimming methods. 13. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 14. Landscaping and irrigation systems required to be installed within the public right -of-way on the perimeter of this project area shall be continuously maintained by the developer. 15. A minimum of 20 percent of trees planted within industrial projects, and a minimum of 30 percent within commercial and office projects , shall be specimen size trees - 24-inch box or larger. 16. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls.17. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the required landscape plans and shall be subject to Planning Director review and approval and coordinated for consistency with any parkway landscaping plan which may be required by the Engineering Services Department. 18. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 19. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per 30 linear feet of building. 20. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 21. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 22. All parking lot landscape islands shall have a minimum outside dimension of 6 feet.23. All parking spaces shall be 9 feet wide by 17 feet long with a required 1-foot overhang (e.g., over a curb stop). 24. Plans for any security gates shall be submitted for the Planning Director, City Engineer, and Rancho Cucamonga Fire Protection District review and approval prior to issuance of Building Permits. For residential development, private gated entrances shall provide adequate turn -around space in front of the gate and a separate visitor lane with call box to avoid cars stacking into the public right-of-way. 25. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and exits shall be striped per City standards. 26. www.CityofRC.us Page 4 of 17Printed: 9/4/2025    Page 86 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Textured pedestrian pathways and textured pavement across circulation aisles shall be provided throughout the development to connect dwellings /units/buildings with open spaces /plazas/ recreational uses. 27. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any signs proposed for this development shall comply with the Sign Ordinance and shall require separate application and approval by the Planning Department prior to installation of any signs. 28. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and /or Master Plans in effect at the time of Building Permit issuance. 29. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 30. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 31. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, the Development Code regulations , and Master Plan. 32. All Double Detector Checks (DDC) and Fire Department Connections (FDC) required and/or proposed shall be installed at locations that are not within direct view or line -of-sight of the main entrance. The specific locations of each DDC and FDC shall require the review and approval of the Planning Department and Fire Construction Services /Fire Department. All Double Detector Checks (DDC) and Fire Department Connections (FDC) shall be screened behind a 4-foot high block wall. These walls shall be constructed of similar material used on-site to match the building. 33. Downspouts shall not be visible from the exterior of any elevations of the buildings. All downspouts shall be routed through the interior of the building walls. 34. All ground-mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single -family residential developments, transformers shall be placed in underground vaults. 35. All parkways, open areas, and landscaping shall be permanently maintained by the property owner , homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 36. www.CityofRC.us Page 5 of 17Printed: 9/4/2025    Page 87 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval A detailed on-site lighting plan, including a photometric diagram, shall be reviewed and approved by the Planning Director and Police Department (909-477-2800 ) prior to the issuance of Building Permits . Such plan shall indicate style, illumination, location, height, and method of shielding so as not to adversely affect adjacent properties . 37. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 38. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 39. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Director. 40. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Director review and approval prior to the issuance of Building Permits. 41. Street names shall be submitted for Planning Director review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map 42. Trash receptacle(s) are required and shall meet City standards. The final design, locations, and the number of trash receptacles shall be subject to Planning Director review and approval prior to the issuance of Building Permits. 43. Engineering Services Department Please be advised of the following Special Conditions Prior to Grading Plan Approval, the project applicant shall submit a driveway exhibit demonstrating that all proposed driveways meet the City 's Driveway Policy on driveway spacing. The exhibit shall include all existing driveways adjacent to the project site as well as any known proposed driveways adjacent to the project site. 1. Prior to Building Permit, the project applicant shall submit to the City for review and approval a revised traffic signal timing sheet for the intersection of Rochester Avenue and Arrow Route prepared and signed by a licensed engineer. Approval of timing sheet revision is required prior to Engineering sign-off for Certificate of Occupancy . 