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HomeMy WebLinkAbout2026-02-25 - Agenda Packet Historic Preservation Commission and Planning Commission Meeting Agenda Rancho Cucamonga Civic Center COUNCIL CHAMBERS February 25, 2026 10500 Civic Center Drive Rancho Cucamonga, CA 91730 7:00 PM A. CALL TO ORDER AND PLEDGE OF ALLEGIANCE ROLL CALL: Chairman Boling Vice Chairman Daniels Commissioner Dopp Commissioner Diaz Commissioner Morales 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 January 14, 2026. (No meetings on January 28th and February 11th, 2026.) C2. Findings of General Plan Conformity for Real Property Disposition of Two Parcels Totaling Approximately 0.339 Acres, Located at the Intersection of Foothill Boulevard and Red Hill Country Club Drive; APN 207-112-05 and APN 207-112-24. This item is exempt from the California Environmental Quality Act under CEQA Section 15061(b)(3). D. PUBLIC HEARINGS D1. TENTATIVE PARCEL MAP – NEO & ASSOCIATES INC. ON BEHALF OF MARK REYNOSO – A request to subdivide an existing 76,782-square-foot parcel into two parcels within the Very Low (VL) Residential Zone, Hillside Overlay Zone, and Equestrian Overlay Zone, located at 5451 Moonstone Avenue, generally located northeast of the intersection of Hillside Road and Moonstone Avenue; APN: 1061-251-32. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 15 exemption under CEQA Guidelines Section 15315 – Minor Land Divisions (SUBTPM20985). D2. TENTATIVE TRACT MAP AND MAJOR DESIGN REVIEW – VINEYARD CROSSING DEVELOPMENT (NH ETIWANDA, LLC NEWBRIDGE HOMES) – A request to merge six undeveloped lots totaling 9.37 gross acres into two lots and construct a mixed-use development with 180 residential units, including 5 percent (5%) very low-income housing pursuant to the State Density Bonus Law, on approximately 8.69-gross acres (Lot 1) and 8,100 square feet of commercial space on approximately 0.68-gross acres (Lot 2). The proposal is located within the Traditional Town Center Land Use and in the Center-1 (CE1) Zoning, at the northeast corner of Etiwanda Avenue and Baseline Road (APN: 0227-131-17, -38, -39, -46, -50, and -51). This item is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66, as enacted by Assembly Bill 130 (SUBTT20790 and DRC2024-00429). E. DIRECTOR ANNOUNCEMENTS F. COMMISSION ANNOUNCEMENTS G. 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 5 2 8 3 1 Historic Preservation Commission and Planning Commission Agenda January 14, 2026 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 January 14, 2026. 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; Jennifer Nakamura, Planning Director; Sophia Serafin, Associate Planner; Jared Knight, Assistant Planner; Elizabeth Thornhill, Executive Assistant. B. Public Communications Chairman Morales opened the public communications. Hearing no comments from the public, Chairman Morales closed the public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of December 10, 2025. Motion: Moved by Commissioner Dopp; seconded by Vice Chairman Boling. Abstain: Commissioner Daniels. Motion carried 4-1. D. Public Hearings Items D1-D3 were heard concurrently. D1. TENTATIVE TRACT MAP – SC DEVELOPMENT CORP - A request to subdivide one (1) parcel approximately 3.18 acres of land into 75 condominium lots within Planning Area N-12 in the Core Living (CL) Placetype of the Resort North Specific Plan, located north of 6th Street, south of the BNSF/Metrolink right of way, and west of Milliken Avenue; APN: 0209-561-07. (Tentative Tract Map SUBTT20688). Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) (SCH No. 2015041083) on May 18, 2016, in connection with the City’s approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project.    Page 4 HPC/PC Draft Minutes Page 2 of 5 2 8 3 1 D2. TENTATIVE TRACT MAP – SC DEVELOPMENT CORP - A request to subdivide one (1) parcel approximately 3.4 acres of land into 84 condominium lots within Planning Area N-14 in the Village Neighborhood (VN) Placetype of the Resort North Specific Plan, located north of 6th Street, south of the BNSF/Metrolink right of way, and west of Milliken Avenue; APN: 0209-561-01. (Tentative Tract Map SUBTT20687). Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) (SCH No. 2015041083) on May 18, 2016, in connection with the City’s approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. D3. TENTATIVE TRACT MAP – SC DEVELOPMENT CORP - A request to subdivide one (1) parcel approximately 4.9 acres of land into 99 condominium lots within Planning Area N-15 in the Village Neighborhood (VN) Placetype of the Resort Specific Plan, located north of 6th Street, south of the BNSF/Metrolink right of way, and west of Milliken Avenue; APN: 0209-561-12. (Tentative Tract Map SUBTT20689). Pursuant to the California Environmental Quality Act (CEQA), the City certified an Environmental Impact Report (EIR) (SCH No. 2015041083) on May 18, 2016, in connection with the City’s approval of General Plan Amendment DRC2015-00114, Specific Plan Amendment DRC2015-00040, and Development Code Amendment DRC2015-00115. Pursuant to CEQA Guidelines Section 15162, no subsequent or supplemental EIR is required in connection with subsequent discretionary approvals of the same project. Assistant Planner Knight provided a PowerPoint presentation (copy on file). Chairman Morales opened the public hearing. Applicant Cendejas and Regional Vice President McGinnis were present and available to answer questions. Resident Horvatich expressed concern that the General Plan is constantly changing, and the public is not always notified. He requested that the City take this into consideration. Vice Chairman Boling asked staff to confirm that the three items do not require a General Plan amendment. Planning Director confirmed. Hearing no other comments from the public, Chairman Morales closed public hearing. With no further Commission comments or discussion, Chairman Morales thanked Assistant Planner Knight for the informative presentation. Motion: Moved by Commissioner Dopp; seconded Vice Chairman Boling to adopt Resolutions 2026-003, Tentative Tract Map SUBTT20688, 2026-004 Tentative Tract Map SUBTT20687 and 2026-005 Tentative Tract Map SUBTT20689. Motion carried unanimously, 5-0. D4. CONDITIONAL USE PERMIT – EPD SOLUTIONS – A request to permit E-Commerce Distribution/Fulfillment Center – Large, Wholesale and Distribution – Medium, Food Processing/Manufacturing, Storage Warehouse, and Manufacturing Light – Large uses at an existing 129,704 square foot industrial building that is currently occupied with a legal non-conforming Wholesale and Distribution use within the Neo-Industrial (NI) zone located at 9089 8th Street; APN: 0209-151-38. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15301 – Existing Facilities (DRC2025-00245). Associate Planner Serafin provided a PowerPoint presentation (copy on file). Commissioner Daniels asked staff if the other two main buildings, one to the east and the other to the south are owned by different property owners.    Page 5 HPC/PC Draft Minutes Page 3 of 5 2 8 3 1 Associate Planner Serafin confirmed and stated they are on their own parcels. Chairman Morales opened the public hearing. Applicant Leseth was present and available to answer questions. Vice Chairman Boling inquired about the length of time China Manufacturing Alliance has operated at the site. Applicant responded that the business has operated at the side since 2014. Vice Chairman Boling inquired about the number of employees on site. Applicant responded that there are approximately seven to ten employees on site on a daily basis. Vice Chairman Boling asked whether there is any anticipation that the tenant would vacate in the near future. Applicant confirmed and explained that the building was sold in December 2025 to a new owner. As part of a sale-leaseback agreement, the applicant will remain in the building for an additional five years, after which the applicant will vacate, and a new tenant will occupy the site. Vice Chairman asked whether China Manufacturing Alliance will remain in the City of Rancho Cucamonga after 5 years. Applicant confirmed. Commissioner Dopp asked about the type of business currently operating at the site. Applicant responded that the site is currently used for warehouse storage. Commissioner Dopp asked whether the use of the site would remain the same over the next five years. Applicant confirmed. Vice Chairman Boling expressed appreciation to the applicant for being proactive and noted that the potential expansion of future uses in the facility would help ensure that businesses have a valuable place to locate in the city and that China Manufacturing Alliance will remain in Rancho Cucamonga after five years. Hearing no other comments from the public, Chairman Morales closed public hearing. Motion: Moved by Commissioner Daniels; seconded Vice Chairman Boling to adopt Resolution 2026-002 Conditional Use Permit DRC2025-00245. Motion carried unanimously, 5-0. D5. MAJOR DESIGN REVIEW – TOLL BROTHERS - A request for the development of 188 Single-Family Residences spanning multiple pre-existing graded parcels on an approximately 80-acre site within the Low Residential (L) Zone, located at the northwest corner of East and Wilson Avenues. (Tracts 16072-1 and 16072-3) with exceptions to specific lots from existing standards. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15162. (Design Review DRC2024-00373, Minor Exception DRC2025-00261, Variance DRC2025-00263) APN: 0208-921-09. Assistant Planner Knight provided a PowerPoint presentation (copy on file). He noted that staff received one correspondence concerning CEQA from Lozeau Drury, LLC. Chairman Morales opened the public hearing. Applicant Tsai was present and available to answer questions.    Page 6 HPC/PC Draft Minutes Page 4 of 5 2 8 3 1 Commissioner Dopp inquired about the Spanish Contemporary architecture and asked what features characterize it as Spanish Contemporary. Applicant Tsai provided a brief explanation, stating that the style of materials is Spanish-inspired and that the style is reemerging as a current design trend. Commissioner Dopp asked whether the applicant would consider different colors schemes. Applicant Tsai confirmed. Chase Preciado, Paralegal with Lozeau Drury, LLC, expressed opposition to the project and requested preparation of a supplemental Mitigated Negative Declaration (MND) or an Environmental Impact Report (EIR). Resident Horvatich expressed opposition to the project due to increased density. Hearing no other comments from the public, Chairman Morales closed the public hearing. Commissioner Dopp expressed appreciation to the applicant for revisiting the color schemes of the Spanish Contemporary design and suggested adding Spanish accents to better reflect the Spanish architectural style. Commissioner Daniels commented that the open space and amenities proposed by Lennar and Toll Brothers are very good and stated that they would be an excellent amenity for the tract and the surrounding community. Commissioner Diaz expressed her enthusiasm for the inclusion of large houses within the community and noted that the parks and open space areas would be a positive addition, providing public access for neighboring communities. Vice Chairman Boling expressed appreciation to the developer for bringing forward a project that includes homes ranging from approximately 3,400 to 5,100 square feet, with a mix of one and two-story designs. He noted that the architectural elements, including pop-outs and recessed areas, create visual diversity and encouraged the applicant to further review the color schemes, noting that additional contrast could enhance the overall design. Chairman Morales expressed appreciation for the designer homes, noting that some of models include double staircases, which he liked. He also commented favorably on the flat tile roofs and expressed his support for the project. Motion: Moved by Commissioner Diaz; seconded Commissioner Daniels to adopt Resolution 2026-001 Design Review DRC2024-00373, Minor Exception DRC2025-00261 and Variance DRC2025-00263. Motion carried unanimously, 5-0. E. General Business E1. Annual Selection of Officers for the Commission and Appointments to Other Committees. Commissioner Daniels was appointed unanimously as member of the Design Review Committee, 1 year term. Motion by Commissioner Boling, seconded by Commissioner Diaz. Motion carried unanimously, 5-0 vote. Vice Chairman Boling was appointed unanimously as member of the Design Review Committee, 1-year term. Motion by Commissioner Diaz, seconded by Chairman Morales. Motion carried unanimously, 5-0 vote.    Page 7 HPC/PC Draft Minutes Page 5 of 5 2 8 3 1 Commissioner Morales was appointed unanimously as Alternate for the Design Review Committee. Motion by Commissioner Diaz, seconded by Commissioner Dopp. Motion carried unanimously, 5-0 vote. Commissioner Daniels was appointed unanimously as Vice Chairman for the Planning Commission, 1-year term. Motion by Vice Chairman Boling, seconded by Commissioner Diaz. Motion carried unanimously, 5-0 vote. Commissioner Boling was appointed unanimously as Chairman for the Planning Commission, 1-year term. Motion by Commissioner Diaz, seconded by Commissioner Morales. Motion carried unanimously, 5-0 vote. Chairman Morales expressed his appreciation to the Commissioners for stepping into various roles and responsibilities. F. Director Announcements Planning Director Nakamura mentioned that there will not be a second meeting in January and that the Commission will reconvene on February 11th. G. Commission Announcements Vice Chairman Boling expressed his appreciation to his fellow Commissioners for their service over the past years in various roles. He noted that they have undertaken opportunities, and overcome significant challenges, and have done an outstanding job. He stated that he looks forward to serving with them in the upcoming year. Commissioner Diaz announced that Chaffey College, where she works, will be opening a Library Learning Commons and that a ribbon-cutting ceremony is scheduled for January 29th at 12:00 p.m. H. Adjournment Motion: Moved by Vice Chairman Boling, seconded by Commissioner Diaz to adjourn the meeting. Hearing no objections, Chairman Morales adjourned the meeting at 8:00 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant Planning Department Approved:    Page 8 DATE:February 25, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Jason Welday, Engineering Services Director Chris Sorenson, Senior Civil Engineer SUBJECT:Findings of General Plan Conformity for Real Property Disposition of Two Parcels Totaling Approximately 0.339 Acres, Located at the Intersection of Foothill Boulevard and Red Hill Country Club Drive; APN 207-112-05 and APN 207-112-24 RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution 2026-008 attached as Exhibit D, which finds that the proposed disposition of two parcels of real property (APN 207-112-05 and APN 207-112-24), totaling approximately 14,775 square feet (0.339 acres) and located at the intersection of Foothill Boulevard and Red Hill Country Club Drive, is in conformance with the City’s General Plan. BACKGROUND: The City completed the West Foothill Boulevard Street Improvements Project (Project), which was a transformational project at the Westerly gateway to the City. The Project served as a major step in transforming Foothill Boulevard from Grove Avenue to San Bernardino Road, to a vibrant mixed used corridor, as identified in PlanRC, that would build upon the great historic resources in the area such as the Red Hill community, the Pacific Electric Trail, and existing restaurants that have served residents and visitors to the area for decades. The Project modified the design of the street improvements to better align them with the community’s vision as articulated in PlanRC and to better serve the residents, visitors, and businesses in the area by providing facilities for all users of the street, vehicles, buses, bicyclists, and pedestrians. A key element of the Project was the realignment of Red Hill Country Club Drive approximately 400 feet to the east and the construction of a traffic signal to provide for better and safer intersection operation. The City acquired three privately-owned properties several years ago in anticipation of the Project in order to use portions of the properties for the new Red Hill Country Club Drive alignment. On February 19, 2025, the City Council accepted the Project as complete and approved the resolution dedicating a portion of these properties for public use as a public street. The remaining portions of these Properties are no longer required for City use as the Project is complete and the new public street has been constructed.    