2. www.CityofRC.us Page 6 of 17Printed: 9/4/2025    Page 88 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions Prior to Building Permit, the project applicant shall pay a fair share contribution per the approved study for the design and construction, for improvements to the intersection of Etiwanda Avenue and Arrow Route. The scope of improvements includes: restripe the existing roadway to add a second southbound left turn lane; add a second eastbound receiving lane which widens Arrow Route from Etiwanda to the easterly City Limits, and related infrastructure improvements. The fair share amount shall be determined based upon an engineer’s estimate of the listed improvements to be reviewed and approved by the City. 3. Prior to grading permit, the applicant shall submit for review and approval a project specific Water Quality Management Plan (WQMP) per the Technical Guidance Document for San Bernardino County for Stormwater Quality Management found at http ://www.sbcounty.gov/dpw/land/npdes.asp and the City of Rancho Cucamonga guidelines and policies found at the City's website https://www.cityofrc.us/community-development/engineering . The final WQMP shall conform to the approved plans under the DRC application and be updated to reflect the drainage management areas and boundaries shown on the preliminary grading plans. 4. Applicant shall pay all applicable Development Impact Fees prior to the issuance of the Building Permit.5. Landscape District (LMD 3b): A signed consent and waiver form to join the appropriate Landscape Districts shall be filed with the Engineering Services Department prior to issuance of Building Permits . Formation costs shall be borne by the developer. 6. CFD District: CFD2022-01 and CFD2022-02: The developer shall enter into an Annexation Proceeding and sign a Consent and Waiver to join Community Facilities District CFD 2022-01 (Street Lighting Services) and CFD2022-02 shall be filed by Special Districts prior to issuance of Building Permits. Any annexation cost shall be borne by the developer. For any questions and /or processing coordination of the CFD please contact Kelly Guerra at (909) 774-2582 or by email at kelly.guerra@cityofrc.us. 7. The Applicant shall enter into a reimbursement agreement with the City, in the event that the properties located to the west and south of the Project Site identified as APN No (s). 0229-13-119 (same APN no . for both sites) are entitled and developed for future use within ten (10) years following approval of the Applicant’s project, the City shall condition its approval of said project to reimburse Applicant for the costs of constructing the additional half -width improvements to Yellowwood Place and A Street along the Applicant’s project frontage, as set forth in this Engineering Services Department Condition of Approval No. 10. 8. Standard Conditions of Approval Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. Line of sight triangles shall be shown on precise grading plans at all project driveways and access points. 9. Street improvement plans per City Standards for all public streets shall be provided for review and approval by the City Engineer. Prior to any work being performed on the public streets, fees shall be paid and construction permits shall be obtained from the Engineering Services Department in addition to any other permits required. 10. www.CityofRC.us Page 7 of 17Printed: 9/4/2025    Page 89 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval All public improvements on Yellowwood Place, "A" Street and "B" Street (interior streets, drainage facilities, landscaped areas, etc.) shown on the plans shall be constructed to City Standards. Interior street improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches, sidewalks, access ramps and ADA compliant paths, street lights, storm drain and street trees. Prior to Building permit, construction plans for the following improvements shall be submitted for review and approval of the City Engineer: a. Yellowwood Place: Applicant is responsible for the construction of Yellowwood Place along the property frontage to 44-foot curb to curb width and as approved by the City Engineer. Applicant shall not construct the sidewalk and landscape on the west side of Yellowwood Place. Those improvements shall be constructed by future developer. b. "A" Street: Applicant is responsible for the construction of "A" Street along the project frontage to 44-foot curb to curb width and as approved by the City Engineer. Applicant shall not construct the sidewalk and landscape on the south side of "A" Street. Those improvements shall be constructed by future developer. c. "B" Street: Applicant is responsible for the construction of "B" Street along the project frontage to 40-foot curb to curb width and as approved by the City Engineer. Truck turning analysis shall be submitted during plan check to make sure the 40-foot road width will be adequate. If the 40-foot road width is not adequate the applicant shall re -design to accommodate the required trucks. "No parking " signs shall be installed on both sides of the street along "B" Street. "Crown" of the street shall be on the centerline of "B" Street. d. Applicant shall install adequate "dead-end" signs and barricades per City Standard and as approved by the City Engineer on "B" Street. 11. Existing Yellowwood Place south of Arrow Route is a privately owned and maintained road. A public easement for street right of way purposes shall be obtained from the private owners to provide a public street dedication and adequate corner cutbacks in compliance with the approved Yellowwood Place section. Easement right of way shall be recorded prior to issuance of Building permit. Applicant shall verify existing road is currently constructed to public standards. The City is aware that the road, curb & gutter, sidewalk, etc. are currently private and may include unique existing improvements. If certain circumstances prevent the street from fully meeting current public street standards, the applicant shall work with the City to modify or upgrade the street to the extent feasible, in accordance with City Standards and subject to the review and approval of the City Engineer. The City will collaborate with the applicant to explore alternatives that address both City requirements and the specific needs and constraints. Yellowwood Place along the project frontage is a proposed public road. A public easement for street right of way purposes shall be made to provide for a corresponding half -width public street dedication (33') in compliance with the approved Yellowwood street section. Easement right of way shall be recorded prior to issuance of Building permit. 12. www.CityofRC.us Page 8 of 17Printed: 9/4/2025    Page 90 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Proposed "A" Street is a proposed public road. A public easement for street right of way purposes shall be made along the parcel southerly property line to provide for a corresponding half -width public street dedication (33') in compliance with the approved "A" Street section. Easement right of way shall be recorded prior to issuance of Building permit. 13. Proposed "B" Street is a proposed public street planned for future connection north and south to the City's main circulatory roadway system. A public easement for street right of way purposes shall be made along the parcel easterly property line to provide for the full -width street dedication in compliance with the approved "B" Street section (50' right of way). Easement shall be recorded prior to issuance of Building permit. 14. The developer shall make a good faith effort to acquire the required off -site property interests necessary to construct the required public improvements. This condition applies in particular, but not limited to: a. Yellowwood Place public right -of-way dedication (33') to provide public roadway connection from the site to Arrow Route. b. "A" Street public right-of-way dedication (33') to provide public roadway connection to the proposed site. If the applicant is unable to obtain the necessary right -of-way, the project may require a site redesign , which shall be subject to review and approval by the appropriate approval authority. The City will work collaboratively with the applicant to explore alternatives and try to minimize potential impacts to the site. 15. ** CD Information Required Prior to Sign-Off for Building Permit Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant must identify if they are self -hauling or utilizing Burrtec prior to issuance of a building permit. Proof of diversion must be submitted to the Environmental Engineering Division within 60 days following the completion of the construction and / or demolition project. Contact Marissa Ostos, Environmental Engineering, at (909) 774-4062 for more information. Instructions and forms are available at the City 's website, www.cityofrc.us, under City Hall / Engineering / Environmental Programs / Construction & Demolition Diversion Program. 16. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new streetlights for the first six months of operation, prior to final map approval or prior to Building Permit issuance if no map is involved. 17. Fire Prevention / New Construction Unit Standard Conditions of Approval www.CityofRC.us Page 9 of 17Printed: 9/4/2025    Page 91 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Locking and latching hardware for access doors is required to be operable from the exterior of the building and is required to be single action latch/lock release on the interior of the building. 1. Access doors are required to be identified in accordance with Fire District Standard 5-5. The Standard has been uploaded to the Documents section. 2. Access doors are required to be distributed along the exterior of the building such that the lineal distance between adjacent access doors does not exceed 125 feet measured center to center. 3. Required alarm systems and supervision systems are required to be in accordance with Fire District Standard 9-5. The Standard has been uploaded to the Documents section. 4. The parcel is required to be annexed into Community Facilities District 85-1 (CFD 85-1) if it has not yet been annexed into the CFD. Please contact Kelly Guerra with the City of Rancho Cucamonga’s Special Districts Division at (909) 774-2582 or Kelly.Guerra@CityofRC.US to inquire about the annexation status and complete the annexation if needed. The annexation requirement will not be considered complete until the applicant provides proof of annexation or begins the annexation process and Special Districts notifies the Fire Marshal that the process has been started. 5. Plans for the alarm and /or supervision (monitoring) system are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 6. When radio signal strength testing determines that emergency responder communication coverage will require an in-building system to meet the requirements of the Fire Code, plans for the system are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 7. Plans for high piled combustible storage are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 8. Plans for the private, onsite fire underground water infrastructure are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 9. Plans for the public, offsite fire underground water infrastructure are required to be submitted separately and issued a separate permit. Plans are required to be submitted prior to or concurrently with the plans submitted to the Water District. Submit all plans to the Building Department for routing to the Fire District. 10. Plans for the automatic fire sprinkler system are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 11. Exterior doors and doors providing access to fire protection and life safety systems and equipment are required to have identification signage in accordance with Fire District Standard 5-5. The Standard has been uploaded to the Documents section. 12. www.CityofRC.us Page 10 of 17Printed: 9/4/2025    Page 92 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Emergency responder communication coverage in accordance with Fire District Standard 5-12 is required for the building (s) included in this project. A radio signal strength test of the public safety radio communication system conducted in accordance with the requirements of the 2022 California Fire Code is required to be submitted. Where existing radio signal strength does not meet the requirements of the Fire Code, a separate submittal for an emergency responder communication coverage system is required. 13. Designated and conforming aerial apparatus access is required in accordance with Fire District Standard 5-1. Show aerial apparatus access on the fire access plan. The Standard has been uploaded to the Documents section. 