Page 9 Page 2 3 2 9 3 The City of Rancho Cucamonga is the owner in fee simple of certain real Properties described as a portion of Lot 6 and Lot 10 of Tract 2521 in the City of Rancho Cucamonga, County of San Bernardino, State of California, as filed in Book 36 pages 37 through 38, and as shown on the Record of Survey on File in Book 71, Page 74 Records of San Bernardino, California (APN 207- 112-05 and -24). The full Legal Description & Plat for APN 207-112-05 is provided for reference in Exhibit A and APN 207-112-24 is provided in Exhibit B. Both Properties are located at the intersection of Foothill Boulevard and Red Hill Country Club Drive. APN 207-112-05 measures approximately 7,409 square feet (0.170 acres) and APN 207-112-24 measures approximately 7,366 square feet (0.169 acres). A Vicinity Map illustrating the location of the Properties is included as Exhibit C. On May 7, 2025, City Council Approved Resolution No. 2025-015 and Resolution No. 2025-016 declaring these portions of City-Owned exempt surplus land and not necessary for the City’s use pursuant to Government Code Section 54221(f)(1)(B), finding that such declaration is exempt from environmental review under the California Environmental Quality Act (CEQA), and making related findings. ANALYSIS: Government Code Section 65402(a) requires a City’s planning agency, i.e. Planning Commission, review and report upon whether the location, purpose, and extent of a proposed real property disposition by the City is consistent with the General Plan as described below: (a) If a general plan or part thereof has been adopted, no real property shall be acquired by dedication or otherwise for street, square, park or other public purposes, and no real property shall be disposed of, no street shall be vacated or abandoned, and no public building or structure shall be constructed or authorized, if the adopted general plan or part thereof applies thereto, until the location, purpose and extent of such acquisition or disposition, such street vacation or abandonment, or such public building or structure have been submitted to and reported upon by the planning agency as to conformity with said adopted general plan or part thereof. The planning agency shall render its report as to conformity with said adopted general plan or part thereof within forty (40) days after the matter was submitted to it, or such longer period of time as may be designated by the legislative body. Staff has reviewed the proposed real property disposition and has determined that the location, purpose, and the extent of the disposition conforms with the applicable policies set forth in the City’s General Plan, including: Land Use & Community Character Policy LC-1.2 which “ensures that new infill development is compatible with the existing, historic, and envisioned future character and scale of each neighborhood.” Land Use & Community Character Policy LC-1.9 which “Enable and encourage infill development within vacant and underutilized properties through flexible design requirements and potential incentives.” ATTACHMENTS: Exhibit A - Legal & Plat of APN 207-112-05 Exhibit B - Legal & Plat of APN 207-112-24 Exhibit C - Vicinity Map Exhibit D - Resolution No. 2026-008    Page 10 EXHIBIT A    Page 11 EXHIBIT “A” LEGAL DESCRIPTION THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 09 TOWNSHIP 1 SOUTH, RANGE 7 WEST, OF THE SAN BERNARDINO MERIDIAN, CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: REMAINDER PARCEL: LOT 6 OF TRACT NO. 2521, ON FILE IN BOOK 36, PAGES 37 THROUGH 38, INCLUSIVE, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA, AND AS SHOWN ON THE RECORD OF SURVEY ON FILE IN BOOK 71, PAGE 74, RECORDS OF SAN BERNARDINO, CALIFORNIA, TOGETHER WITH THOSE PORTIONS OF THE ALLEY ADJACENT TO SAID LOT, WHICH WAS VACATED BY THE CITY RESOLUTION NO. 83-130 RECORDED SEPTEMBER 27, 1983 AS INSTRUMENT NO. 83-225182; EXCEPTING THEREFROM ANY PORTION LYING SOUTHWESTERLY OF THE LINE DESCRIBED AS FOLLOWS: COMMENCING AT THE MOST SOUTHERLY CORNER OF SAID LOT 6; THENCE NORTH 30° 27’ 20” EAST 10.00 FEET ALONG THE SOUTHEAST BOUNDARY LINE OF SAID LOT 6 TO THE POINT OF BEGINNING OF SAID LINE; THENCE NORTH 59° 04’ 42” WEST 36.50 FEET; THENCE NORTH 42° 41’ 15” WEST 24.60 FEET TO THE NORTHWESTERLY BOUNDARY LINE OF SAID LOT 6 AND THE POINT OF TERMINUS. CONTAINING 7,409 SQUARE FEET, OR 0.170 ACRES, MORE OR LESS. ALL AS SHOWN ON EXHIBIT “B” ATTACHED HERETO AND MADE A PART HEREOF. PREPARED BY ME OR UNDER MY DIRECTION. 01/27/2025 SCOTT T. BENNETT DATE    Page 12 Land Surveyors Civil Engineers GIS 8885 Haven Avenue, Suite 100 Rancho Cucamonga, CA 91730 Phone: (909) 989-9789 Fax: (909) 989-9660 STATE:COUNTY:CITY: FILE NAME:SHEET:OF JOB REF. NO.: DATE: SURVEYED BY:SURVEY DATE:DRAWN BY: CHECKED BY:APPROVED BY: REMAINDER PARCEL PORTION OF LOT 6 PER MB 36/37-38 RANCHO CUCAMONGA SAN BERNARDINO CA N/A N/A M. BONILLA M. GRUGINSKI S. BENNETT 2024-621 1 1 01/27/2025 2024-621_V-EXH 04_Lot 6 Remainder.dwg SCALE: 1"=30' 30'15'0'15'30' 50' LC FO O T H I L L BO U L E V A R D P.O.B. P.O.C. S'LY CORNER LOT 6 LEGEND: MAP REFERENCE: P.O.B. ABBREVIATIONS: REMAINDER PARCEL AREA: P.O.C. EXHIBIT "B" P.O.T. P.O.T.    Page 13 EXHIBIT B    Page 14 EXHIBIT “A” LEGAL DESCRIPTION THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 9 TOWNSHIP 1 SOUTH, RANGE 7 WEST, OF THE SAN BERNARDINO MERIDIAN, CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: REMAINDER PARCEL: LOT 10 OF TRACT NO. 2521, ON FILE IN BOOK 36, PAGES 37 THROUGH 38, INCLUSIVE, RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA AND AS SHOWN ON THE RECORD OF SURVEY ON FILE IN BOOK 71, PAGE 74, RECORDS OF SAN BERNARDINO, CALIFORNIA, TOGETHER WITH THOSE PORTIONS OF THE ALLEY ADJACENT TO SAID LOT 10, WHICH WAS VACATED BY THE CITY RESOLUTION NO. 83-130 RECORDED SEPTEMBER 27, 1983, AS INSTRUMENT NO. 83- 225182; EXCEPTING THEREFROM ANY PORTION LYING WESTERLY OF THE LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE OF THE NORTHEASTERLY PROLONGATION OF THE SOUTHEASTERLY LINE OF LOT 7 OF SAID TRACT NO. 2521 AND THE CENTERLINE OF SAID VACATED ALLEY, 20 FEET WIDE, LYING 10 FEET ON EACH SIDE, AS SHOWN ON SAID TRACT NO. 2521, ALSO BEING THE BEGINNING OF A NON-TANGET CURVE TO THE LEFT HAVING A RADIUS OF 100.00 FEET AND FROM WHICH A RADIAL LINE BEARS SOUTH 56° 34’ 07” EAST; THENCE ALONG SAID NON-TANGENT CURVE TO THE LEFT 46.69 FEET THROUGH A CENTRAL ANGLE OF 26° 45’ 01” TO THE BEGINNING OF A REVERSE CURVE TO THE RIGHT HAVING A RADIUS OF 45.00 FEET AND FROM WHICH A RADIAL LINE BEARS NORTH 83° 19’ 48” WEST; THENCE 40.78 FEET ALONG SAID REVERSE CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 51° 55’ 28” TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF RED HILL COUNTRY CLUB DRIVE, BEING 40 FEET WIDE AS SHOWN ON SAID TRACT NO. 2521, AND THE POINT OF TERMINUS.    Page 15 EXHIBIT “A” LEGAL DESCRIPTION CONTAINING 7,366 SQUARE FEET, OR 0.169 ACRES, MORE OR LESS. ALL AS SHOWN ON EXHIBIT “B” ATTACHED HERETO AND MADE A PART HEREOF. PREPARED BY ME OR UNDER MY DIRECTION. ____________________________________ 01/27/2025 SCOTT T. BENNETT DATE    Page 16 20 ' 20 ' 40 ' SCALE: 1"=40' 40'20'0'20'40' P.O.B. LC FO O T H I L L BO U L E V A R D LC 50' COUNTRYCLUB DRIVE Land Surveyors Civil Engineers GIS 8885 Haven Avenue, Suite 100 Rancho Cucamonga, CA 91730 Phone: (909) 989-9789 Fax: (909) 989-9660 STATE:COUNTY:CITY: FILE NAME:SHEET:OF JOB REF. NO.: DATE: SURVEYED BY:SURVEY DATE:DRAWN BY: CHECKED BY:APPROVED BY: REMAINDER PARCEL PORTION OF LOT 10 PER MB 36/37-38 RANCHO CUCAMONGA SAN BERNARDINO CA N/A N/A M. BONILLA M. GRUGINSKI S. BENNETT 2024-621 1 2 01/27/2025 2024-621_V-EXH 02_Lot 10 Remainder.dwg EXHIBIT "B" P.O.T. HILLRED    Page 17 Land Surveyors Civil Engineers GIS 8885 Haven Avenue, Suite 100 Rancho Cucamonga, CA 91730 Phone: (909) 989-9789 Fax: (909) 989-9660 STATE:COUNTY:CITY: FILE NAME:SHEET:OF JOB REF. NO.: DATE: SURVEYED BY:SURVEY DATE:DRAWN BY: CHECKED BY:APPROVED BY: REMAINDER PARCEL PORTION OF LOT 10 PER MB 36/37-38 RANCHO CUCAMONGA SAN BERNARDINO CA N/A N/A M. BONILLA M. GRUGINSKI S. BENNETT 2024-621 2 2 01/27/2025 2024-621_V-EXH 02_Lot 10 Remainder.dwg CURVE TABLE CURVE #LENGTH RADIUS DELTA EXHIBIT "B" LEGEND: MAP REFERENCE: P.O.B. ABBREVIATIONS: REMAINDER PARCEL AREA: P.O.T.    Page 18 " WEST FOOTHILL BOULEVARD ” APN 207-112-005 and APN 207-112-024 8214 Foothill Boulevard and 8211 Red Hill Country Club Drive NOT TO SCALE Location site Location Site EXHIBIT C    Page 19 RESOLUTION NO. 2026-008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, FINDING THAT THE PROPOSED DISPOSITION OF 0.339 ACRES OF REAL PROPERTY LOCATED AT THE INTERSECTION OF FOOTHILL BOULEVARD AND RED HILL COUNTRY CLUB DRIVE (APN: 207-112-05 AND 207-112-24) IS IN CONFORMANCE WITH THE CITY’S GENERAL PLAN A.Recitals. 1. The City of Rancho Cucamonga proposes the disposition of 0.339 acres of real property as described in the title of this Resolution. Hereinafter in this Resolution, the subject disposition is referred to as the “proposal." 2.On the 25th day of February 2026, the Planning Commission of the City of Rancho Cucamonga received and considered said proposal 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 proposal on February 25, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The subject property (the “site”) is a parcel of 0.339 acres located at the intersection of Foothill Boulevard and Red Hill Country Club Drive. b. The property is located near the intersection of Foothill Boulevard and Red Hill Country Club Drive consisting of parcels 207-112-05 and 207-112-24; approximately 0.339 acres total. The parcels are currently undeveloped. c.The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: d.Government Code Section 65402(a) requires a city’s planning agency, i.e.Exhibit D   Page 20 PLANNING COMMISSION RESOLUTION NO. 2026-008 FINDINGS OF GENERAL PLAN CONFORMITY February 25, 2026 Page 2 Planning Commission, review and report upon whether the location, purpose, and extent of a proposed real property disposition by the city for public purposes is consistent with the General Plan as described below: If a general plan or part thereof has been adopted, no real property shall be acquired by dedication or otherwise for street, square, park or other public purposes, and no real property shall be disposed of, no street shall be vacated or abandoned, and no public building or structure shall be constructed or authorized, if the adopted general plan or part thereof applies thereto, until the location, purpose and extent of such acquisition or disposition, such street vacation or abandonment, or such public building or structure have been submitted to and reported upon by the planning agency as to conformity with said adopted general plan or part thereof. The planning agency shall render its report as to conformity with said adopted general plan or part thereof within forty (40) days after the matter was submitted to it, or such longer period of time as may be designated by the legislative body. e. The City is in the process of the disposition of the site for potential recreation or other public use to be determined at a later date. f. The location, purpose, and the extent of the disposition conforms with the applicable policies set forth in the City’s General Plan, including Land Use & Community Character Policy LC-1.2 which “ensures that new infill development is compatible with the existing, historic, and envisioned future character and scale of each neighborhood” and Land Use & Community Character Policy LC-1.9 which “Enable and encourage infill development within vacant and underutilized properties through flexible design requirements and potential incentives.” g. This action is exempt from the requirements of the California Environmental Quality Act, pursuant to Section 15061(b)(3) of the State CEQA Guidelines. Declaring the proposed disposition of property in conformance with the General Plan is not a project, involves no physical changes to the properties and is an administrative procedure required by state law before the City may dispose of the properties. 3. Based upon the findings set forth in paragraph 2 above, this Commission hereby determines that the proposed disposition of the site for potential economic development conforms with the City’s General Plan and finds this action exempt from the California Environmental Quality Act. 4. This Commission hereby directs the Planning Director to forward a copy of this Resolution to the City Council. 5. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 25TH DAY OF FEBRUARY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA    Page 21 PLANNING COMMISSION RESOLUTION NO. 2026-008 FINDINGS OF GENERAL PLAN CONFORMITY February 25, 2026 Page 3 BY: Alvin C. Boling, 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 25th day of February 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 22 DATE:February 25, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Jared Knight, Associate Planner SUBJECT:TENTATIVE PARCEL MAP – NEO & ASSOCIATES INC. ON BEHALF OF MARK REYNOSO – A request to subdivide an existing 76,782-square-foot parcel into two parcels within the Very Low (VL) Residential Zone, Hillside Overlay Zone, and Equestrian Overlay Zone, located at 5451 Moonstone Avenue, generally located northeast of the intersection of Hillside Road and Moonstone Avenue; APN: 1061-251-32. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 15 exemption under CEQA Guidelines Section 15315 – Minor Land Divisions (SUBTPM20985). RECOMMENDATION: Staff recommends that the Planning Commission adopt a resolution to approve Tentative Parcel Map 20985 subject to the attached Conditions of Approval. BACKGROUND: The 76,782 square foot project site is an irregularly shaped and oversized lot. It measures 187 feet in length (north to south) and 330 feet in width (west to east). The project site is currently developed with an existing single-family residence. The site is generally located to the northeast of the intersection of Moonstone Avenue and Hillside Road. An Aeriel view of the project site is provided in Figure 1. Figure 1 - Aerial View of Site   Page 23 Page 2 3 3 3 1 The existing land uses, along with the General Plan and Zoning designations, for the subject site and adjacent properties are provided in the following table: Land Use General Plan Zoning Site North West South East The proposed subdivision was originally considered at the October 22nd, 2025, Planning Commission meeting. Due to the irregular shape of the proposed new parcels, the Planning Commission voted to continue the item, and instructed the applicant to modify the proposed subdivision to create more standard lots. ANALYSIS: The applicant proposes the subdivision of the 76,782 square foot project site into two numbered parcels for the purpose of residential development. Hereafter, the proposed new parcels are referred to as Parcel 1 and Parcel 2. Parcel 1 encompasses the northeastern portion of the property and totals 56,782 square feet. Parcel 2 encompasses the southwestern portion of the property and totals 20,000 square feet in size. The proposed subdivision is shown in Figure 2. Figure 2 – Proposed Subdivision Each parcel will have dedicated street access from Moonstone Avenue near the northwest corner of the property. Although the proposed subdivision would result in two irregularly shaped parcels, both parcels comply with the development standards for the Very Low (VL) residential Zone as described in the table below.    Page 24 Page 3 3 3 3 1 Development Standard Requirement Proposed Lots Analysis Parcel 1 – 56,782 sq ft CompliantMinimum Lot Area 20,000 sq ft Parcel 2 – 20,000 sq ft Compliant Minimum Lot Area (Net Average)22,500 sq ft 38,391 sq ft Compliant Parcel 1 – 90 ft CompliantMinimum Lot Width 90 ft Parcel 2 – 142 ft Compliant Parcel 1 – 319 ft CompliantMinimum Lot Depth 200 ft Parcel 2 – 215 ft Compliant Minimum Frontage (Flag Lot)30 ft Parcel 1 – 30 ft Compliant Minimum Frontage 50 ft Parcel 2 – 142 ft Compliant The applicant has submitted separate development applications for two single-family residences to be developed on the newly created lots. The subject application is for the subdivision only, and the development package for the proposed single-family residences is currently under review by staff. Pursuant to Development Code Section 17.16.130(B)(2), residential development involving four or fewer dwelling units requires an approved Minor Design Review. Pursuant to Development Code Section 17.16.130(C)(2), the approving authority for Minor Design Review applications is the Planning Director. The existing residence is proposed to be demolished as part of the proposed future residential development. Public Art There is no public art requirement for subdivisions. For future development of the parcels, pursuant to Development Code Section 17.124.020(B), residential projects with a density equal to or less than four dwelling units per acre are exempt from public art requirements. Environmental Assessment Planning Department Staff have determined 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 15 exemption under State CEQA Guidelines Section 15315 – Minor Land Divisions. The project scope is for the subdivision of a residentially zoned lot into two separate parcels in conformance with the General Plan and Very Low (VL) Residential Zone, and no variances or exceptions are required. All services and access to the proposed parcels to local standards are available, including fire, public safety, and utility services. The existing parcel was not involved in the division of a larger parcel within the previous two years, and it is relatively flat and does not have an average slope greater than 20 percent. There is no substantial evidence that the project may have a significant effect on the environment. Correspondence This item was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin newspaper on February 13, 2026, notices were mailed to 48 owners within a 660-foot radius of the project site on February 10, 2026, and the property was posted on February 10, 2026. To date, staff have received no comments on the project. FISCAL IMPACT: The subject site is currently assessed an annual property tax. A percentage of this annual tax is shared with the City. The proposed subdivision will increase the value of the site when developed with at least two new residential units, and the City’s annual share of the property tax will increase accordingly.    Page 25 Page 4 3 3 3 1 COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: The proposed subdivision promotes the City Council’s Core Values of “building and preserving a family-oriented atmosphere,” “intentionally embracing and anticipating our future,” and “relentless pursuit of improvement.” The new parcels create an opportunity for additional housing units by subdividing the oversized and underutilized parcel of land in a manner that remains consistent with the development standards of the underlying zone and compatible in size and configuration with neighboring residential lots. EXHIBITS: Exhibit A – Tentative Parcel Map Exhibit B – Meeting Minutes from October 22nd, 2025 Planning Commission Meeting Exhibit C – Draft Resolution 2026-007 with Conditions of Approval    Page 26 NOT A PART EXHIBIT A - TENTATIVE PARCEL MAP Historic Preservation Commission and Planning Commission Agenda October 22, 2025 Final Minutes Rancho Cucamonga, CA 91730 7:00 p.m. The regular joint meeting of the Historic Preservation Commission and Planning Commission was held on October 22, 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; Jennifer Nakamura, Planning Director; Sean McPherson, Principal Planner; Miguel Sotomayor, Principal Engineer; Stacy Lee, Assistant Planner; Aracely Estrada, Management Analyst; Elizabeth Thornhill, Executive Assistant. B.Public Communications Chairman Morales opened the public communications. Hearing no comments from the public, Chairman Morales closed the public communications. C.Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of October 8, 2025. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Daniels. Motion carried unanimously, 5-0. D.Public Hearings D1. TENTATIVE PARCEL MAP -ROBERT TOBIN ON BEHALF OF ADRIAN BUIGUES-A request to subdivide an existing 19,252-square-foot parcel into two parcels within the Low (L) Residential Zone, located at 9817 Base Line Road; APN: 1077-011-02. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 15 exemption under CEQA Guidelines Section 15315 -Minor Land Divisions (SUBTPM20935). Assistant Planner Lee provided a PowerPoint presentation (copy on file). Chairman Morales opened the public hearing. Applicant Robert Tobin, along with Architect Doug Andresen were present and available to answer questions. They stated that they did not receive the Conditions of Approval. Planning Director Nakamura stated that the Conditions of Approval, along with the Staff Report, was sent to the applicant via email, and was posted on the website on Thursday, October 16th . HPC/PC Final Minutes Page 1 of 9 Exhibit B    Page 28 Vice Chairman Boling reiterated that the applicant had been given the opportunity to review the Conditions of Approval provided by staff and therefore had ample time to do so. Planning Director Nakamura confirmed. Commissioner Daniels suggested to allow the applicant a few minutes to look over a hard copy of the Conditions of Approval while the Commission deliberates. Applicant Tobin, along with Architect Andresen reviewed the documents. Commissioner Daniels stated that he had spoken with the City Engineer regarding the ingress and egress easement on Parcel 2. He noted that he had not realized the easement was intended for Parcel 1, ensuring that any future development on that parcel would access London Avenue rather than Base Line Road. He commented that this was an excellent addition to the map. Vice Chairman Boling stated that in the Conditions of Approval, number 7, Subsection 1, the Engineering Services Department requires the applicant to provide fiber optic conduit along Base Line Road. He further stated that Subsection 2 requires the same along London Avenue and inquired about the rationale for this requirement, given that London Avenue is a small residential cul-de-sac. He asked to explain how this aligns with the City's Master Plan for fiber optics. Principal Engineer Sotomayor explained that it is the City's requirement for developers to install fiber optic conduit along project frontages to support future connectivity. He added that the City's long-term goal is to have fiber installed citywide. Vice Chairman Boling expressed appreciation to the applicant for preparing the proposed parcel map noting that it aligns the subject site with the General Plan and zoning for future use. He added that while it may not reflect the current use, it appropriately prepares the site for future development while respecting the long-term operation of Parcel 1 as a valued community asset, the Child Care Center. He asked staff to confirm that the Child Care Center would be permitted to continue operating as legal nonconforming use, provided that operations are not discontinued for an extended period of time. Assistant Planner Lee confirmed. Chairman Morales re-opened the public hearing to allow the applicant an opportunity to respond after reviewing the Conditions of Approval. Applicant Tobin stated that they had reviewed the Conditions of Approval, found them to be standard, and had no objections. He apologized for the earlier confusion. Hearing no comments from the public, Chairman Morales closed public hearing. Motion: Moved by Commissioner Dopp; seconded by Vice Chairman Boling to adopt Resolution 2025-038 approving Tentative Parcel Map SUBTPM20935. Motion carried unanimously, 5-0. D2. TENTATIVE PARCEL MAP -JACLYN MCDOWELL ON BEHALF OF MARK REYNOSO -A request to subdivide an existing 76,782-square-foot parcel into two parcels within the Very Low (VL) Residential Zone, Hillside Overlay Zone, and Equestrian Overlay Zone, located at 5451 Moonstone Avenue; APN: 1061-251-32. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 15 exemption under CEQA Guidelines Section 15315 -Minor Land Divisions (SUBTPM20985). Assistant Planner Lee provided a PowerPoint presentation (copy on file) and noted that a few typographical errors had been identified in the Staff Report and draft Resolution; corrections were made, and red-lined copies were provided on the dais. Corrections in the Proposed Lots; changed Parcel 1 from 21,926 sq. ft. to 54,855 sq. ft., and Parcel 2 from 54,855 sq. ft. to 21,926 sq. ft. HPC/PC Final Minutes Page 2 of 9    Page 29 Commissioner Dopp inquired about Parcel 2 on the east end of the lot, nothing that the staff report lists the minimum lot width as 142 feet and 383 feet, though it appears to be approximately 9-10 feet. He asked how the measurement was calculated and how it complies with applicable standards. Assistant Planner Lee responded that staff had expressed similar concerns. However, she noted that there are no objective findings to recommend denial, as the subdivision meets the development standards required for the underlying zone. She added that the measurements are based on definitions of lot depth and lot width as outlined in the Development Code. Commissioner Daniels stated that the Government Code allows denial of subdivisions based on issues of public health or safety, referencing Section 66474, which provides legal grounds for denial if a project poses serious health problems. He noted that while the subdivision is consistent with the City's General Plan and zoning, be believes the proposed layout of the two parcels is poor. He expressed concern that the flag portion of the lot may not be properly maintained and could become an eyesore to the community. He then sought assistance from legal counsel. Assistant City Attorney Young responded that she is not sure we can correlate a bad design to a health problem. She said we would need a bit more facts, such as studies to back up a denial based on a health issue. Commissioner Daniels stated that the proposed design creates an untenable situation with the long, narrow flag portion of the lot and the adjoining areas to the west. He commented that the configuration appears to serve no purpose other than to meet the minimum lot size requirements. Chairman Morales opened the public hearing. The applicant explained that the lot's angled design is due to the existing contours of the site. He noted that an existing driveway and a grove of mature trees along that driveway influenced the layout, as they wished to preserve the trees. He stated that one of the requirements is that the lot must extend completely through the site and connect to both sides. He explained that, although that portion of the lot is not necessary, it was included to meet site requirements. He added that the intent is to divide the property, so the back house and pool remain, with plans to rebuild the house and resurface the pool. The following individuals spoke in opposition of the project: Larry Weidinger, Gary Drejdan, Maureen Malady-Myers. The comments included the following concerns: • Privacy • Health hazard • Mountain view • Wall height • Habitat area • Septic • Bridle trail around property The applicant provided an explanation on the following: • Trees -The grove of mature pine trees will be left alone. • Septic -Septic will be done by professional engineers. • Height and placement of the building -They are abiding by all code standards. • Bridle Trail -Will be addressed during planning. Commissioner Dopp stated that there is a gate at the rear of Parcel 2 and inquired whether the future property owner would be responsible for maintaining the area. He expressed concern that, while there is an intent to preserve the existing trees, lack of proper maintenance could pose a public health and safety risk, particularly related to wildfires. HPC/PC Final Minutes Page 3 of 9    Page 30 Applicant confirmed and indicated maintaining the area it is something that can be added to the Conditions of Approval. Hearing no other comments from the public, Chairman Morales closed public hearing. Commissioner Dopp asked staff to clarify the requirement for property lines to extend from the front to the back of the site. He referenced the applicant's statement that the lot was designed to reach the east end of the parcel to satisfy a city code requirement and requested confirmation as to whether such a provision exists in the regulations. Planning Director Nakamura responded that staff would review the subdivision ordinance during deliberations, noting that the cited requirement is not one she is familiar with. She clarified that the current application pertains solely to the lot split and is unrelated to any future approval of the house design, which would be addressed separately through the entitlement process. She emphasized that today's focus is on the subdivision of the two lots. Commissioner Dopp stated that he finds it difficult to support a parcel with such an irregular shape due to potential management and liability concerns. He commended that a large portion of the parcel appears unviable as a standalone property. While acknowledging that this is not sufficient grounds for denial, he expressed discomfort with the configuration. Commissioner Daniels concurred with Commissioner Dopp. He also stated he would like to see the rear flag portion combined with Parcel 1. He explained that as a Commission, part of their responsibility is to try to make good planning and have parcels that makes sense. With that in mind, he is uncomfortable approving this because he believes it is a terrible design, especially after seeing the amount of land available in Parcel 1 . Commissioner Diaz and Vice Chairman Boling concurred. Planning Director Nakamura suggested re-opening the public hearing to allow the applicant to return and clarify which concerns they are willing or unwilling to address. She said that she was unable to identify any provision in the subdivision ordinance requiring the east-west lot configuration but stated that staff would further review and examine the matter. Regarding variances, she explained that they may be granted for development standards outlined in Title 17. Therefore, if a variance related to lot standards were necessary, it could be considered. In response to concerns about the existing trees, she explained that all departments will review the site once a development application is submitted. If the property is located within a high fire hazard zone, there may be requirements for the removal of certain trees and the replanting of fire-adaptive trees as part of the new development. Chairman Morales reopened the public hearing. Applicant stated if there is nothing in the code that indicates they have to extend all the way across the subdivision, he would be open to revising that and going with the quickest approval process possible to avoid further delays for his client. He said he would be okay with going perhaps a little bit under 20,000 sq. ft. in Parcel 2 and could easily remove 1,200 sq. ft. right away. Chairman Morales closed the public hearing. Planning Director Nakamura stated the Commissioners have the following choices to make: • Accept staff's recommendation for approval, • If they feel they have the findings to make a denial, they can do so, or • Continue the item to a date uncertain and allow staff to work with the applicant to finalize any revisions and to determine what the best path forward would be. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Daniels, to continue this item to a date uncertain. Motion carried unanimously, 5-0. HPC/PC Final Minutes Page 4 of 9    Page 31 Commissioner Daniels noted that the Commission is not reviewing the development of the parcels at this time and stated he was unclear whether the existing structure would be refurbished. He requested that a small reference map be provided showing the locations of structures on the parcels. Assistant City Attorney Young responded that it would not be appropriate if only considering a lot split. The potential proposal on a lot split could change over time because it is in preliminary review right now. Commissioner Daniels asked for clarification on whether the house will remain. Planning Director Nakamura replied that as staff mentioned in the report, the house is to be demolished but the idea is to rebuild in the same place. Commissioner Daniels stated that it was not clear as the applicant indicated something different. D3. DESIGN REVIEW, MINOR EXCEPTION, VARIANCE -VINOVA (LENNAR) - A request for site plan and architectural review of 166 single-family residences within an approved tract map on approximately 70- acres located near the northeast corner of Etiwanda Avenue and Wilson Avenue; (Tracts 16072 and 16072- 2). This item is exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Section 15162. ( Design Review D RC2024-00395, Minor Exception D RC2025-00168, Variance D RC2025-00169). Principal Planner McPherson provided a PowerPoint presentation (copy on file). Chairman Morales opened the public hearing. Applicant was present and available to answer questions. For the record, correspondence from Lozeau Drury, L LP was received following the preparation of the agenda packet, expressing opposition to the project. The correspondence should be referred to for further details. Resident Edward Aldaz had the following concerns: • Wall placement • Health risk -vermin • Digging close to home Applicant responded to the wall concerns and said there will be permitted walls built around the homes. They will be developing everything within property line and the track boundaries. Principal Planner McPherson clarified that the walls referenced were primarily interior walls to the approved lots. He said this project will also include walls along the perimeter as is standard in a subdivision like this. Relative to the comment about any additional grading, it has already commenced. There is no expectation that grading beyond the boundaries which have already been graded will occur. The application before the commission tonight is relative to the construction of the homes on those, previously graded lots. Commissioner Daniels referred to the two different roofing materials being proposed and that several of the units feature standard seam walls. He commented that typically only one type of roofing material is used and asked for the reason behind the use of two. Applicant explained that it is an architectural feature intended to create diversity. Commissioner Daniels commented on the gable roof extending over the entrance appears awkward with the flat wall positioned in front of it. He also inquired how the two subdivisions will be phased. Applicant responded that they are trying to revisit the traditional style in a contemporary way. In terms of the phasing, there are essentially two different product lines. The one-story and two-story homes will be built simultaneously. HPC/PC Final Minutes Page 5 of 9    Page 32 Commissioner Daniels stated that the Fire Department will likely require two access points prior to the storing of lumber for construction and asked if the developer will construct the street network. Applicant confirmed that approximately 90% of the street network has been constructed. Commissioner Daniels asked if Lennar designed the parks. Applicant answered that it is a mutual effort and want to do the best they can for the community. Commissioner Daniels complimented the project. He said it is very nice and will be a good asset to the development of the community. He asked if Wilson Avenue will be open soon. Applicant answered that they will open it as soon as they can. Chairman Morales closed the public hearing. Commissioner Dopp stated that he got to see this at the Design Review Committee meeting. He remembers comments being made about the front wall, possibly making it a balcony. Aside from that, it was decided that most of the designs were appropriate for the neighborhood. He indicated he is a big fan of some of the amenities. For example, the Central Paseo he originally was pushing for with the developer when there was a lack of one on a map that was before them a few years ago. It is nice to see it carried out because it was not a requirement at the time. He said that the design helps create a stronger sense of community within a subdivision, noting that traditional urban studies show such connectivity is often missing in developments characterized by long roads. He added that incorporating amenities and green spaces at a central nexus point will provide an excellent gathering area and be a valuable enhancement to the project. Commissioner Daniels stated he went through all the minor exceptions and the variances and did not have any problems with the waivers that are being requested which are very minor. Commissioner Diaz stated that we have 166 new single-family homes coming to an area of the city where people want them, and it is very exciting. She said the issues presented are minor exceptions and expressed no concerns. She supports staffs' determination that the CEQA report on file remains relevant and applicable, and stated that she looks forward to seeing the project move forward. Vice Chairman Boling stated, as mentioned previously, there were some issues and concerns addressed