14. Fire apparatus access (fire lane) design, construction, and identification are required to be in accordance with Fire District Standard 5-1. The Standard has been uploaded to the Documents section. 15. The warehouse portion of this building may be allowed to utilize forklift and powered industrial truck mounted fire extinguishers to meet the Fire Code requirement for fire extinguishers. Please consult with the fire code official. 16. Fire extinguishers are required in accordance with Section 906 of the California Fire Code. Consult with the Fire Inspector for the correct type, size, and exact installation locations. 17. Fire sprinklers are required to be installed in accordance with Fire District Standard 9-3. The Standard has been uploaded to the Documents section. 18. Fire flow information for this project is obtained from the Cucamonga Valley Water District (CVWD). CVWD can be reached at 909-944-6000 or custserv@cvwdwater.com. 19. Fire flow is required to be in accordance with Appendix B of the California Fire Code. The Fire District has adopted the appendix without local amendments except that the minimum fire flow for commercial buildings shall not be less than 1500 gpm. Proof of the availability of the required fire flow must be provided to the Fire District in the form of a letter or written report dated within the past 12 months. 20. Gates installed across a commercial /industrial emergency vehicle access road (fire lane) are required to be in accordance with Standard 5-4. The Standard has been uploaded to the Documents section. 21. A Knox Box key box is required in accordance with Fire District Standard 5-9. Additional boxes may be required depending on the size of the building, the location of fire protection and life safety system controls, and the operational needs of the Fire District. The Standard has been uploaded to the Documents section. If an installed Knox Box is available to this project or business, keys for the building/suite/unit are required to be provided to the Fire Inspector at the final inspection. 22. A Knox key switch is required to be installed on motorized gates that are installed across or provide access to a fire access road (fire Lane). See Fire District Standard 5-3 for Residential Gates and Fire District Standard 5-4 for Commercial and Industrial Gates. 23. Coordinate landscaping with the roof access ladder points and address signage. Landscaping cannot obstruct roof access or clear visibility of address signage from time of installation to maturity of the shrubs and trees. 24. www.CityofRC.us Page 11 of 17Printed: 9/4/2025    Page 93 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Due to the type of construction, construction materials, the floor area of the project, and known risks associated with projects of this nature, a Fire Protection and Site Safety plan is recommended for this project. Fire District Standard 33-3 provides the elements of a Fire Prevention and Site Safety plan . The Standard has been uploaded to the Documents section. 25. Roof access is required to be in accordance with Fire District Standard 5-6. The Standard has been uploaded to the Documents section. 26. Street address and unit /suite signage for commercial and industrial buildings are required to be in accordance with Fire District Standard 5-8. The Standard has been uploaded to the Documents section. 27. Identification of fire protection systems and components, fire alarm systems and components, and equipment and devices associated with fire and life safety systems is required to be in accordance with Fire District Standards 5-5 and 5-10. The Standards have been uploaded to the Documents section. 28. Public and private fire service water mains, public and private hydrants, water control valves, fire sprinkler risers, fire department connections (FDCs), and other fire protection water related devices and equipment are required to be provided, designed, and installed in accordance with Fire District Standard 5-10. The Standard has been uploaded to the Documents section. 29. The most current versions of the Fire District's Standards can be found at: https://www.dropbox.com/sh/86zjfacfxqh8oeo/AABYEQ81w5vL7WZ7e1zBiu25a?dl=0 30. Combustible construction materials, including combustible roofing materials, are prohibited from being onsite prior to a water supply system in accordance with Fire District Standard 5-10 being provided in accordance with Fire District Standard 33-1. Copies of the Standards have been uploaded to the Documents section of this project in the Online Permit Center. 31. Temporary fire apparatus access (fire lanes) and temporary fire hydrants, if needed, are required to be in accordance with Fire District Standard 33-2. The Standard has been uploaded to the Documents section. 32. Building and Safety Services Department Please be advised of the following Special Conditions When the Entitlement Review is approved submit complete construction drawings including structural calculations, energy calculations and a soils report to Building and Safety for plan review in accordance with the current edition of the California Building and Fire Codes including all local ordinances and standards which are effective at the time of Plan Check Submittal . The proposed structure is required to be equipped with automatic fire sprinklers per the CBC, NFPA 13, and the Current RCFPD Ordinance. Disabled access for the site and building must be in accordance to the State of California and ADA regulations. 1. www.CityofRC.us Page 12 of 17Printed: 9/4/2025    Page 94 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan (s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 1. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 2. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at the time of application for Grading and Drainage Plan review. 3. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of building permits. 4. A separate Grading and Drainage Plan check submittal is required for all new construction projects and for existing buildings where improvements being proposed will generate 50 cubic yards or more of combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed Civil Engineer prior to the issuance of a grading or building permit. 5. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 6. If a Rough Grading and Drainage Plan /Permit are submitted to the Building and Safety Official for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 7. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 8. The Grading and Drainage Plan shall implement City Standards for on -site construction where possible , and shall provide details for all work not covered by City Standard Drawings. 9. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2-foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code . 10. Prior to issuance of a grading permit, the grading and drainage plan shall show the maximum parking stall gradient at 5 percent. Accessibility parking stall grades shall be constructed per the, current adopted California Building Code. 11. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official . 12. www.CityofRC.us Page 13 of 17Printed: 9/4/2025    Page 95 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval The final grading and drainage plan shall show existing topography a minimum of 100-feet beyond project boundary. 13. This project shall comply with the accessibility requirements of the current adopted California Building Code. 14. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre -grading meeting. The meeting shall be attended by the project owner /representative , the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i)The bottom of the over-excavation; ii)Completion of Rough Grading, prior to issuance of the building permit; iii)At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. 15. Prior to issuance of a grading permit, the applicant shall obtain a signed and notarized letter from the adjacent property owner (s) for ALL work proposed on the adjacent property. The letter shall be scanned and pasted onto the permitted grading plan set. The letter shall show on either the title sheet or a detail sheet of the grading and drainage plan set. 16. Prior to approval of the project -specific storm water quality management plan, the applicant shall submit to the Building Official, or his designee, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 17. A final drainage study showing a 100-year, AMC 3 design storm event shall be submitted to and approved by the City Engineer prior to grading plan approval. a) All drainage facilities shall be installed as required by the City Engineer. The final drainage study shall consider drainage areas as shown on the preliminary grading plans WQMP Site Plan . b) The report shall contain water surface profile gradient calculations for all storm drain pipes 12-inches and larger in diameter. c) All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. 18. It shall be the responsibility of the applicant to acquire any required off -site drainage easements prior to the issuance of a grading permit. 19. www.CityofRC.us Page 14 of 17Printed: 9/4/2025    Page 96 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval It shall be the responsibility of the applicant to acquire any required off -site drainage acceptance easements(s) from adjacent downstream property owner (s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or building permit. 20. Prior to issuance of a grading permit the applicant shall demonstrate that the storm water run -off will not adversely affect the downstream properties and that the water may legally discharge to the downstream properties. The engineer of record shall show on the final permitted grading and drainage plan one (1) or more of the following items are met: a) There is sufficient downstream capacity to accept the proposed storm water flows and that the downstream property owner have provided permission to accept the upstream storm water flows; b) a legal document/entity exists allowing developed storm water flows to be discharged to the property lower in elevation; c) a storm drain system to safely convey the storm water flows to a public storm drain system without causing flooding to adjacent property(ies). 21. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. 22. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 23. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval . 24. The Preliminary Water Quality Management Plan (PWQMP) has been deemed “Acceptable”. Prior to the issuance of a grading permit a final project -specific Water Quality Management Plan shall be submitted for review and approval by the Building Official . 25. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga’s “Memorandum of Agreement of Storm Water Quality Management Plan” shall be submitted for review and approval by the Building Official and recorded with the County Recorder’s Office . 26. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. 27. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for each underground infiltration device, with the Facility ID Number assigned, to the Building and Safety Services Department Official prior to issuance of the Grading Permit and /or approval of the project-specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and pasted onto the permitted grading plan set, and a copy of said form shall be included in the project-specific Water Quality Management Plan . 28. www.CityofRC.us Page 15 of 17Printed: 9/4/2025    Page 97 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval The land owner shall provide an inspection report by a qualified person /company on a biennial basis for the Class V Injection Wells /underground infiltration chambers to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis all best management practices (BMP”s) as described in the Storm Water Quality Management Plan (WQMP) prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 29. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 30. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 31. A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Building and Safety Director, or his designee, and the City of Rancho Cucamonga’s “Memorandum of Storm Water Quality Management Plan” shall be recorded prior to the issuance of a grading permit or any building permit. 