at the Design Review Committee meeting related to a couple of the models and elevations. The applicant's submission and provision of the 3 D rendering helped give them a better perspective of what those products are intended to look like. As it pertains to the minor exceptions and variances, they are nominal. Regarding the letter that was received by the city late in the process challenging the previously certified E I R, there have been no substantial changes nor new uses planned for this project, so he sees no issues or problems. As it pertains to the comment made by the public, he strongly encouraged the resident to speak directly to the applicants representative pertaining to the issues and questions that he has that are beyond the scope of the commission's actions being taken tonight. Chairman Morales addressed the public comment regarding rodents, stating that those issues should subside as the site is developed. He thanked the applicant for working collaboratively with staff to ensure the project is completed properly. Motion: Moved by Commissioner Dopp; seconded by Commissioner Daniels to adopt Resolution 2025- 036 approving Design Review D RC2024-00395, Variance D RC2025-00169 and Minor Exception D RC2025-00168. Motion carried unanimously, 5 -0. HPC/PC Final Minutes Page 6 of 9    Page 33 D4. MUNICIPAL CODE AMENDMENT -CITY OF RANCHO CUCAMONGA -A request to amend Title 17 of the Muni cipal Code for the development of Ac cessory Dwelling Units (ADUs) and Junior Ac cessory Dwelling Units (JADUs) in complian ce with State ADU Law. This item is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) under CEQA Se ction 15282 (h). A publi c hearing will be held by the City Coun cil for final a ction at a future date to be determined. ( D RC2025-00072). Assistant Planner Lee provided a PowerPoint presentation ( copy on file). Commissioner Daniels asked for clarifi cation regarding the ADU pre-approved plans and whether any member of the publi c may request a c cess to those plans. Planning Dire ctor Nakamura des cribed the pre-approval pro cess. Any li censed contra ctor, engineer or ar chite ct may submit a plan for an ADU. The City condu cts an initial review, and on ce approved, the plans are filed and posted on the City's website. She noted that anyone may use the City's pre-approved plans to apply for an ADU, whi ch is the basis of the City's ADU Pre-Approved Program. Commissioner Daniels asked Assistant City Attorney Young why penalties cannot be imposed for an unpermitted ADU built two to five years ago and later dis covered by the City. Assistant City Attorney Young responded that she had not reviewed the legislative intent behind the provision but suggested that the state may have re cognized the large number of unpermitted additions constru cted by property owners for various reasons. She explained that if those additions were built to code and can be legalized, this pro cess provides a pathway for doing so without penalty, thereby creating additional housing units that the City can count toward its housing requirements. Commissioner Daniels asked if there is a timeframe for complian ce, if an ADU is dis covered. Staff responded that they do not believe there is a timeframe. Planning Dire ctor Nakamura mentioned if work is done without building permits there is a 50% penalty. Chairman Morales opened the publi c hearing. Hearing no comments from the publi c, Chairman Morales closed the publi c hearing. Commissioner Dopp stated that the amendment will make it somewhat easier to meet the City's housing goals. He noted that while the overall impa ct may be limited due to the small number of lots over 20,000 square feet, it still represents a move in the right dire ction. Vi ce Chairman Boling said he is en couraged at the number of ADU's that have been developed in the city over the past few years. He expressed appre ciation for staff's diligen ce in bringing forward Muni cipal Code Amendments su ch as this one. Chairman Morales thanked staff for their hard work in updating the regulations to ensure consisten cy with state ADU law. Motion: Moved by Vi ce Chairman Boling; se conded by Commissioner Diaz to adopt Resolution 2025-035 re commending that the City Coun cil approve Muni cipal Code Amendment D RC2025-00072. Motion carried unanimously, 5-0. D5. Consideration of a Muni cipal Code Amendment to amend the Ran cho Cu camonga Muni cipal Code to amend Se ction 12.20.080 of Chapter 12.20 of Title 12 and Se ctions 17.20.020 and 17.20.040 of Title 17 of the Muni cipal Code to Dissolve the Trails Advisory Committee. This Item is Exempt from the California Environmental Quality Act, Pursuant to State CEQA Guidelines Se ctions 15378 (B)(5) and 15061 (B)(3). This Item Will be Forwarded to City Coun cil for Final Action. ( D RC2025-00254). HPC/PC Final Minutes Page 7 of 9    Page 34 Planning Director Nakamura provided a brief summary and report on the item. She requested that the Planning Commission make a recommendation to City Council to approve the Municipal Code Amendment in order to dissolve the Trails Advisory Committee. Vice Chairman Boling recommended that staff send a letter of appreciation to the committee members, formally thanking them for their service and notifying them that their duties have concluded. Planning Director Nakamura confirmed. Chairman Morales opened the public hearing. Hearing no comments from the public, Chairman Morales closed the public hearing. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Dopp to adopt Resolution 2025-034 recommending that the City Council approve the Municipal Code Amendment D RC2025-00254 to dissolve the Trails Advisory Committee. Motion carried unanimously, 5-0. D6. Consideration of a General Plan Amendment and Municipal Code Amendment to Amend the General Plan Land Use and Community Character Chapter related to Floor Area Ratio on Table LC-1 and Policies Relating First Floor Non-Residential Dimensions and Block Lengths; Amend the General Plan Mobility and Access Chapter to add Dimension Standards for Street Typologies, Remove the Proposed 8th Street Trail and Amend the Truck Routes Map Pursuant to AB98; Amend Municipal Code Table 17.130.050-1 to Update Floor Area Ratio and Ground Floor Non-Residential Dimensions for Form Based Zones; and Amend Municipal Code Section 17 .138.030 Regarding Block Length for Form Based Zones. An Addendum to the General Plan E I R Has Been Prepared for this Project. (C ONT INUE D T O N OVEMBE R 12 m, 2025 MEET IN G) Planning Director Nakamura requested that this item be continued to November 12 th , 2025, meeting to allow additional time to finalize remaining details. Chairman Morales opened the public hearing. Chairman Morales announced that this item will remain open to the November 12 th HPC/PC meeting. Motion: Moved by Vice Chairman Boling; seconded by Commissioner Diaz to continue this item to November 12 th Planning Commission meeting. Motion carried unanimously, 5-0. E. General Business E1. Consideration to Approve a Resolution Adopting bylaws for the Design Review Committee Management Analyst Estrada provided a PowerPoint presentation (copy on file). Chairman Morales opened the public hearing. Hearing no comments from the public, Chairman Morales closed the public hearing. Commissioner Dopp stated that several Commissioners previously requested clarification regarding absences, so he appreciates the effort. Commissioner Daniels thanked staff for doing a great job. Vice Chairman Boling thanked staff for helping to address concerns that come up which have the potential to delay developer and resident applications. He said these steps moving forward, reflect the City's pro­ business and pro-resident position. HPC/PC Final Minutes Page 8 of 9    Page 35 Commissioner Diaz expressed appreciation to staff for their efforts on this item and that it responds to the needs raised by the Commissioners. Motion: Moved by Commissioner Diaz; seconded by Vice Chairman Boling to adopt Resolution 2025-033 repealing Resolution 79-61 and approving the bylaws for the Design Review Committee. Motion carried unanimously, 5-0. F. Director Announcements Planner Director Nakamura announced that one meeting is scheduled for both November and December. She noted there will be no second meeting in November due to the Thanksgiving holiday and no second meeting in December, as it falls on Christmas Eve and City Hall will be closed until after the new year. She provided an update on the Planning Commissions memo which was presented to City Council last week. City Council expressed their appreciation for the work the Commissioners do and know that density bonus projects are very difficult and complicated. They are considering the following actions: 1) Sharing the memo with the City's lobbyists, who can communicate the real-world impacts of certain housing laws during meetings with state representatives. 2) Having Council Member Kristine Scott, who serves on the Board for the Inland Empire Division of the League of California Cities, raise the issue at their next meeting to explore whether other cities may wish to collaborate on a unified message regarding density bonus law projects and their impacts. G. Commission Announcements -None H. Adjournment Motion: Moved by Commissioner Diaz, seconded by Vice Chairman Boling to adjourn the meeting. Hearing no objections, Chairman Morales adjourned the meeting at 8:54 p.m. Approved: HPC/PC November 12, 2025 Meeting. Respectfully submitted, �abd?"Muddt Elizabeth Thornhill, Executive Assistant Planning Department HPC/PC Final Minutes Page 9 of 9    Page 36 RESOLUTION NO. 2026-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP SUBTPM20985, A REQUEST TO SUBDIVIDE AN EXISTING 76,782-SQUARE-FOOT PARCEL INTO TWO PARCELS WITHIN THE VERY LOW (VL) RESIDENTIAL ZONE, HILLSIDE OVERLAY ZONE, AND EQUESTRIAN OVERLAY ZONE, LOCATED AT 5451 MOONSTONE AVENUE; APN: 1061-251-32. A.Recitals. 1. The applicant, Neo & Associates Inc., on behalf of Mark Reynoso, filed an application for the approval of Tentative Parcel Map SUBTPM20985, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Parcel Map request is referred to as "the application." 2.On the 22nd day October 2025, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and continued to a future uncertain date. 3.On the 25th day of February 2026, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on the application and concluded said hearing on that date. 4.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 this Commission during the above- referenced public hearing on February 25th, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The application applies to the property currently addressed 5451 Moonstone Avenue, generally located to the northeast of Moonstone Avenue and Hillside Road; and b. The subject site consists of a single 76,782-square-foot (1.42-acre) subject site, which is partially developed with a single-family residence; and Exhibit C    Page 37 PLANNING COMMISSION RESOLUTION NO. 2026-007 SUBTPM20985 – NEO & ASSOCIATES INC. February 25th, 2026 Page 2 c. The existing land uses, along with the General Plan and Zoning designations, for the subject site and adjacent properties are provided in the following table: Land Use General Plan Zoning Site Single-Family Dwelling Semi-Rural Neighborhood Very Low Residential* North Single-Family Dwelling Semi-Rural Neighborhood Very Low Residential* West Single-Family Dwelling Semi-Rural Neighborhood Very Low Residential* South Single-Family Dwelling Semi-Rural Neighborhood Very Low Residential* East Single-Family Dwelling Semi-Rural Neighborhood Very Low Residential* *Hillside and Equestrian Overlay Zones d. The application is for the subdivision of an oversized parcel totaling 76,782 square feet, or 1.42 acres of land, into two numbered parcels for residential purposes. Parcel 1 encompasses the western section of the property totaling 20,000 square feet, while Parcel 2 encompasses the eastern section of the property totaling 56,782 square feet; and e. The newly created parcels comply with each of the applicable development standards for the Very Low (VL) Residential Zone as demonstrated in the table below: Development Standard Requirement Proposed Lots Analysis Minimum Lot Area 20,000 sq ft Parcel 1 – 56,782 sq ft Compliant Parcel 2 – 20,000 sq ft Compliant Minimum Lot Area (Net Average) 22,500 sq ft 38,391 sq ft Compliant Minimum Lot Width 90 ft Parcel 1 – 90 ft Compliant Parcel 2 – 142 ft Compliant Minimum Lot Depth 200 ft Parcel 1 – 319 ft Compliant Parcel 2 – 215 ft Compliant Minimum Frontage (Flag Lot) 30 ft Parcel 1 – 30 ft Compliant Minimum Frontage 50 ft Parcel 2 – 142 ft Compliant f. The application as submitted includes no physical development of structures at the subject site. 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 subdivision is in accordance with the General Plan, the objectives of the Development Code, and the purposes of the district in which the site is located. The proposal is to subdivide a property with an area of 76,782 square feet into 2 numbered parcels. The underlying General Plan Land Use is Semi-Rural Neighborhood, which is intended for the    Page 38 PLANNING COMMISSION RESOLUTION NO. 2026-007 SUBTPM20985 – NEO & ASSOCIATES INC. February 25th, 2026 Page 3 development of low-density residential development with a rural character. Likewise, the underlying zoning district is Very Low Residential, which is intended for low-density, single-family residential development. The proposed subdivision is consistent with the intended density and use for the underlying site; and b. The proposed subdivision complies with each of the applicable provisions of the Development Code for the Very Low Residential (VL) Zone; and c. The proposed subdivision will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposal is for the subdivision only and does not include the development of the proposed new parcels. Future development of the proposed new parcels shall be subject to separate review. 4. The Planning Commission finds that there is no substantial evidence that the project will have a significant effect on the environment based on the findings as follows: a. The Planning Department staff has determined 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 15 exemption under State CEQA Guidelines Section 15315 – Minor Land Divisions. The project scope of work includes the subdivision of one residential lot into two residential lots. Both lots will remain in conformance with the General Plan and zoning, and no variances or exceptions are required. 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 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 25th DAY OF FEBRUARY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ___________________________________ Alvin C. Boling, Chairman ATTEST: __________________________________ Jennifer Nakamura, Secretary    Page 39 PLANNING COMMISSION RESOLUTION NO. 2026-007 SUBTPM20985 – NEO & ASSOCIATES INC. February 25th, 2026 Page 4 I, Jennifer Nakamura, 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 25th day of February, 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 40 DATE:February 25, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Haide Aguirre, Contract Planner SUBJECT:TENTATIVE TRACT MAP AND MAJOR DESIGN REVIEW – VINEYARD CROSSING DEVELOPMENT (NH ETIWANDA, LLC NEWBRIDGE HOMES) – A request to merge six undeveloped lots totaling 9.37 gross acres into two lots and construct a mixed-use development with 180 residential units, including 5 percent (5%) very low-income housing pursuant to the State Density Bonus Law, on approximately 8.69-gross acres (Lot 1) and 8,100 square feet of commercial space on approximately 0.68-gross acres (Lot 2). The proposal is located within the Traditional Town Center Land Use and in the Center-1 (CE1) Zoning, at the northeast corner of Etiwanda Avenue and Baseline Road (APN: 0227-131-17, -38, -39, -46, -50, and -51). This item is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66, as enacted by Assembly Bill 130 (SUBTT20790 and DRC2024-00429). RECOMMENDATION: Pursuant to State Density Bonus Law, Staff recommends that the Planning Commission adopt a resolution of approval for Tentative Tract Map SUBTT20790 and Major Design Review DRC2024- 00429 subject to the attached Conditions of Approval. BACKGROUND: Site Characteristics and Land Use/Zoning: The subject property is a T-shaped and is located north of Baseline Road, west of Shelby Place, and east of Etiwanda Avenue. The site is approximately 790 feet along the Project frontage at Baseline Road and extends approximately 631 feet in dept along the north to south axis of the T- shape. The topography of the site generally slopes from northwest corner to southwest corner with an elevation change of approximately 13 feet. The existing Land Use, General Plan, and Zoning designations for the Project site and adjacent properties are provided in the following table: Land Use General Plan Zoning Site North West   Page 41 Page 2 of 17 3 3 2 6 South Dwelling, Single-Family Suburban Neighborhood Low Low Medium Residential – Etiwanda Specific Plan East Dwelling, Single-Family Traditional Neighborhood Low Medium Residential – Etiwanda Specific Plan Legislative Context: This application is subject to State mandated legislation, including the State Density Bonus Law (SDBL), Senate Bill 330 (Housing Crisis Act of 2019), and Assembly Bill 130 (Budget Trailer Bill). The Applicant requested a Density Bonus Compliance Review pursuant to SDBL, California Government Code Sections 65912-65918. The proposed Project is setting aside 5 percent (5%) of the 180 residential units (9 units) as affordable housing for very low-income units. Pursuant to SDBL in exchange for setting aside 5 percent (5%) of the units as affordable housing, the Applicant is permitted automatic parking reduction and may request one concession or incentive and unlimited waivers from the City‘s required development standards. In addition, the Applicant submitted an SB 330 preliminary application on December 16, 2024. The Project was substantially revised on April 29, 2025, at which time the Applicant submitted an updated SB 330 preliminary application concurrently with full development application. Pursuant to SB 330, this action vested the Project to the applicable development standards in effect at that time, in accordance with State law. Lastly, the Applicant requested the California Environmental Quality Act (CEQA) exemption, under Assembly Bill 130, section 21080.66, applicable to urban infill housing development. The Project complies with the statutory requirements applicable to AB 130, including but not limited to mandatory tribal consultation and Phase I hazard assessment; therefore, deeming the Project exempt from CEQA. ANALYSIS: Newbridge Homes, NH Etiwanda LLC (“Applicant”) proposes a Tentative Tract Map to consolidate the existing six lots into two lots, a residential lot of approximately 8.69 gross acres (Lot 1) and a commercial lot of approximately 0.68 gross acres (Lot 2). In addition, the Applicant proposes a Major Design Review for the construction of a mixed-use project comprised of 180 multi-family (for-sale units), including 5 percent (5%) very low-income households. The residential buildings include twenty-four (24) three-story Courtyard and Rowhouse type buildings totaling approximately 330,053 square feet of residential living space. Site amenities include but are not limited to a recreational area with pool and spa, lounging area, BBQ area with seating, and two pocket parks. Parking is provided in surface lots and private garages on the first floor of the residential buildings. Under SDBL requirements, the residential area requires 348 parking spaces; however, the project exceeds the minimum SDBL requirement by providing a total of 380 parking spaces. The commercial lot is located at the northwest corner of Baseline Road and Shelby Place including an L-shaped one-story commercial building totaling approximately 8,100 square feet of commercial floor area and 33 rear parking spaces. The project site is located in the Center 1 (CE1) Zone, which is a Form-Based Zone, and is required to comply with the standards set forth in the Form-Based Code, specifically Chapter 17.130 (Zone and Building Standards); Chapter 17.132 (Building Entrances and Facades); Chapter 17.134 (Public Open Space); Chapter 17.136 (Land Use Standards); and Chapter 17.138    Page 42 Page 3 of 17 3 3 2 6 (Large Site Development). The proposed development is generally consistent with these standards, including density and height requirements. Where the project does not fully comply with specific Development Code, the applicant has requested an incentive and multiple waivers pursuant to the SDBL. (See Figure 1) Figure 1: Illustrative Site Plan Project Density and Height The project’s density and height are well below the maximum standards imposed by the Traditional Town Center land use designation and zoning designation of Center 1. As shown in the table below, the project proposes 180 three-story residential units, below the maximum allowable density of 282 units and below the maximum height requirement. In addition, the commercial retail building is below the Floor Area Ratio, for which an incentive is being requested under the SDBL. FBC Zoning – Center 1 Allowed in Center 1 Zone Proposed Project Dwelling Units Per Acre (Residential) Total Stories (max) Non-Residential Floor Area Ratio    Page 43 Page 4 of 17 3 3 2 6 commercial SF based on lot size) Architecture The Project is designed in an abstract Spanish contemporary architectural style. The Project incorporates three building types pursuant to the form-based code, including courtyard and rowhouse buildings for the residential area and one main street building for commercial area. The residential courtyard and rowhouse buildings have been designed to reflect cohesive architecture. The design incorporates contemporary elements characterized by clean lines, varied massing, projections, articulated building forms, and color blocking. Key abstract Spanish design elements include S-profile roof tiles at parapet areas and arched elements incorporated at courtyard entryways and select balconies. Additional design elements include stucco finish, stone veneer accents, metal awnings, and decorative metal railings on decks and balconies. (See Figures 2, 3, and 4) The main street commercial building has been designed to be complementary with the residential area. The L-shaped, street facing building incorporates a screening wall integrated with signage panels and a prominent corner plaza signage. Additional architectural elements include aluminum storefront entries with fixed aluminum awnings, stucco finish, articulated plaster cornices, and Spanish S-profile roof tiles, providing visual integration between the commercial and residential areas. (See Figure 5) The project’s color palette for both the residence and commercial areas is complementary and consists of earth-tone hues, including beige and multiple shades of browns. The residences will include accent colors at the entry doors in dark green and brown tones. The coordinated pallet further enhances visual cohesion across the site. Figure 2: Courtyard Building Type - View from Baseline Road    Page 44 Page 5 of 17 3 3 2 6 Figure 3: Courtyard Building Type - View from the interior Figure 4: Rowhouse Building - View from Etiwanda Avenue and Baseline Road    Page 45 Page 6 of 17 3 3 2 6 Figure 5: Main Street Building - View from Baseline Road and Shelby Place Unit Composition and Floor Plans: The residential area includes 180 three-story units distributed across twenty-four (24) three-story buildings, comprised of 13 courtyard buildings and 11 rowhouse buildings. Affordable units will be distributed throughout all residential building types and unit sizes. The main street building provides 8,100 square feet of commercial leasing space. The table below summarizes the number of residential units and square feet of commercial lease area. UNIT SUMMARY Courtyard Building Type Floor Plan Type Unit Size Number of Units Plan 1 - 3 bedrooms, 2.5 bath Plan 2 - 3 bedrooms, 2.5 bath Plan 3 - 3 bedrooms, 3.5 bath Plan 4 - 4 bedrooms, 3.5 bath Plan 5 - 4 bedrooms, 3.5 bath SFD A - 3 bedrooms, 2 bath Duplex A - 3 bedrooms, 2.5 bath Duplex B - 4 bedrooms, 3.5 bath Rowhouse Building Type Plan 1 - 3 bedrooms, 2.5 bath Plan 2 - 3 bedrooms, 2.5 bath Plan 3 - 3 bedrooms, 3.5 bath Plan 4 - 4 bedrooms, 3.5 bath Plan 5 - 4 bedrooms, 3.5 bath Duplex B - 4 bedrooms, 3.5 bath    Page 46 Page 7 of 17 3 3 2 6 Main Building Main Street 8,100 1 Parking Pursuant to SDBL, qualifying residential developments may utilize state-mandated parking ratios that supersede local standards. Under these provisions, the maximum allowable parking requirement is 1.5 spaces per unit for two- and three-bedroom units and 2.5 spaces per unit for units with four or more bedrooms, inclusive of guest parking. Based on these standards, the residential area requires a total of 348 parking spaces. The Project exceeds this requirement by providing 380 spaces, distributed as follows: 360 residential parking spaces in two-car garage, serving the proposed 180 units; and 20 residential on-site surface parking spaces, including 8 head in and 12 parallel parking along the interior roadway. The commercial area requires 33 parking spaces, which have been provided, including 31 head- in and 2 parallel spaces. The project includes a condition requiring the applicant to provide and implement a parking management plan to ensure that on-site parking remains consistent with the proposed land uses. The table below provides a detailed parking breakdown. Unit/Product Type Number of Units Parking Ratio Required Parking Residential Parking Residential Provided 380 Non-Residential Parking Retail Provided 33 Residential Open Space and Recreational Amenities The project incorporates a total of 102,085 square feet of open space, consisting of 42,190 square feet of common open space, and 44,414 square feet of private open space (excluding private decks). The open space design also integrates an internal circulation network of private streets and alleys, providing access to each residential unit. Common space amenities include shared courtyard areas, a central recreational area with an adjacent pocket park totaling approximately 9,500 square feet and an additional pocket park of approximately 800 square feet. Residential amenities include: Pool/spa with lounge seating areas with overhead structure BBQ station with picnic tables Restroom facilities Pocket parks include playground equipment and benches    Page 47 Page 8 of 17 3 3 2 6 The Courtyard areas include centralized outdoor gathering area anchored with decorative pavers, outdoor seating chairs and benches. Figure 6: Open Space Common Areas – Pool and Park, and Courtyard In addition, the project boundaries adjacent to existing uses will include a ten-foot landscaped setback serving as an open space buffer, along with a perimeter decorative six- foot-high wall. The north perimeter will provide a ten-foot setback functioning as a rear-unit entry pathway, separated by a four-foot-high retaining wall with tubular steel fencing above. Two residential monument signs are proposed, one located at the corner of Etiwanda Avenue and Baseline Road, and one at the main project entrance fronting Baseline Road. All signs, including project monument signs and commercial signage will be reviewed under separate permits and are subject to the standards set forth in Chapter 17.74 (Sign regulations for private property) of the Development Code. Commercial Open Space: The commercial area is anchored by corner signage and seating area, while creating pathways to the storefront entrances. A transitional open space corridor on the west side of the commercial building provides landscaping and benches, serving as both a buffer and pedestrian connection between the commercial and residential areas.    Page 48 Page 9 of 17 3 3 2 6 Figure 7: Commercial Area State Density Bonus Law – One Incentive and Multiple Waivers Requested Under SDBL, developers who provide affordable housing units at specified income levels are eligible for an increase in the allowable Project density. In addition, developers may request one or more “incentives” or “concessions” to modify development standards to facilitate the construction of the density bonus units. To deny a concession or incentive, the city must find, based upon substantial evidence, that the requested concession or incentive: 1) does not result in identifiable and actual cost savings to the Project to provide for the affordable housing costs; or 2) would have a specific adverse impact on public health, safety or on property listed on the state Register of Historical Resources, and there is no feasible method to mitigate the specific adverse impact without making the Project unaffordable to the target households; or 3) would be contrary to state or federal law. The number of incentives or concessions increases with the quantity of affordable units provided. Developers may also request waivers to development standards that would otherwise physically preclude the construction of the density bonus units or the approved concessions or incentives. Like incentives and concessions, a waiver can only be denied if substantial evidence shows that it would result in a specific adverse impact on public health or safety, or on historical resources listed on the State Register, and no feasible mitigation exists, or if the waiver would violate state or federal law. The project proposes allocating 5 percent (5%) of the total 180 units to very low-income households, totaling 9 units. As a qualifying project under SDBL, the applicant is entitled and has requested one incentive, automatic parking reduction, and multiple waivers.    Page 49 Page 10 of 17 3 3 2 6 The incentives and waivers requested by the Applicant are described below and a full development compliance table is provided: Incentive – Reduction in target use mixed and non-residential intensity The applicant requests an incentive to reduce the target use mix ratio and non-residential intensity requirement applicable to the Traditional Town Center designation pursuant to General Plan Table LC-1. City Requirement: o Non-residential Floor Area Ratio (FAR): of 0.2-0.6 o Target use mix ratio (residential to non-residential): 50/50 o Minimum non-residential use mix of approximately thirty-three percent (33%) for the CE-1 Zone (RCMC Table 17.138.030-2) Project Proposal: o Approximately 8,100 square feet of leasable non-residential area o Non-residential area is approximately 5 percent (5%) Relative to the Traditional Town Center designation, General Plan Table LC-1 establishes a maximum residential density of 30 dwelling units per acre, a non-residential intensity of 0.2-0.6 FAR, and a 50/50 residential-to-non-residential target use mix ratio. The applicant’s proposal deviates from these standards and therefore requests an incentive under SDBL to reduce the required non-residential component. Waivers for Building Massing, Design, and Dimensional Standards The applicant requests waivers from certain building massing, design, dimensional requirements, and open space requirements for the project buildings, which otherwise comply with all other form-based Code requirements for Courtyard, Rowhouse, and Main Street building types, as applicable. Minimum Built Percentage Along Primary Frontage (RCMC Table 17.130.050-1) o Required: 80 % minimum o Proposed: 66 % minimum along Baseline Road Courtyard and Rowhouse Building Entrances and Access (RCMC § 17.130.060 (D) and (E)) o Required: Entrances must face private frontage area or courtyards o Proposed with Waiver: Project units along Etiwanda, Baseline and Shelby Place have front entrances that face the public street and/or right-of-way. Courtyard Building Configuration (RCMC § 17.130.060(E)) o Required: Attached Units o Proposed with Waiver: Multiple Detached Units Courtyard Maximum Building Depth (RCMC § 17.130.060(E)) o Required: 120 feet maximum o Proposed: 82 feet minimum to 129 feet maximum Courtyard Open Space Width (RCMC § 17.130.060(E)) o Required: Minimum 25 feet minimum to 50 feet maximum o Proposed: 8 feet minimum to 20 feet maximum Courtyard Open Space Depth (RCMC § 17.130.060(E))    Page 50 Page 11 of 17 3 3 2 6 o Required: Maximum 25 feet minimum to 75 feet maximum o Proposed: 56 feet minimum to 129 feet maximum Rowhouse Unit Width (RCMC § 17.130.060(D)) o Required: 30 feet maximum o Proposed: 32 feet maximum Rowhouse Private Usable Open Space (RCMC § 17.130.060(D)) o Required: Minimum 8 feet in any direction o Proposed: 5 feet or greater Main Street Building Depth o Required: 100 feet maximum o Proposed: 108 feet and 9 inches Main Street Ground Floor Transparency (RCMC § 17.132.050) o Required: Minimum seventy percent (70%) and maximum ninety percent (90%) o Proposed with Waiver: Forty-three percent (43%) Main Street Building Massing & Paseos (RCMC § 17.130.060(C)) o Required: Main Street frontage exceeding 150 feet in width must be interrupted by a paseo that connects the frontage area to the parking area. o Proposed: Main Street frontage exceeds 160 feet Waivers regarding Site and Block Configuration Standards The project requires a waiver from the thoroughfare design standards for large sites (three acres or greater) pursuant to RCMC Section 17.138.030. While the site exceeds three acres, the proposed circulation system meets the intent of the Code by providing safe, efficient, and functional internal connectivity that responds to site-specific constraints and surrounding conditions. The project is designed as an integrated development, with buildings oriented around a central 26-foot-wide internal thoroughfare that connects to Baseline Road and Shelby Place. The internal circulation includes parallel parking on one side and functions as the primary circulation spine, facilitates internal vehicle movements while enhancing pedestrian safety and visibility. The project also proposes sidewalk widths that are less than the recommended eight feet adjacent to ground-floor residential uses (RCMC Section 17.123.020(B)). Due to site and building constraints, strict compliance is infeasible; however, continuous sidewalks are provided on both sides of the internal thoroughfare, maintaining safe and functional pedestrian circulation. While the project does not fully comply with the pedestrian-oriented frontage standards in RCMC Section 17.123.020(A)(1)(a–c), the proposed five-foot sidewalks and minimum six-foot parkways meet the overall intent by supporting walkability, pedestrian, and street continuity. A connection to Etiwanda Avenue is not proposed due to existing traffic and pedestrian safety concerns related to the proximity of Grapeland Elementary School. Introducing additional site access at this location could create conflicts during peak school drop-off and pick-up periods. Furthermore, such connection would require removal of a mature row of trees within the public right-of-way. These are proposed to remain, as they contribute to the established landscape character and environmental quality of the area.    