32. The Site and Drainage Plan in the final project -specific Water Quality Management Plan shall show the locations of all roof downspout drains. if required for storm water quality purposes, the downspouts shall include filters. 33. Prior to the issuance of a building permit or Engineering Services Department issued right of way permit, the applicant shall submit to the Building Official, or his designee, a final project specific water quality management plan for review and approval, and shall have said document recorded with the San Bernardino County Recorder's Office. 34. The final project-specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP’s). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement (s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. 35. www.CityofRC.us Page 16 of 17Printed: 9/4/2025    Page 98 Project #: DRC2022-00101 DRC2024-00036, DRC2025-00203 Project Name: Newcastle (EDR) - Arrow/Tree Island Location: 12459 ARROW RTE - 022913124-0000 Project Type: Design Review Conditional Use Permit, Master Plan ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project -specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the “Inspection and Maintenance Responsibility for Post Construction BMP” section of the final project-specific water quality management plan. 36. Prior to issuance of a grading permit the Final Project -Specific Water Quality Management Plan shall include a completed copy of “Worksheet H: Factor of Safety and Design Infiltration Worksheet” located in Appendix D “Section VII – Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, …” of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer’s recommendations for Appendix D, Table VII.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors”. 37. Prior to approval of the final project -specific water quality management plan the applicant shall have a soils engineer prepare a project -specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in the current adopted “San Bernardino County Technical Guidance Document for Water Quality Management Plans”. 38. The subject project, shall accept all existing off -site storm water drainage flows and safely convey those flows through or around the project site. If existing off -site storm water drainage flows mix with any on-site storm water drainage flows, then the off -site storm water drainage flows shall be treated with the on-site storm water drainage flows for storm water quality purposes, prior to discharging the storm water drainage flows from the project site. 39. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As-Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. 40. www.CityofRC.us Page 17 of 17Printed: 9/4/2025    Page 99 DATE:September 10, 2025 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Matt Marquez, Economic Development Director SUBJECT:Consideration to Receive and File the Economic Development Strategy Annual Progress Report for 2024-2025 RECOMMENDATION: Staff recommends that the Planning Commission receive and file the Economic Development Strategy Annual Progress Report for 2024-2025. BACKGROUND: In the last decade, the Inland Empire has experienced remarkable growth, with increases in population, employment opportunities, and investment in multiple industries. The region’s strategic location, between major metro areas and connections to the rest of the country and the world, has been a key driver of this growth. Rancho Cucamonga, with its skilled workforce, high- quality-built environment, and expanding economy, is a key player. The Economic Development Strategy (EDS), adopted in October of 2023, is a five-year work plan that will guide and support the City in establishing and sustaining Rancho Cucamonga as the cultural and economic hub of the Inland Empire. This strategy is not just a plan, but a call to action for all who contribute to the City’s future success. The EDS was developed to guide the City’s economic development activities over a five-year period. The document identifies goals and strategies that will serve as a roadmap for City staff and civic leaders. The EDS primarily provides direction to the City’s Economic Development Department, but the success of the EDS depends on the coordination and communication with other City departments, public agencies, and partner organizations. The EDS was informed by a review of regional, state, and global trends, as well as a detailed analysis of the City’s demographic, economic, and market conditions. Although the nature and extent of future market conditions is unknown, the EDS provides foundational approaches to economic development in Rancho Cucamonga that will serve the City during the life of the document. Sections in the EDS describe the strengths, challenges, and opportunities to grow the City’s economy; key industries to expand in the city; and the goals, strategies, and actions of the EDS. The final section of the EDS includes a five-year work plan that organizes tasks according to a timeline, assigns the City department that will lead the activity, and identifies assisting potential partner departments, agencies, or organizations. ANALYSIS: The EDS builds on PlanRC, the City’s General Plan, that was adopted on December 15, 2021.    Page 100 Page 2 of 3 3 0 0 7 The General Plan lays out a series of strategies to chart a path towards building a 21st century world-class community that is grounded in the foundational core values of Health, Equity, and Stewardship. The vision of PlanRC is to create a city for people—a city of great neighborhoods, natural open spaces and parks, thriving commercial and industrial areas, and walkable and active centers and districts, all connected by safe and comfortable streets. Through the implementation of PlanRC, the City will develop to be more welcoming and accessible to both residents and visitors. To meet the vision and core values of PlanRC, five Big Ideas were identified: 1.Design for People First – Focus should be on people and development must be human scale and inviting. 2.Provide Connectivity and Accessibility – Provide a range of travel options including new opportunities for walking, bicycling and transit. 3.Create Destinations – Places to congregate, gather, and socialize. 4.Establish Rancho Cucamonga as the Cultural and Economic Hub of the Inland Empire – A downtown area, or several major activity centers, with varied cultural opportunities and public art. 5.Address Environmental Justice – Everyone in the city has a fair and just opportunity to thrive and no one, especially those with the least means, shoulders the additional health burdens of environmental degradation and pollution. The EDS is intended to fortify linkages with PlanRC and its Big Ideas, to emphasize that economic development activities are shared across all departments in the City. The goals identified in the EDS are as follows: 1. Grow and Diversify the City’s Economy 2. Enhance the Quality of Life 3. Expand Retail, Entertainment, and Hospitality 4. Foster Growth of Local Businesses & Workforce These goals and corresponding strategies identified in the EDS were designed to address specific economic development objectives and ensure community vitality so that it can continue to provide high-quality public services and amenities. Achievable and measurable action items were designed to serve as a guide for the City over the life of the Plan. The EDS is meant to be fluid and reviewed annually to determine if there is a change in priorities or if resources need to be shifted. The strategies and action items in the EDS can be implemented in a variety of ways and in a series of actions over the five-year life of the Plan. Each action item was assigned a timeline for implementation, and the subject Annual Progress Report provides a summary of wide-ranging measures undertaken in 2024/2025 that moved the needle in the ongoing implementation of the EDS. Implementation highlights for each of the EDS goals are identified in the Annual Progress Report followed by the action items they support. As mentioned earlier in this report, action items were assigned a timeline for implementation and can be referenced in the EDS (Exhibit A to this staff report). This Progress Report will focus on those action items with a one-year timeline. Embracing the opportunity for flexibility in the Progress Report’s format, it has been developed in an easy-to- read format that allows it to also serve as a report card to the residents of Rancho Cucamonga on the City’s progress in implementing the EDS. The Annual Progress Report was presented to the Economic Development Subcommittee on    Page 101 Page 3 of 3 3 0 0 7 August 28, 2025. Following the Planning Commission’s discussion on the Progress Report, it will be presented to the City Council on October 15, 2025. FISCAL IMPACT: None. COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: As part of the implementation of the General Plan, this item supports the City Council’s vision of creating an equitable, sustainable, and vibrant city, rich in opportunity for all to thrive by building on our foundation and success as a world-class community. EXHIBITS: Exhibit A – Economic Development Strategy Annual Progress Report 2024-2025    Page 102 EXHIBIT A Due to file size, this attachment can be accessed through the following link: EDS Annual Progress Report 2024-2025    Page 103 DATE:September 10, 2025 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director SUBJECT: Discussion of State Density Bonus Law RECOMMENDATION: Staff recommends the Planning Commission review the revised letter drafted by Commissioner Daniels and determine next steps. BACKGROUND: At the August 20, 2025 Planning Commission meeting, the commission discussed concerns regarding state density bonus law and the resulting projects submitted. Commissioner Daniels offered a letter to consider sending to the City Council. The commission provided comments and Commissioner Daniels offered to make edits to the letter based on said comments. Attached is a copy of the revised letter for the commission to review and discuss further. EXHIBITS: Exhibit A – Draft revised letter    Page 104 residential development contributes meaningfully to local affordable housing goals. City of Rancho Cucamonga Statement of Opposition to the California Density Bonus Law as Currently Drafted and Applied The City of Rancho Cucamonga affirms its commitment to housing production, affordability, and equitable community development. Our City has an adopted, State-certified Housing Element, is actively meeting Regional Housing Needs Allocation (RHNA) targets, and is proactively exploring inclusionary zoning ordinances to ensure that new residential development contributes meaningfully to local affordable housing goals. However, the City must express strong and growing concern over the implementation and unintended consequences of the California Density Bonus Law (SDBL). While the original legislative intent of the law—to incentivize the production of affordable housing through development concessions—was commendable, the practical application of SDBL, particularly in recent years, has undermined local land use authority, compromised community character, and eroded the public’s trust in the planning process. 1. Undermining of Local Land Use Authority The SDBL mandates that jurisdictions grant density increases and waive local development standards— regardless of the City's adopted General Plan, zoning ordinances, or community design guidelines—when a developer includes a prescribed percentage of affordable units. This creates a “de facto” override of local planning, resulting in cities being unable to meaningfully shape the form, location, or intensity of development, even in cases where the proposed project is objectively incompatible with surrounding uses. Case in Point: A recent single-family housing development on a one-acre parcel within our City requested 29 individual waivers, after receiving an increase in density from local code requirements, including: •Minimum setbacks •Building height and massing limits •Lot coverage •Parking ratios •Prohibition on multi-story structures on corner lots This development proceeded despite the clear inconsistency with the character, infrastructure capacity, and planning objectives of the neighborhood. Local streets now will have to absorb excess parking demand as there is no parking in the project. Privacy and visual character have been permanently altered. And yet, the City was legally constrained from denying or significantly modifying the project due to SDBL. Exhibit A   Page 105 In this time of public distrust of government in general, SDBL has exasperated this cynicism. Housing projects that have proposed development waivers, are not compatible with existing neighborhoods and surrounding properties. At neighborhood meetings and especially public hearings, officials explain that local jurisdictions do not have the ability to modify or deny the development waivers. The community feels betrayed and suspicious of decisions and actions. SDBL has created this underlying mistrust of local government and its actions. 