Page 51 Page 12 of 17 3 3 2 6 Waivers regarding Building Façade Design and Articulation Standards The Project requires a waiver from the building façade design and articulation standards in RCMC §§ 17.123.030(D) and 17.130.030(M), which require minimum façade offsets between attached units and articulation along façades facing rights-of-way. The proposed rowhouse buildings have a ground-floor depth of 30 feet, the minimum allowed under RCMC § 17.130.030(G). As a result, full compliance with these standards is not feasible, as the required offsets and recesses would necessitate extending building mass toward the street or reducing building footprints, resulting in conflicts with the approved thoroughfare design, constrained sidewalk widths, and the proposed unit count. To the extent feasible, the Project incorporates architectural variation through building breaks, balconies, roof form variation, and secondary articulation elements to reduce massing and provide visual interest. Waivers regarding Open Space Requirements Some Rowhouse buildings do not meet the minimum private open space dimension, and the Courtyard buildings comprised of multiple detached units, do not meet the minimum courtyard width; however, several exceed the maximum courtyard depth. A waiver of these building massing, configuration, and open space standards is necessary to make the Project viable inclusive of the low-income housing. Rowhouse Private Open Space & Min. Dimensions (RCMC § 17.130.060(D)) o Required: Minimum 100 SF/Unit with 8-foot minimum dimension o Proposed with Waiver: 100 SF/Unit with 5-foot minimum dimension Courtyard Open Space/Courtyard Width (RCMC § 17.130.060(E)) o Required Courtyard Width: Minimum 25 feet, Maximum 50 feet o Proposed with Waiver: Minimum 10 feet Courtyard Open Space/Courtyard Depth (RCMC § 17.130.060(E)) o Required Courtyard Depth: Minimum 25 feet, Maximum 50 feet o Proposed with Waiver: Maximum 129 feet Waivers regarding Residential and Non-Residential Grade Full compliance with the residential standards would require extensive ramping to maintain accessible access. The Project maximizes compliance with Universal Design requirements (RCMC Section 17.123.070 (E)), including step-free entrances, while accommodating site grades, ADA access, and higher residential density. Non-compliant areas are primarily adjacent to key pedestrian connections and public interfaces, designed to remain accessible and functional. The southeast corner of the commercial building is 4 to 6 feet above the Baseline Road curb to achieve a flat, usable pad, meet the build-to-line, and provide ADA-compliant parking and entrances. Residential Finish Floor Elevation above Grade at Maximum Build-to-Line (RCMC Table 17.130.050-1) o Required: 30 inches o Proposed: 0-36 inches Non-Residential Finish Floor Elevation above Grade at Maximum Build-to-Line (RCMC Table 17.130.050-1) o Required: 18 inches o Proposed: Approximately 4.5 feet    Page 52 Page 13 of 17 3 3 2 6 COMPLIANCE TABLE – Center 1 (CE1) Zone Zone and Building Standards (Chapter 17.130) Development Standard Required Proposed Compliance Dwelling Units per Acre (du/ac)0 min./30 max.18.9 In Compliance Floor Area Ratio (FAR)0.2 min./1 max.0.02 Incentive* Primary Build-to-Line 0 ft. max./ 10 ft. min.2.5 ft. - 7 ft.In Compliance Secondary Build-to-Line 0 ft. max./ 10 ft. min.10 ft.In Compliance Built Percentage of Primary Frontage Width 80% min.66%Waiver** Built Percentage of Secondary Frontage Width 30% min.82%In Compliance Height of Ground Floor Residential Use 10 ft. min.10 ft.In Compliance Height of Ground Floor Non- Residential Use 15 ft. min.15 ft.In Compliance Residential Finish Floor Elevation above Grade at Maximum Build-to-Line 30 in. min.0 in. - 36 in.Waiver** Non-Residential Finish Floor Elevation above Grade at Maximum Build-to-Line 18 in. max.4.5 ft.Waiver** Total Stories 4 stories max.3 stories In Compliance Standards Specific to Main Street Building Type Development Site Width 25 ft. min./ 180 ft. max.156 ft.In Compliance Development Site Depth 65 ft. min.108 ft., 9 in.In Compliance Rear Yard Setback 5 ft. min.5 ft. or greater In Compliance Building Height to Top of Parapet 35 ft. max.19 ft.In Compliance Overall Building Height 40 ft. max.30 ft.In Compliance Building Width 180 ft. max.156 ft.In Compliance Building Depth 100 ft. max.108 ft., 9 in.Waiver** Standards Specific to Rowhouse Building Type Development Site Width 60 ft. min./ 250 ft. max.101 ft. - 139 ft.In Compliance Development Site Depth 60 ft. min.60 ft. or greater In Compliance Interior Side Yard Setback 5 ft. min. at end or row of attached units 5 ft. or greater In Compliance    Page 53 Page 14 of 17 3 3 2 6 Rear Yard Setback 5 ft. min.15 ft.In Compliance Building Height to Eave/ Top of Parapet 32 ft. max.10 ft. or greater In Compliance Overall Building Height 40 ft. max.37 ft., 6 in.In Compliance Building Width 240 ft. max.129 ft.In Compliance Building Depth 50 ft. max.41 ft.In Compliance Unit Width 30 ft. max.32 ft.Waiver** Lot Coverage 75% of site 11%In Compliance Private Open Space Area 100 sq. ft. per unit min. 126 sq ft - 249 sq ft In Compliance Private Usable Open Space 8 ft. min. in any direction 5 ft. or greater Waiver** Standards Specific to Courtyard Building Type Development Site Width 80 ft. min./ 136 ft. max.118 ft. - 119 ft.In Compliance Development Site Depth 60 ft. min.100 ft. - 147 ft.In Compliance Interior Side Yard Setback 8 ft. min.15 ft.In Compliance Rear Yard Setback 10 ft. min.10 ft.In Compliance Building Height to Eave/ Top of Parapet 42 ft. max.38 ft., 6 in.In Compliance Overall Building Height 52 ft. max.38 ft., 6 in.In Compliance Building Width 140 ft. max.88 ft.In Compliance Building Depth 120 ft. max.82 ft. - 129 ft.Waiver** Open Space/Courtyard Width 25 ft. min./ 50 ft. max.8 ft. - 20 ft.Waiver** Open Space/Courtyard Depth 25 ft. min./ 75 ft. max.56 ft. - 129 ft.Waiver** Building Entrances and Facades (Chapter 17.132) Small Front Yard, Porch, and Stoop Variations for Courtyard and Rowhouse Building Types Height, Wall at Frontage 3 ft. max.3 ft.In Compliance Height, Planter/Fence 3 ft. max.3 ft.In Compliance Height, Elevated Yard 3 ft. max.0 ft. - 3 ft.In Compliance Grading on Front Yard 0.5% min./ 5% max.0.5% - 4%In Compliance Ground Floor Above Grade at Building Frontage 18 in. min./ 3 ft. max.0 ft. - 3 ft.Waiver** Clear Distance to Development Site Line 2 ft. min.2 ft. or greater In Compliance    Page 54 Page 15 of 17 3 3 2 6 Shopfront and Gallery, Arcade, Terrace, and Recess Variations for Main Street Building Type Height Clear, Top of Transom 12 ft. min./ 16 ft. max.12 ft.In Compliance Width of Shopfront Bay(s)10 ft. min./ 25 ft. max.20 ft. - 21 ft.In Compliance Transparency, Ground Floor 70% min./ 90% max.43%Waiver** Shopfront Depth 4 ft. min.4 ft.In Compliance Setback from Curb 2 ft. min.14 ft., 6 in. – 17.5 ft., 6 in.Waiver** Public Open Space (Chapter 17.134) Pocket Park Size (min./max.) 1,000 sq. ft./ 0.25 ac.1,000 sq ft In Compliance Paseo Size (min./max.)10 ft./25 ft.Varies from 11 ft. to 23 ft.In Compliance Large Site Development (Chapter 17.138) Block Face Length (max.)400 ft.373 ft.In Compliance Perimeter (max.)1,400 ft.1,067 ft.In Compliance Non-Residential Use Mix (min.)33%5%Incentive* *Per SDBL and Section 17.46.040(B)(1) of the Development Code, the Applicant may request one incentive or concession for projects that include at least 5% for very low-income households in a housing development in which the units are for sale. **Per the SDBL and Section 17.46.030(E)(1) of the Development Code, and Applicant may submit to the City a proposal for the waiver or reduction of development standards, when standards would have the effect of physically precluding the proposed development. Neighborhood Meeting The Applicant hosted a neighborhood meeting on Monday, January 12, 2026, from 6:00 p.m. to 7:00 p.m., at the Sanctity Hotel. Approximately 30-40 people attended and expressed concerns regarding density, architecture and colors, parking, and traffic impacts, especially during school hours. The Engineering Services Department conducted a Level of Service (LOS) traffic analysis using traffic counts collected in January 2026 and existing signal timing data at the interactions of Baseline Road and Etiwanda Avenue, Baseline Road and Shelby Place, and Baseline Road and East Avenue. While project generated traffic results in incremental increases in delay at the intersections studied, most notably at Baseline Road and Etiwanda Avenue and Baseline Road and Shelby Place, operations remain within acceptable General Plan thresholds. The LOS analysis is included as Exhibit E.    Page 55 Page 16 of 17 3 3 2 6 While community input is an important part of the public process, State housing laws limit the City’s ability to require changes to the project beyond applicable objective standards and adopted SBDL and SB 330 protections. Aversion to the architecture and colors proposed in the project raised by the public cannot be directly addressed through project conditions or design changes because they are not governed by objective design standards. Parking requirements are automatically reduced for projects utilizing SDBL. The proposed density of the project is within the allowed density for the zone. Furthermore, pursuant to the Housing Crisis Act of 2019 (SB 330), a housing development that complies with applicable objective General Plan, zoning, and subdivision standards in effect at the time of vesting may not be required to reduce density, unit count, or otherwise modify the project based on subjective criteria or discretionary findings. Design Review Committee The Project was presented to the Design Review Committee (DRC) on January 20, 2026. Committee members were divided on the proposed architectural style: one member supported the style, materials, and colors, while another recommended revising the Spanish abstract elements (S-style and arches) to a fully contemporary design. The Committee also acknowledged applicable State legislation and requested clarification regarding the 5 percent (5%) very low- income housing, confirming that these units would be distributed evenly across all unit types and sizes. In addition, the Committee inquired whether the school district had been notified. The applicant noted that a school representative had attended the community meeting, and staff received correspondence from the Etiwanda School District (attached), which commented solely on the required school fees. Committee further requested clarification on the school buffer, parking table, and site acreage, all of which are addressed in this report. Public Art The Project is subject to the public art ordinance. Under Development Code Section 17.124.020.B.2, the applicant may request an exemption if the value of the project’s income- restricted units meets or exceeds the required public art contribution. For 180 residential units and 8,100 sq. ft. of commercial space, the minimum artwork contribution is $143,100 (180 units × $750/unit + 8,100 sq. ft. × $1/sq. ft.). The applicant’s estimate, based on anticipated unit sales of approximately $350,000 each, exceeds this requirement. Statutory CEQA Exemption The Project is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to the Assembly Bill 130 and Public Resources Code Section 21080.66, meeting all the following requirements: The project is a mixed-use development with 180 residential units and one commercial building, with over two-thirds of total floor area devoted to residential use. The site, totaling 9.37 gross acres, is in an urbanized area bounded by Baseline Road, Pecan Avenue, the Pacific Electric Trail, and Etiwanda Avenue, and is surrounded by existing urban development. A Tentative Tract Map is below the 20-acre maximum allowed for the exemption. The Project is consistent with the General Plan and local planning regulations for mixed- use and residential developments, except for specific standards addressed through SB 330 waivers.    Page 56 Page 17 of 17 3 3 2 6 The Project meets or exceeds the minimum residential density required for an AB 130 exemption, providing approximately 63% of the allowable residential density (above the 50% threshold) The site contains no environmentally sensitive or hazardous lands and involves no demolition of historic structures. A Phase I ESA and limited Phase II soil sampling have been completed; there are no existing structures on site. Tribal consultation under AB 130 has been completed, and any applicable conditions of approval have been incorporated. Because the proposed Project satisfies all criteria under Public Resources Code Section 21080.66, the Project is statutorily exempt from CEQA. FISCAL IMPACT: The project will provide some additional property tax generation; however, the amount collected in property taxes allocated to the City ($0.054 per dollar of property tax collected) is lower than surrounding cities in the area due to our incorporation after the passage of Proposition 13. The commercial uses proposed for the site will generate sales tax that will help offset the cost of services for housing. CORRESPONDENCE: Mailed notices were sent to property owners within 660 feet of the Project site on February 11, 2026. In addition, a notice was published in the Inland Valley Daily Bulletin, and the site was posted on February 10, 2026. As of the preparation of this staff report, staff received correspondence from one individual (Exhibit G). COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: The Project supports several City Council core values by providing and nurturing a high quality of life for all, building and preserving a family-oriented atmosphere, and promoting and enhancing a safe and healthy community for all. The site is in the Traditional Town Center intended to provide neighborhood-serving communities and amenities within an active, walkable mixed-use environment. Buildings are set near or at the sidewalk and oriented toward the primary streets to provide definition and activity along the corridor. The proposed project fits this vision of the General Plan. EXHIBITS: Exhibit A – Vicinity Map and Aerial Photograph Exhibit B – Link _Project Plans Exhibit C – Applicant’s Project Description, State Incentive, and Waivers Exhibit D – Design Review Committee Draft Minutes, January 20, 2026 Exhibit E – Level of Service (LOS), Intersection Turning Movement Counts Exhibit F – Correspondence from Etiwanda School District Exhibit G – Written Public Correspondence Received Exhibit H – Resolution 2026-006 with Conditions of Approval    Page 57 SUBTT20790 and DRC2024-00429 – VINEYARD CROSSING Vicinity Map and Aerial Photograph Exhibit A Pe c a n Av e n u e Et i w a n d a Av e n u e Sh e l b y Pl a c e Baseline Road    Page 58 Allard Engineering Contact: Bobby Allard 16866 Seville Avenue, Fontana, CA 92335 909.356.1815 | www.allardeng.com Yowanto Engineering, INC. Contact: Irwan Yowanto 2705 Towne Avenue, #C, Pomona, CA 91767 909.626.6291 | iyowanto@yowantoeng.com BMLA Contact: Jeff Trojanowski 310 N Joy st, Corona, CA 92879 909.528.3257 | www.bmla.net 04-25-2025 06-09-2025 11-24-2025 02-25-2026 Newbridge Homes Contact: Bryan Avilla 500 Newport Center Drive, Suite 570 Newport Beach, CA 92660 949.344.2701 | www.newbridgehomes.com WHA. Architects . Planners . Designers . Contact: Jeff Chelwick, Nick Manea 680 Newport Center Drive, Suite 300 Newport Beach, CA 92705 949.250.0607 | www.WHAinc.com VINEYARD CROSSING Rancho Cucamonga, CA Submittal 1 Submittal 2 Submittal 3 Planning Commission Submittal Log File No.: Landscape Architecture Overall Site Plan ..................................................................................................L-1 Enlargements ......................................................................................................L-2 Enlargements ......................................................................................................L-3 Enlargements ......................................................................................................L-4 Enlargements ......................................................................................................L-5 Wall & Fence Plan ...............................................................................................L-6 Civil Tentative Tract Map No. 20790 .............................................................................T1 Tentative Tract Map No. 20790 .............................................................................T2 Conceptual Grading Plan | Title Sheet .................................................................C1 Conceptual Grading Plan | Tentative Tract Map No. 20790 ...................................C2 Conceptual Grading Plan | Conceptual Utility .......................................................C3 Conceptual Grading Plan | Preliminary Water Quality Management Site Plan ........C4 Conceptual Grading Plan | Structural/Treatment BMP Details ...............................C5 Conceptual Grading Plan | Cut and Fill Exhibit .....................................................C6 Site Utilization Map ..............................................................................................C7 Conceptual Master Plan .......................................................................................C8 Fire Access Plan .................................................................................................C9 Trash Location Plan ...........................................................................................C10 Table of Contents 2024126 | 02-25-2026 Architecture Project Information .............................................................................................P-1 Project Information .............................................................................................P-2 Conceptual Site Plan ........................................................................................SP-1 Thoroughfare Exhibit ........................................................................................SP-2 Connectivity Exhibit ..........................................................................................SP-3 Development Site Exhibit ..................................................................................SP-4 P1 - Courtyard | Baseline Perspective .............................................................SS-1 P1 - Courtyard | Internal Street Perspective .....................................................SS-2 P2 - Row House | Etiwanda & Baseline Perspective ........................................SS-3 P4 - Main street Building | Baseline Perspective .............................................SS-4 P1 - 3 Story Courtyard | Schematic Floor Plans ................................................A-1 P1 - 3 Story Courtyard | Schematic Floor Plans ................................................A-2 