2. Overly Broad Waiver and Concession Authority The law permits unlimited waivers of development standards when such standards are claimed to “physically preclude” the developer from achieving the density bonus or utilizing incentives (Gov. Code § 65915(e)). Critically, the statute: •Does not require that developers demonstrate financial necessity or cost reductions tied to requested waivers. •Does not define or limit the number or type of waivers that may be granted. •Shifts the burden of proof onto local agencies to show that a waiver would result in a specific, adverse impact on public health or safety—a standard that is exceedingly difficult to meet and lacks clear statutory definition. •Waivers should be allowed based on the percentage of “affordable” units provided, in a “stepped” approach. The more affordable units that are provided, the more waivers that could be requested instead of allowing as many waivers that a developer desires. The result is that developers have routinely used the SDBL as a tool to avoid local development regulations, even when those regulations are reasonable, objective, and designed to serve public interest goals such as safety, walkability, open space preservation, or architectural compatibility 3. One-Size-Fits-All Application Across California SDBL applies uniformly across the state, with no differentiation between cities based on density, transportation infrastructure, regional context, or development history. In effect, suburban and rural cities are being regulated under the same framework as high-density, transit-served urban centers. This one-size-fits-all approach ignores the fundamental differences in: •Land use patterns •Transit access •Public service availability •Community scale and form It is irrational and inequitable to expect a suburban, auto-dependent city with limited infrastructure to accommodate the same density expectations as San Francisco, Los Angeles, or Oakland. In doing so, the State undermines the very concept of locally tailored, comprehensive planning.    Page 106 4. Prioritization of Moderate-Income Units Over Deep Affordability Although SDBL was intended to increase affordability, the law does not always prioritize those most in need. Developers may qualify for density bonuses by reserving units for moderate-income households— up to 120% of Area Median Income (AMI)—which does not address the acute housing needs of very low-income and extremely low-income Californians. This dilutes the affordability impact of the program and may unintentionally reduce the share of units targeted at those most burdened by housing costs. 5. No Infrastructure Linkage or Mitigation Requirements The law fails to require or incentivize infrastructure investment to accompany increased density. As housing density increases, so do demands on: •Parking •Public safety services •Stormwater systems •Transportation networks •Parks and open space The result is increased strain on local infrastructure and growing community opposition to infill development—not because of housing itself, but because of unmitigated impacts. 6. Legal Ambiguity and Risk Exposure The City is also concerned with the vague and untested legal standards embedded in the statute, including: •The definition of “specific, adverse impact” on public health or safety •The lack of clear standards for “physical preclusion” of density bonuses •The open-ended scope of allowable concessions Local governments are left in the untenable position of having to either approve projects they know are incompatible or risk costly litigation with unclear precedent. This legal uncertainty serves neither the goal of housing production nor sound governance.    Page 107 Conclusion and Request for Legislative Reform The City of Rancho Cucamonga supports meaningful housing reform that balances production with community compatibility, affordability with accountability, and State objectives with local knowledge. We call on the State Legislature and the Governor to modernize the Density Bonus Law in the following ways: Recommended Reforms: 1.Establish a limit on the number and scope of waivers and require developers to demonstrate financial necessity or cost-based justification. 2.Tailor the law’s application based on jurisdictional context, allowing for flexibility based on density, infrastructure, and regional planning considerations. 3.Clarify legal definitions (e.g., “specific adverse impact”) and create objective thresholds for local governments to use in project review. 4.Incorporate infrastructure planning tools tailored to these projects, including mitigation fees or service adequacy thresholds for utilities, transportation, and public safety. 5.Require a greater share of units for very low- and low-income households, particularly in jurisdictions already meeting or exceeding RHNA goals for moderate-income housing. 6. Waivers should be allowed based on the percentage of “affordable” units provided, in a “stepped” approach. The more affordable units that are provided, the more waivers that could be requested instead of allowing as many waivers that a developer desires. The City of Rancho Cucamonga urge State policymakers to revisit the implementation of SDBL, not to hinder housing, but to ensure that housing growth is equitable, sustainable, and reflective of the diverse needs of California’s cities. owever, the City must express strong and growing concern over the implementation and unintended    Page 108