P1 - 3 Story Courtyard | Schematic Floor Plans ................................................A-3 P1 - 3 Story Courtyard | Schematic Roof Plans ................................................A-4 P1 - 3 Story Courtyard | Conceptual Elevations ................................................A-5 P1 - 3 Story Courtyard | 6 Plex Conceptual Elevations ......................................A-6 P1 - 3 Story Courtyard | SFD A Conceptual Elevations ......................................A-7 P1 - 3 Story Courtyard | Duplex A Conceptual Elevations ..................................A-8 P1 - 3 Story Courtyard | Duplex B Conceptual Elevations ..................................A-9 P2 - 3 Story Row House | Schematic Floor Plans ............................................A-10 CITY OF RANCHO CUCAMON YOWANTO ENGINERING, INC. 2705 TOWNE AVE., #C POMONA, CA 91767 909-626-6291 iyowanto@yowantoeng.com PUBLIC STREET LIGHTING IMPRO PLAN TRACT No. - ETIWANDA-BASELINE - - SCALE: NTS SCALE: NTS SCALE: NTS P2 - 3 Story Row House | 5 Plex Conceptual Elevations ..................................A-11 P3 - Main street Building | Schematic Floor Plan .............................................A-12 P3 - Main street Building | Schematic Roof Plan .............................................A-13 P3 - Main street Building | Conceptual Elevations ............................................A-14 P3 - Main street Building | Conceptual Elevations ............................................A-15 P4 - Pool Restroom Building | Floor Plan & Conceptual Elevations ...................A-16 Trash Enclosure | Floor Plan & Conceptual Elevations ......................................A-17 Conceptual Color and Material Boards ..............................................................A-18 Lighting Public Street Lighting Improvement | Street Lighting Construction Notes ............E-1 Public Street Lighting Improvement | Street Lighting Plan ...................................E-2 Public Street Lighting Improvement | Street Lighting Photometric Plan ..............E-2C Public Street Lighting Improvement | Details ......................................................E-3 E x h i b it B CR 316/58 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010) MB 345/37-39 (2015)CR 316/58 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010) MB 345/37-39 (2015) 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 8050XO X 80 50 XO X 80 50 XO X 8050XOX8050XOX 8050XOX8050XOX 80 50 XO X 8050XOX 8050XOX 80 50 XO X 80 50 XO X 80 50 XO X T R T R 1 2 3 4 5 67 8 9 10 11 12 22 21 20 19 18 13 14 15 16 17 23 24 25 26 27 59 58 57 56 55 64 63 62 61 60 87 86 89 88 176 177 178 179 180 33 34 42 43 51 52 160 161 169 170 167 168 175 174 173 172 171 36 35 28 29 30 31 32 45 44 37 38 39 40 41 54 53 46 47 48 49 50 68 69 70 71 66 67 73 74 80 81 65 72 79 75 76 77 78 82 83 84 85 158 162 163 164 165 166 159 909192939495 157156155154153152 141142143144145146 130131132133134135 101102103104105106 112113114115116117 151150149148147 139138137136111110109108107 10099989796 119118 121120 123122 125124 127126 129128 140 EV RDY EV RDY EV RDY EV RDY EV RDY EV RDY EV EV EV SYMBOL BOTANICAL / COMMON NAME SIZE TREES CALLISTEMON VIMINALIS WEEPING BOTTLEBRUSH 15 GAL CERCIDIUM X 'DESERT MUSEUM' DESERT MUSEUM PALO VERDE 15 GAL CERCIS CANADENSIS `FOREST PANSY` FOREST PANSY EASTERN REDBUD 15 GAL CUPANIOPSIS ANACARDIOIDES CARROTWOOD 15 GAL LAURUS X 'SARATOGA' SARATOGA HYBRID LAUREL 15 GAL LOPHOSTEMON CONFERTUS BRISBANE BOX 15 GAL PLATANUS RACEMOSA CALIFORNIA SYCAMORE 15 GAL PODOCARPUS GRACILIOR FERN PINE 15 GAL PRUNUS CAROLINIANA `MONUS` BRIGHT `N TIGHT CAROLINA CHERRY LAUREL 15 GAL RHAPHIOLEPIS X 'MONTIC' MAJESTIC BEAUTY INDIAN HAWTHORN 15 GAL STRELITZIA NICOLAI GIANT BIRD OF PARADISE 15 GAL TECOMA STANS YELLOW BELLS 15 GAL X CHITALPA TASHKENTENSIS CHITALPA 15 GAL PLANT SCHEDULE SHRUBS AEONIUM URBICUM DINNER PLATE AEONIUM 5 GAL AGAVE X 'BLUE FLAME' BLUE FLAME AGAVE 5 GAL ALOE X `BLUE ELF` BLUE ELF ALOE 1 GAL BACCHARIS PILULARIS 'PIGEON POINT' PIGEON POINT COYOTE BRUSH 5 GAL BOUGAINVILLEA X 'ROSENKA' ROSENKA BOUGAINVILLEA 5 GAL BOUTELOUA GRACILIS 'BLONDE AMBITION' BLONDE AMBITION BLUE GRAMA 1 GAL CAREX DIVULSA EUROPEAN GREY SEDGE 1 GAL CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM 5 GAL DIANELLA REVOLUTA 'LITTLE REV' LITTLE REV FLAX LILY 1 GAL HEMEROCALLIS X HYBRID DAYLILY 5 GAL LANTANA X 'NEW GOLD' NEW GOLD LANTANA 1 GAL LAVANDULA STOECHAS SPANISH LAVENDER 1 GAL LIGUSTRUM JAPONICUM 'TEXANUM' TEXAS JAPANESE PRIVET 5 GAL LOMANDRA LONGIFOLIA 'BREEZE' BREEZE MAT RUSH 1 GAL MUHLENBERGIA CAPILLARIS 'PINK CLOUD' PINK CLOUD PINK MUHLY GRASS 1 GAL MUHLENBERGIA RIGENS DEER GRASS 5 GAL RHAMNUS CALIFORNICA `EVE CASE` EVE CASE COFFEEBERRY 5 GAL ROSA X 'RED FLOWER CARPET' RED CARPET ROSE 2 GAL SALVIA GREGGII AUTUMN SAGE 1 GAL SALVIA X 'ALLEN CHICKERING' ALLEN CHICKERING SAGE 5 GAL SENECIO MANDRALISCAE BLUE FINGERS 1 GAL STRELITZIA REGINAE BIRD OF PARADISE 5 GAL WESTRINGIA X 'MUNDI' MUNDI WESTRINGIA 5 GAL PLANT SCHEDULE PLANT SCHEDULE VINEYARD CROSSING RANCHO CUCAMONGA, CA OVERALL SITE PLAN L-1 Sheet List Table Sheet Number Sheet Title L-1 OVERALL SITE PLAN L-2 L-3 ENLARGEMENTS ENLARGEMENTS VICINITY MAP NTS NORTH 15 SITE BASE LINE RD ET I W A N D A A V E EA S T A V E IRRIGATION CONCEPT NOTE: THE IRRIGATION DESIGN WILL INCORPORATE THE LATEST IN SMART IRRIGATION TECHNOLOGIES. ALL NEW LANDSCAPE AREAS WILL INCLUDE HIGH EFFICIENCY, LOW WATER USE IRRIGATION EQUIPMENT AND METHODS. A SMART IRRIGATION CONTROLLER WITH A RAIN SHUT OFF DEVICE WILL ALSO BE INCORPORATED. BARK MULCH WILL BE USED TO RETAIN MOISTURE AND REDUCE EVAPORATION AND AN IRRIGATION SCHEDULE WILL BE PROVIDED TO PROGRAM THE CONTROLLER. TWO IRRIGATION SCHEDULES SHALL BE PREPARED, ONE FOR PLANT ESTABLISHMENT AND ONE FOR MAINTENANCE. ALL NEW IRRIGATION SYSTEMS WILL COMPLY WITH ALL CURRENT LANDSCAPE GUIDELINES. LANDSCAPE CONCEPT NOTE: THIS LANDSCAPE WILL CONSIST OF CALIFORNIA-FRIENDLY, LOW AND MEDIUM WATER USE PLANT MATERIAL. ALL PLANTS HAVE BEEN CHOSEN FROM THE LOW OR MEDIUM WATER USE CATEGORY ACCORDING TO WUCOLS. PLANTS HAVE BEEN CHOSEN TO CREATE A UNIFORM THEME ACROSS THE SITE CONSISTING OF MEDITERRANEAN AND CALIFORNIA FRIENDLY PLANT MATERIAL. MAINTENANCE AND LONGEVITY OF PLANT MATERIAL HAS BEEN TAKEN INTO CONSIDERATION. ROOT PANELS AND BARRIERS WILL BE UTILIZED ON ALL TREES NECESSARY, CONSISTENT WITH ALL STANDARDS AND SPECIFICATIONS. A 3" LAYER OF BARK MULCH WILL BE USED IN ALL LANDSCAPE AREAS. ALL LANDSCAPE AREAS WILL CONFORM TO ALL CURRENT LANDSCAPE GUIDELINES. BASELINE ROAD AVIARY DRIVE SH E L B Y P L A C E ET I W A N D A A V E N U E POOL AND PARK ENLARGEMENT SEE SHEET L-2 TYPICAL COURTYARD ENLARGEMENT SEE SHEET L-2 PASEO PASEO POCKET PARK COURTYARD ENLARGEMENTS SEE SHEET L-3 COURTYARD ENLARGEMENT SEE SHEET L-4 COMMERCAL ENLARGEMENT SEE SHEET L-5 L-4 ENLARGEMENTS L-5 L-6 ENLARGEMENTS WALL & FENCE PLAN COURTYARD ENLARGEMENT SEE SHEET L-4 TOTAL EXISTING SITE AREA: 429,721 SF TOTAL EXISTING IMPERVIOUS AREA: 0 SF TOTAL PROPOSED IMPERVIOUS AREA: 346,698 SF 0'40'80'120'NORTH PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) T R T R 13 157156155154153152 EV 8050 XOX 112113114115116117 111110109108107 NORTH 20'30'0'10' INDEX MAP NTS BASE LINE ROAD SH E L B Y P L A C E ET I W A N D A A V E N U E VINEYARD CROSSING RANCHO CUCAMONGA, CA CURRENT SHEET POOL AND PARK ENLARGEMENT TYPICAL 11 PLEX W/ RETAINING WALLS COURTYARD ENLARGEMENT ENLARGEMENTS L-2 LEGEND: 1.PLAYGROUND SURFACING 2.PLAYGROUND EQUIPMENT 3.PICNIC TABLES 4.BARBECUE STATION 5.TRASH RECEPTACLES 6.POOL 7.SPA 8.LOUNGE POOL SEATING 9.OVERHEAD STRUCTURE 10.BICYCLE RACK 11.TRASH ENCLOSURE 12.DECORATIVE UNIT PAVER VEHICULAR PAVING 13.6'-0" TALL STEEL FENCE 14.STUCCO RETAINING WALL 15.STEPS W/ HANDRAILS 16.ACCENT CONCRETE 17.42" TALL DECORATIVE STEEL FENCE 18.6'-0" TALL VINYL FENCE 19.SEATING 20.BENCH 21.ARTIFICIAL TURF 22.DECORATIVE UNIT PAVERS 23.DECORATIVE POOL DECK 24.8'-0" TALL STUCCO WALL 25.36" TALL STUCCO GARDEN WALL 2 6 8 9 24 7 5 3 54 16 4 3 11 14 21 20 12 1 10 13 2219 11 17 15 14 23 23 2516 PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) 80 50 XO X 80 50 XO X 68 69 70 71 66 67 65 80 50 XO X 51 52 54 53 46 47 48 49 50 NORTH 20'30'0'10' INDEX MAP NTS BASE LINE ROAD SH E L B Y P L A C E ET I W A N D A A V E N U E VINEYARD CROSSING RANCHO CUCAMONGA, CA TYPICAL 7 PLEX COURTYARD ENLARGEMENT TYPICAL 9 PLEX AT PORTAL COURTYARD ENLARGEMENT ENLARGEMENTS L-3 CURRENT SHEET LEGEND: 1.TRASH ENCLOSURE 2.STUCCO RETAINING WALL 3.ACCENT CONCRETE 4.42" TALL DECORATIVE STEEL FENCE 5.6'-0" TALL VINYL FENCE 6.SEATING 7.BENCH 8.ARTIFICIAL TURF 9.DECORATIVE UNIT PAVERS 10.36" TALL STUCCO GARDEN WALL 11.STEPS W/ HANDRAILS 1 3 9 6 8 10 4 2 5 10 6 7 9 11 3 3 PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) 80 50 XO X 169 170 167 168 175 174 173 172 171 80 50 XO X 7 8 9 10 11 1213 14 15 16 17 NORTH 20'30'0'10' INDEX MAP NTS BASE LINE ROAD SH E L B Y P L A C E ET I W A N D A A V E N U E VINEYARD CROSSING RANCHO CUCAMONGA, CA TYPICAL 9 PLEX COURTYARD ENLARGEMENT ENLARGEMENTS L-4 CURRENT SHEET TYPICAL 11 PLEX AT PORTAL COURTYARD ENLARGEMENT LEGEND: 1.STUCCO RETAINING WALL 2.ACCENT CONCRETE 3.42" TALL DECORATIVE STEEL FENCE 4.6'-0" TALL VINYL FENCE 5.SEATING 6.BENCH 7.BARBECUE 8.ARTIFICIAL TURF 9.DECORATIVE UNIT PAVERS 10.36" TALL STUCCO GARDEN WALL 11.STEPS W/ HANDRAILS 10 97 8 6 5 4 2 3 11 5 8 6 9 10 4 1 2 2 PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) 1 2 3 4 5 6 EV RDY EV RDY EV RDY EV RDY EV RDY EV RDY EV EV NORTH 20'30'0'10' INDEX MAP NTS BASE LINE ROAD SH E L B Y P L A C E ET I W A N D A A V E N U E VINEYARD CROSSING RANCHO CUCAMONGA, CA COMMERCIAL ENLARGEMENT ENLARGEMENTS L-5 CURRENT SHEET LEGEND: 1.TRASH ENCLOSURE 2.STUCCO RETAINING WALL 3.ACCENT CONCRETE 4.42" TALL DECORATIVE STEEL FENCE 5.SEATING 6.BENCH 7.DECORATIVE UNIT PAVERS 8.DECORATIVE LINEAR PAVERS 9.STEPS W/ HANDRAILS 10.POTTERY 11.ENTRY MONUMENT WALL 12.BICYCLE RACK 1 3 4 11 93 6 5 7 8 10 2 2 4 12 SH E L B Y P L A C E BASELINE ROAD PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) 3 3 CR 316/58 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010) MB 345/37-39 (2015)CR 316/58 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010) MB 345/37-39 (2015) 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 80 50 XO X 8050XOX8050XOX 8050XOX8050XOX 80 50 XO X 8050XOX 8050XOX 80 50 XO X 80 50 XO X 80 50 XO X T R T R 1 2 3 4 5 67 8 9 10 11 12 22 21 20 19 18 13 14 15 16 17 23 24 25 26 27 59 58 57 56 55 64 63 62 61 60 87 86 89 88 176 177 178 179 180 33 34 42 43 51 52 160 161 169 170 167 168 175 174 173 172 171 36 35 28 29 30 31 32 45 44 37 38 39 40 41 54 53 46 47 48 49 50 68 69 70 71 66 67 73 74 80 81 65 72 79 75 76 77 78 82 83 84 85 158 162 163 164 165 166 159 909192939495 157156155154153152 141142143144145146 130131132133134135 101102103104105106 112113114115116117 151150149148147 139138137136111110109108107 10099989796 119118 121120 123122 125124 127126 129128 140 EV RDY EV RDY EV RDY EV RDY EV RDY EV RDY EV EV EV WALL AND FENCE LEGEND CODE/SYMBOL DESCRIPTION 6'-0" TALL SPLIT-FACE DECORATIVE BLOCK WALL W/ 2" THICK SPLIT-FACE CAP 6'-6" TALL SPLIT-FACE BLOCK PILASTER W/ 4" THICK SPLIT-FACE CAP 6-0" TALL VINYL FENCE 3'-6" TALL DECORATIVE TUBULAR STEEL FENCE 3-0" WIDE VINYL GATE, COLOR TAN 6'-0" TALL TUBULAR STEEL FENCE 0"-3'-0" STUCCO RETAINING WALL 3'-0" TALL STUCCO GARDEN WALL 8'-0" TALL STUCCO WALL 6'-0" TALL PROJECT ENTRY MONUMENT WALL 6'-0" TALL TUBULAR STEEL FENCE ABOVE RETAINING WALL (4'-0" MAXIMUM HEIGHT) 6'-0" BLOCK WALL ABOVE VARYING HEIGHT RETAINING WALL (9'-0" MAXIMUM HEIGHT) W-01 W-02 W-04 W-05 W-03 W-06 W-07 W-08 W-09 W-10 W-11 W-12 VINEYARD CROSSING RANCHO CUCAMONGA, CA WALL & FENCE PLAN L-6 BASELINE ROAD AVIARY DRIVE SH E L B Y P L A C E ET I W A N D A A V E N U E 0'40' 80' 120'NORTH W-01, W-02 & W-12 6'-0" TALL SPLIT-FACE DECORATIVE BLOCK WALL W/ 2" THICK SPLIT-FACE CAP W-03 6-0" TALL VINYL FENCE W-05 3'-0" WIDE VINYL GATE, COLOR TAN W-07, W-08 & W-19 STUCCO WALL, HEIGHT VARIES W-10 6'-0" TALL PROJECT ENTRY MONUMENT WALL W-06 & W-11 6'-0" TALL TUBULAR STEEL FENCE W-10 6'-0" TALL PROJECT ENTRY MONUMENT WALL W-04 3'-6" TALL DECORATIVE TUBULAR STEEL FENCE PAVING NOTE: CONCRETE AND PAVING WILL BE IN COMPLIANCE WITH 17.120.020(E)(1) TI T L E S H E E T NH E T I W A N D A , L L C Pr e p a r e d F o r : Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e T1 TENTATIVE TRACT MAP NO. 20790 IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA VICINITY MAP METROLINK I-1O FREEWAY 210 FREEWAY I-15FREEWAY M.B. 335/79-83 TRACT NO. 18806 SHELBY PLACE BASELINE ROAD ETIWANDA AVENUE M.B. 335/79-83 TRACT NO. 18806 APN 0227-131-10 APN 0227-131-20 APN 0227-131-33 APN 0227-131-15APN 0227-131-27 APN 0227-131-19 M.B. 262/89-91 TRACT NO. 13052 BENCHMARK: UTILITY NOTIFICATION LIST: ASSESSOR'S PARCEL NO: ENGINEER: OWNER/DEVELOPER: LEGAL DESCRIPTION: SHEET INDEX: LEGEND: AREA CALCULATIONS: PRIVATE MAIN ENTRANCEETIWANDA AVENUE SITE COLLECTOR STREET - 88' R/W BASELINE ROAD SITE ARTERIAL ROADWAY - 120' R/W SHELBY PLACE SITE LOCAL STREET AVIARY DRIVE WINDROW DRIVE BASIS OF BEARINGS: APN 0227-131-09 FOR CONDOMINIUM PURPOSES VI N E Y A R D C R O S S I N G ENGINEER'S NOTES: LOT 1 LOT 2 GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL NH E T I W A N D A , L L C Pr e p a r e d F o r : VI N E Y A R D C R O S S I N G Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e T2 TENTATIVE TRACT MAP NO. 20790IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA BASELINE ROAD APN 0227-131-39 APN 0227-131-17 APN 0227-131-19 APN 0227-131-20 APN 0227-131-46 APN 0227-131-50 APN 0227-131-51 APN 0227-131-10 APN 0227-131-15APN0227-131-27 APN 0227-131-33 SHELBY PLACE TRACT NO. 18806 M.B. 335/79-83 TRACT NO. 18806 M.B. 335/79-83 ETIWANDA AVENUE AVIARY DRIVE M.B. 262/89-91 TRACT NO. 13052 APN 0227-131-09 WINDROW DRIVE FOR CONDOMINIUM PURPOSES LOT 2 LOT 1 APN 0227-131-38 GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD GREEN ± 11,000 SF POCKET PARK ± 1,000 SF TI T L E S H E E T Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C TENTATIVE TRACT MAP NO. 20790 IN THE CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA VICINITY MAP METROLINK I-1O FREEWAY 210 FREEWAY I-15FREEWAY M.B. 335/79-83 TRACT NO. 18806 SHELBY PLACE BASELINE ROAD ETIWANDA AVENUE M.B. 335/79-83 TRACT NO. 18806 APN 0227-131-10 APN 0227-131-20 APN 0227-131-33 APN 0227-131-15APN 0227-131-27 APN 0227-131-19 M.B. 262/89-91 TRACT NO. 13052 BENCHMARK: UTILITY NOTIFICATION LIST: ASSESSOR'S PARCEL NO: ENGINEER: ABBREVIATIONS: OWNER/DEVELOPER: LEGAL DESCRIPTION: SHEET INDEX: LEGEND: RAW EARTHWORK: AREA CALCULATIONS: PRIVATE MAIN ENTRANCE ETIWANDA AVENUE SITE COLLECTOR STREET - 88' R/W HOUSE/ GARAGE HOUSE/ GARAGE PRIVATE STREETSHELBY PLACE SITE LOCAL STREET TYPICAL PRIVATE ALLEY DRIVE WINDROW DRIVE BASIS OF BEARINGS: APN 0227-131-09 FOR CONDOMINIUM PURPOSES PROPOSEDRETAIL BUILDINGENGINEER'S NOTES: SECTION "A" SECTION "B" SECTION "C" PROPOSED UNIT SECTION "D" SECTION "E" SECTION "F" PROPOSED UNIT SECTION "G" VI N E Y A R D C R O S S I N G TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 CONCEPTUAL GRADING PLAN PROPOSED UNITPROPOSED UNIT PROPOSED UNIT PROPOSED UNIT PROPOSED UNIT C1 BASELINE ROAD SITE ARTERIAL ROADWAY - 120' R/W BASELINE ROAD SITE SECTION "K" BASELINE ROAD SECTION "L" SITE ARTERIAL ROADWAY - 120' R/W ARTERIAL ROADWAY - 120' R/W SECTION "N" SECTION "M" AVIARY NOTE: Note: Concrete and paving will be in compliance with 17.120.020(E)(1) GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD GREEN ± 11,000 SF POCKET PARK ± 1,000 SF Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C VI N E Y A R D C R O S S I N G TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 C2 M.B. 262/89-91 TRACT NO. 13052 APN 0227-131-20 ETIWANDA AVENUE BASELINE ROAD M.B. 335/79-83 TRACT NO. 18806 M.B. 335/79-83 TRACT NO. 18806 APN 0227-131-33APN0227-131-27 APN 0227-131-15 APN 0227-131-10 APN 0227-131-19 APN 0227-131-09 WINDROW DRIVE SHELBY PLACE AVIARY DRIVE 3-STORY ROW HOUSE 3-STORY COURTYARD SECTION "H" BASELINE AVENUE SECTION "J" PROPOSED UNIT ETIWANDA AVENUE PROPOSED UNIT GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD GREEN ± 11,000 SF POCKET PARK ± 1,000 SF Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C C3 ETIWANDA AVENUE BASELINE ROAD M.B. 335/79-83 TRACT NO. 18806 M.B. 335/79-83 TRACT NO. 18806 APN 0227-131-33APN0227-131-27 APN 0227-131-15 APN 0227-131-10APN0227-131-20 APN 0227-131-19 M.B. 262/89-91 TRACT NO. 13052 AVIARY DRIVE SHELBY PLACE WINDROW DRIVE APN 0227-131-09 CO N C E P T U A L U T I L I T Y TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 VI N E Y A R D C R O S S I N G APN 0227-131-20 Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C C4 BENCHMARK: RAW EARTHWORK: OWNER/DEVELOPER: ASSESSOR'S PARCEL NO: VI N E Y A R D C R O S S I N G TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 SHELBY PLACE BASELINE ROAD ETIWANDA AVENUE AVIARY DRIVE WINDROW DRIVE BMP LIST: LEGEND: SITE LATITUDE & LONGITUDE Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C C5 VI N E Y A R D C R O S S I N G ST R U C T U R A L / T R E A T M E N T B M P D E T A I L S TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 Pr e p a r e d B y : Ro b e r t K . A l l a r d , R . C . E . 8 5 3 4 9 D a t e Pr e p a r e d F o r : NH E T I W A N D A , L L C VI N E Y A R D C R O S S I N G TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 CU T & F I L L E X H I B I T C6 VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 C7 PLANNING COMMISSION 0 75 150 300 BASELINE RD. 660' 660' 660 ' 660 ' PROJECT BOUNDARY ET I W A N D A A V E . SH E L B Y P L . SU N N Y S I D E P L . FO R E S T E R P L . AC O R N P L . RILEY CT. COLONIAL CT. EM M E T T W A Y COLONNADE DR. CRAIG DR. PI O N E E R P L . WA N O N A PL . PACIFIC ELECTRIC INLAND EMPIRE TRAIL SD SD SD S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W S S SW S S SW S S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S S S APN: 22769308 APN: 22780224 APN: 22769350APN: 22780206 APN: 22769307 APN: 22780225 APN: 22769351APN: 22769318APN: 22780205 APN: 22769315 APN: 22769352APN: 22769317 APN: 22780226 APN: 22769306APN: 22780204 APN: 22769316 APN: 22769353 APN: 22780227 APN: 22769305APN: 22780203 APN: 22769354 APN: 22713119 APN: 22769355 APN: 22769304 APN: 22780228 APN: 22780202 APN: 22769356 APN: 22713151 Vacant APN: 22713146 Vacant APN: 22769357 APN: 22769359 APN: 22780201 APN: 22769303 APN: 22780229 APN: 22713139 Vacant APN: 22780230 APN: 22769302 APN: 22780231 APN: 22769301APN: 22780233 APN: 22713117 Vacant APN: 22780232 APN: 22713154 Vacant APN: 108907128 Pacific Electric Trail APN: 22713110 APN: 22713138 Vacant APN: 22713120 Education APN: 22769319 APN: 22780219APN: 22780211 APN: 22780216 APN: 22780215APN: 22780214 APN: 22713133 APN: 22713115 Education APN: 22713124 Education APN: 22780210 APN: 22713123 Education APN: 22769322 APN: 22769323 APN: 22769324 APN: 22769325 APN: 22769326 APN: 22780220 APN: 22780209 APN: 22780213 APN: 22713125 Education APN: 22713126 Education APN: 22780208 APN: 22780221 APN: 22780218 APN: 22769321 APN: 22769311 APN: 22769310 APN: 22780212 APN: 22769348APN: 22713127 Education APN: 22780207 APN: 22780222APN: 22713132 APN: 22769320 APN: 22769312APN: 22769309 APN: 22780223 APN: 22769349 APN: 22712155 Vacant APN: 109038101 APN: 109038102 APN: 109038103 APN: 109038104 APN: 109038105 APN: 109038106 APN: 109038110 APN: 109038124 APN: 109038122 APN: 109038126 APN: 109038127 APN: 109038128 APN: 109038129 APN: 109038130 APN: 109038131 APN: 109038125 APN: 109038111 APN: 109038121 APN: 109038119 APN: 109038116 APN: 109038115 APN: 109038118 APN: 109038117 APN: 109038114 APN: 109038113 APN: 109038112 APN: 109038120 APN: 109038107 APN: 109038108 APN: 109038109 APN: 109038123 APN: 108959273 APN: 108959272 APN: 108959207 APN: 108960227 APN: 108960230 APN: 108960204 APN: 108960231 APN: 108960232 APN: 108959261 APN: 108959217 APN: 108959301 Vacant APN: 108960233 APN: 108960201 APN: 108960203 APN: 108960202 APN: 108959277 APN: 108959268 APN: 108959265 APN: 108959274 APN: 108959271 APN: 108959262 APN: 108959216 APN: 108959280 APN: 108960228 APN: 108960210 APN: 108960209 APN: 108960208 APN: 108960207 APN: 108960206 APN: 108959278 APN: 108959267 APN: 108959266 APN: 108960226 APN: 108960205 APN: 108959275 APN: 108959270 APN: 108959263 APN: 108960225 APN: 108960224 APN: 108960223 APN: 108960222 APN: 108960221 APN: 108960220 APN: 108960219 APN: 108960218 APN: 108960217 APN: 108959302 General Office APN: 108959215 APN: 108959281 APN: 108959211 APN: 108959260 APN: 108959218 APN: 108960211 APN: 108960212 APN: 108960213 APN: 108960214 APN: 108960215 APN: 108960216 APN: 108959276 APN: 108959269 APN: 108959264 APN: 108960229 APN: 108959214 APN: 108959209 APN: 108959279APN: 108959203 APN: 108959205 APN: 110005107APN: 110001139 APN: 110001138 APN: 110001133 APN: 110001201 Vacant APN: 110001205 Vacant APN: 110001137 APN: 110001136 APN: 110001135 APN: 110001134 APN: 110001128 APN: 110001127 APN: 110001124 APN: 110001204 Vacant APN: 110001131 APN: 110001130 APN: 110001129 APN: 110001126 APN: 110001125 APN: 110001208 Vacant APN: 110001148 APN: 110001115 APN: 110005104 APN: 110001114APN: 110001113 APN: 110001112APN: 110001111 APN: 110001110 APN: 110001109 APN: 110001202 Vacant APN: 110001159 APN: 110001158 APN: 110001108 APN: 110001206 Vacant APN: 110001157 APN: 110005105 APN: 110001146 APN: 110001145APN: 110001147 APN: 110001151APN: 110001150 APN: 110001152 APN: 110001153 APN: 110001140 APN: 110001144 APN: 110001143 APN: 110001142 APN: 110001141 APN: 110001149 APN: 110001156 APN: 110001155 APN: 110001154 APN: 110001122 APN: 110001203 Vacant APN: 110001122 APN: 110005181 APN: 110001132 APN: 110001207 Vacant APN: 110002150 APN: 110002157 APN: 110002151 APN: 108959213 APN: 108959212 APN: 22769327 APN: 22780217 APN: 110001167- 110001172 APN: 110001173- 110001178 APN: 110001179- 110001184 APN: 110001185- 110001190 APN: 110005249- 110005260 APN: 110001123 APN: 110001161- 110001166 APN: 110001109- 110001132 APN: 110005237- 110005248 APN: 110005225- 110005236 APN: 110005213- 110005224 APN: 110005201- 110005212 APN: 110005159- 110005170 APN: 110005134- 110005157 APN: 22769358 APN: 22769314 APN: 22769313 APN: 110001209 Vacant APN: 22713150 Vacant APN: 110001160 APN: 108959204 APN: 108959206 APN: 108959208 APN: 108959210 APN: 22713109 Vacant APN: 109038132 Vacant SITE UTILIZATION MAP ETIWANDA AVENUE AND BASELINE ROAD RANCHO CUCAMONGA, CA Review | 2024126 | 05-30-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 75 150 300 C-1 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. Owner: NH Etiwanda LLC 500 Newport Center Drive, Suite 570 Newport Beach, CA 92660 APN: 22713117 22713146 22713139 22713150 22713138 22713151 General Notes: Existing Zoning: CE1-Center 1 Zone (Form Base Code) Proposed Zoning: CE1-Center 1 Zone (Form Base Code) Existing Land Use: C-Traditional Town Center Proposed Land Use: C-Traditional Town Center Boundary Ex. Lot line Street Centerline 660-Foot Radius Ex. Storm Drain Ex. Sewer Ex. Water LEGEND: SD SD S S W SITE UTILIZATION MAP VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 C8 PLANNING COMMISSION 0 75 150 300 1 2 3 4 5 67 8 9 10 11 12 22 21 20 19 18 13 14 15 16 17 23 24 25 26 27 59 58 57 56 55 64 63 62 61 60 87 86 89 88 176 177 178 179 180 33 34 42 43 51 52 160 161 169 170 167 168 175 174 173 172 171 36 35 28 29 30 31 32 45 44 37 38 39 40 41 54 53 46 47 48 49 50 68 69 70 71 66 67 73 74 80 81 65 72 79 75 76 77 78 82 83 84 85 158 162 163 164 165 166 159 909192939495 157156155154153152 141142143144145146 130131132133134135 101102103104105106 112113114115116117 151150149148147 139138137136111110109108107 10099989796 119118 121120 123122 125124 127126 129128 140 BASELINE RD. 660' 660' 660 ' 660 ' PROJECT BOUNDARY ET I W A N D A A V E . SH E L B Y P L . SU N N Y S I D E P L . FO R E S T E R P L . AC O R N P L . RILEY CT. COLONIAL CT. EM M E T T W A Y COLONNADE DR. CRAIG DR. PI O N E E R P L . WA N O N A PL . PACIFIC ELECTRIC INLAND EMPIRE TRAIL SD SD SD S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W S S SW S S SW S S SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD S S S APN: 22769308 APN: 22780224 APN: 22769350APN: 22780206 APN: 22769307 APN: 22780225 APN: 22769351APN: 22769318APN: 22780205 APN: 22769315 APN: 22769352APN: 22769317 APN: 22780226 APN: 22769306APN: 22780204 APN: 22769316 APN: 22769353 APN: 22780227 APN: 22769305APN: 22780203 APN: 22769354 APN: 22713119 APN: 22769355 APN: 22769304 APN: 22780228 APN: 22780202 APN: 22769356 APN: 22713151 Vacant APN: 22713146 Vacant APN: 22769357 APN: 22769359 APN: 22780201 APN: 22769303 APN: 22780229 APN: 22713139 Vacant APN: 22780230 APN: 22769302 APN: 22780231 APN: 22769301APN: 22780233 APN: 22713117 Vacant APN: 22780232 APN: 22713154 Vacant APN: 108907128 Pacific Electric Trail APN: 22713110 APN: 22713138 Vacant APN: 22713120 Education APN: 22769319 APN: 22780219APN: 22780211 APN: 22780216 APN: 22780215APN: 22780214 APN: 22713133 APN: 22713115 Education APN: 22713124 Education APN: 22780210 APN: 22713123 Education APN: 22769322 APN: 22769323 APN: 22769324 APN: 22769325 APN: 22769326 APN: 22780220 APN: 22780209 APN: 22780213 APN: 22713125 Education APN: 22713126 Education APN: 22780208 APN: 22780221 APN: 22780218 APN: 22769321 APN: 22769311 APN: 22769310 APN: 22780212 APN: 22769348APN: 22713127 Education APN: 22780207 APN: 22780222APN: 22713132 APN: 22769320 APN: 22769312APN: 22769309 APN: 22780223 APN: 22769349 APN: 22712155 Vacant APN: 109038101 APN: 109038102 APN: 109038103 APN: 109038104 APN: 109038105 APN: 109038106 APN: 109038110 APN: 109038124 APN: 109038122 APN: 109038126 APN: 109038127 APN: 109038128 APN: 109038129 APN: 109038130 APN: 109038131 APN: 109038125 APN: 109038111 APN: 109038121 APN: 109038119 APN: 109038116 APN: 109038115 APN: 109038118 APN: 109038117 APN: 109038114 APN: 109038113 APN: 109038112 APN: 109038120 APN: 109038107 APN: 109038108 APN: 109038109 APN: 109038123 APN: 108959273 APN: 108959272 APN: 108959207 APN: 108960227 APN: 108960230 APN: 108960204 APN: 108960231 APN: 108960232 APN: 108959261 APN: 108959217 APN: 108959301 Vacant APN: 108960233 APN: 108960201 APN: 108960203 APN: 108960202 APN: 108959277 APN: 108959268 APN: 108959265 APN: 108959274 APN: 108959271 APN: 108959262 APN: 108959216 APN: 108959280 APN: 108960228 APN: 108960210 APN: 108960209 APN: 108960208 APN: 108960207 APN: 108960206 APN: 108959278 APN: 108959267 APN: 108959266 APN: 108960226 APN: 108960205 APN: 108959275 APN: 108959270 APN: 108959263 APN: 108960225 APN: 108960224 APN: 108960223 APN: 108960222 APN: 108960221 APN: 108960220 APN: 108960219 APN: 108960218 APN: 108960217 APN: 108959302 General Office APN: 108959215 APN: 108959281 APN: 108959211 APN: 108959260 APN: 108959218 APN: 108960211 APN: 108960212 APN: 108960213 APN: 108960214 APN: 108960215 APN: 108960216 APN: 108959276 APN: 108959269 APN: 108959264 APN: 108960229 APN: 108959214 APN: 108959209 APN: 108959279APN: 108959203 APN: 108959205 APN: 110005107APN: 110001139 APN: 110001138 APN: 110001133 APN: 110001201 Vacant APN: 110001205 Vacant APN: 110001137 APN: 110001136 APN: 110001135 APN: 110001134 APN: 110001128 APN: 110001127 APN: 110001124 APN: 110001204 Vacant APN: 110001131 APN: 110001130 APN: 110001129 APN: 110001126 APN: 110001125 APN: 110001208 Vacant APN: 110001148 APN: 110001115 APN: 110005104 APN: 110001114APN: 110001113 APN: 110001112APN: 110001111 APN: 110001110 APN: 110001109 APN: 110001202 Vacant APN: 110001159 APN: 110001158 APN: 110001108 APN: 110001206 Vacant APN: 110001157 APN: 110005105 APN: 110001146 APN: 110001145APN: 110001147 APN: 110001151APN: 110001150 APN: 110001152 APN: 110001153 APN: 110001140 APN: 110001144 APN: 110001143 APN: 110001142 APN: 110001141 APN: 110001149 APN: 110001156 APN: 110001155 APN: 110001154 APN: 110001122 APN: 110001203 Vacant APN: 110001122 APN: 110005181 APN: 110001132 APN: 110001207 Vacant APN: 110002150 APN: 110002157 APN: 110002151 APN: 108959213 APN: 108959212 APN: 22769327 APN: 22780217 APN: 110001167- 110001172 APN: 110001173- 110001178 APN: 110001179- 110001184 APN: 110001185- 110001190 APN: 110005249- 110005260 APN: 110001123 APN: 110001161- 110001166 APN: 110001109- 110001132 APN: 110005237- 110005248 APN: 110005225- 110005236 APN: 110005213- 110005224 APN: 110005201- 110005212 APN: 110005159- 110005170 APN: 110005134- 110005157 APN: 22769358 APN: 22769314 APN: 22769313 APN: 110001209 Vacant APN: 22713150 Vacant APN: 110001160 APN: 108959204 APN: 108959206 APN: 108959208 APN: 108959210 APN: 22713109 Vacant APN: 109038132 Vacant SD SD S S W CONCEPTUAL MASTER PLAN ETIWANDA AVENUE AND BASELINE ROAD RANCHO CUCAMONGA, CA Review | 2024126 | 11-21-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 75 150 300 C-2 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. Owner: NH Etiwanda LLC 500 Newport Center Drive, Suite 570 Newport Beach, CA 92660 APN: 22713117 22713146 22713139 22713150 22713138 22713151 General Notes: Existing Zoning: CE1-Center 1 Zone (Form Base Code) Proposed Zoning: CE1-Center 1 Zone (Form Base Code) Existing Land Use: C-Traditional Town Center Proposed Land Use: C-Traditional Town Center Boundary Ex. Lot line Street Centerline 660-Foot Radius Ex. Storm Drain Ex. Sewer Ex. Water LEGEND: LAND USE: LOW DENSITY RESIDENTIAL FUTURE LAND USE: LOW DENSITY RESIDENTIAL LAND USE: MEDIUM DENSITY RESIDENTIAL FUTURE LAND USE: MEDIUM DENSITY RESIDENTIAL LAND USE: LOW DENSITY RESIDENTIAL FUTURE LAND USE: LOW DENSITY RESIDENTIAL LAND USE: LOW DENSITY RESIDENTIAL FUTURE LAND USE: LOW DENSITY RESIDENTIAL LAND USE: PUBLIC FACILITY FUTURE LAND USE: PUBLIC FACILITY / DRAINAGE LAND USE: MEDIUM DENSITY RESIDENTIAL FUTURE LAND USE: MEDIUM DENSITY RESIDENTIAL LAND USE: FREEWAY ON/OFF RAMP FUTURE LAND USE: FREEWAY ON/OFF RAMP LAND USE: VACANT FUTURE LAND USE: MEDIUM DENSITY RESIDENTIAL LAND USE: VACANT FUTURE LAND USE: COMMERCIAL CENTER LAND USE: PARK / SCHOOL FUTURE LAND USE: PARK / SCHOOL CONCEPTUAL MASTER PLAN VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 C9 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. AVIARY DR. WINDROW DR. SH E L B Y P L . T R T R 200'268' 401' 26' 26' 26' 26' 20'10'20' 26' T R T R 30.365 7.615 14.917 RANCHO CUCAMONGA FIRE COMMANDER 5400Overall Length 30.365ftOverall Width 8.417ftOverall Body Height 10.505ftMin Body Ground Clearance 0.935ftTrack Width 8.417ftLock-to-lock time 5.00s FIRE ACCESS PLAN VINEYARD CROSSING RANCHO CUCAMONGA, CA CITY SUBMITTAL 3 | 2024126 | 11-17-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 C-8 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. Ex. Fire Hydrant Proposed Fire Hydrant 150-Foot Radius FIRE ACCESS LEGEND: 26 ' 26' 120' R20'R20' RANCHO CUCAMONGA FIRE TURNAROUND FIRE ACCESS PLAN VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 C10 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. AVIARY DR. WINDROW DR. SH E L B Y P L . T R T R 200'268' 401' 26' 26' 26' 26' 20'10'20' 26' T R T R 32 5 18 4.516 20.258 BURRTEC TRASH COLLECTOROverall Length 32.000ftOverall Width 10.330ftOverall Body Height 12.376ftMin Body Ground Clearance 1.066ftTrack Width 8.600ftLock-to-lock time 4.00sWall to Wall Turning Radius 42.000ft TRASH LOCATION PLAN VINEYARD CROSSING RANCHO CUCAMONGA, CA CITY SUBMITTAL 3 | 2024126 | 11-17-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 C-9 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. TRASH DETAIL / LEGEND: RECYCLING COMPOST TRASH 8' 18.67' REAR MANDOOR AND ADA ACCESS 4.5' FRONT LOAD BIN ACCESS DOOR 4.5' FRONT LOAD BIN ACCESS DOOR TRASH LOCATION PLAN NOTE: SEE SHEET A-17 FOR TRASH ENCLOSURE ARCHITECTURAL DETAILS VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 P-1 PLANNING COMMISSION PROJECT INFORMATION Unit Unit SF Qty SF Total* Plan 1 1,451 23 33,373 Plan 3 1,874 10 18,740 Plan 4 1,967 13 25,571 SFD A 2,366 13 30,758 Duplex A 1,795 21 37,695 Duplex B 1,840 20 36,800 Unit Unit SF Qty SF Total* Plan 1 1,451 11 15,961 Plan 2 1,707 8 13,656 Plan 3 1,874 8 14,992 Plan 4 1,967 13 25,571 Plan 5 2,115 3 6,345 Duplex B 1,840 16 29,440 424,977 UNIT SUMMARY (COURTYARD) UNIT SUMMARY (ROWHOUSE) *RESIDENTIAL UNIT NET AREA *RESIDENTIAL UNIT NET AREA RESIDENTIAL BUILDING AREA (GSF)SFD A GSF Duplex A GSF RESIDENTIAL UNIT SUMMARY TOTAL COURTYARD TOTAL ROWHOUSE TOTAL RESIDENTIAL 224,088 105,965 330,053 *TOTAL RESIDENTIAL UNIT NET AREA Total Building GSF Summary Residential 424,977 Non-Residential 8,599 Total 433,576 Duplex B GSF 6-Plex Court GSF Gross Area: Unit Unit SF Qty SF Total* Plan 1 1,451 23 33,373 Plan 3 1,874 10 18,740 Plan 4 1,967 13 25,571 SFD A 2,366 13 30,758 Duplex A 1,795 21 37,695 Duplex B 1,840 20 36,800 Unit Unit SF Qty SF Total* Plan 1 1,451 11 15,961 Plan 2 1,707 8 13,656 Plan 3 1,874 8 14,992 Plan 4 1,967 13 25,571 Plan 5 2,115 3 6,345 Duplex B 1,840 16 29,440 Buildings Level 1 Level 2 Level 3 Total 1st Flr 986 Bldg. A 4,848 4,680 4,515 14,043 2nd Flr 937 Bldg. D 8,866 8,690 8,564 26,120 Bldg. G 4,680 4,618 4,507 13,805 1st Flr 1584 Bldg. H 4,680 4,618 4,507 13,805 2nd Flr 1575 Bldg. I 3,912 3,694 3,985 11,591 3rd Flr 1553 Bldg. K 5,761 5,609 5,563 16,933 Bldg. N 7,350 6,987 7,015 21,352 1st Flr 1616 Bldg. O 7,350 6,987 7,015 21,352 2nd Flr 1560 Bldg. P 3,912 3,694 3,985 11,591 3rd Flr 1505 Bldg. R 7,350 6,987 7,015 21,352 Bldg. U 3,912 3,694 3,985 11,591 1st Flr 4680 Bldg. V 3,912 3,694 3,985 11,591 2nd Flr 4618 Bldg. W 8,866 8,690 8,564 26,120 3rd Flr 4507 424,977 UNIT SUMMARY (COURTYARD) UNIT SUMMARY (ROWHOUSE) *RESIDENTIAL UNIT NET AREA *RESIDENTIAL UNIT NET AREA RESIDENTIAL BUILDING AREA (GSF)SFD A GSF Duplex A GSF RESIDENTIAL UNIT SUMMARY TOTAL COURTYARD TOTAL ROWHOUSE TOTAL RESIDENTIAL 224,088 105,965 330,053 *TOTAL RESIDENTIAL UNIT NET AREA Total Building GSF Summary Residential 424,977 Non-Residential 8,599 Total 433,576 Duplex B GSF 6-Plex Court GSF Gross Area: Unit Unit SF Qty SF Total* Plan 1 1,451 23 33,373 Plan 3 1,874 10 18,740 Plan 4 1,967 13 25,571 SFD A 2,366 13 30,758 Duplex A 1,795 21 37,695 Duplex B 1,840 20 36,800 Unit Unit SF Qty SF Total* Plan 1 1,451 11 15,961 Plan 2 1,707 8 13,656 Plan 3 1,874 8 14,992 Plan 4 1,967 13 25,571 Plan 5 2,115 3 6,345 Duplex B 1,840 16 29,440 Buildings Level 1 Level 2 Level 3 Total 1st Flr 986 Bldg. A 4,848 4,680 4,515 14,043 2nd Flr 937 Bldg. D 8,866 8,690 8,564 26,120 Bldg. K 5,761 5,609 5,563 16,933 Bldg. R 7,350 6,987 7,015 21,352 424,977 UNIT SUMMARY (COURTYARD) UNIT SUMMARY (ROWHOUSE) *RESIDENTIAL UNIT NET AREA *RESIDENTIAL UNIT NET AREA RESIDENTIAL BUILDING AREA (GSF)SFD A GSF Duplex A GSF RESIDENTIAL UNIT SUMMARY TOTAL COURTYARD TOTAL ROWHOUSE TOTAL RESIDENTIAL 224,088 105,965 330,053 *TOTAL RESIDENTIAL UNIT NET AREA Total Building GSF Summary Residential 424,977 Non-Residential 8,599 Total 433,576 Duplex B GSF 6-Plex Court GSF Gross Area: Buildings Level 1 Level 2 Level 3 Total Buildings Level 1 Level 2 Level 3 Total Bldg. A 2,103 4,680 4,515 11,298 Bldg. Y 8,100 0 0 8,100 Bldg. B 2,103 4,680 4,515 11,298 Pool Bldg 499 0 0 499 Bldg. C 3,549 8,690 8,564 20,803 8,599 Bldg. D 3,549 8,690 8,564 20,803 408,157 0.02 Bldg. F 3,549 8,690 8,564 20,803 Bldg. G 1,853 4,618 4,507 10,978 Bldg. L 2,276 5,609 5,563 13,448 Bldg. M 1,402 3,120 3,010 7,532 Bldg. O 3,023 6,987 7,015 17,025 Bldg. P 1,475 3,694 3,985 9,154 Bldg. Q 1,475 3,694 3,985 9,154 Bldg. R 3,023 6,987 7,015 17,025 Bldg. S 3,023 6,987 7,015 17,025 Bldg. T 3,023 6,987 7,015 17,025 Bldg. U 1,475 3,694 3,985 9,154 Bldg. V 1,475 3,694 3,985 9,154 Bldg. W 3,549 8,690 8,564 20,803 338,316 408,157 0.83 497 Non-Residential F.A.R. Gross Building Area: Residential F.A.R. F.A.R. (Excludes Garages): Gross Building Area: Gross Site Area: Buildings Level 1 Level 2 Level 3 Total Buildings Level 1 Level 2 Level 3 Total Bldg. A 2,103 4,680 4,515 11,298 Bldg. Y 8,100 0 0 8,100 Bldg. B 2,103 4,680 4,515 11,298 Pool Bldg 499 0 0 499 Bldg. C 3,549 8,690 8,564 20,803 8,599 Bldg. D 3,549 8,690 8,564 20,803 408,157 Bldg. E 3,549 8,690 8,564 20,803 Bldg. F 3,549 8,690 8,564 20,803 Bldg. G 1,853 4,618 4,507 10,978 Bldg. K 2,276 5,609 5,563 13,448 Bldg. L 2,276 5,609 5,563 13,448 Bldg. M 1,402 3,120 3,010 7,532 Bldg. O 3,023 6,987 7,015 17,025 Bldg. P 1,475 3,694 3,985 9,154 Bldg. Q 1,475 3,694 3,985 9,154 Bldg. R 3,023 6,987 7,015 17,025 Bldg. S 3,023 6,987 7,015 17,025 Bldg. T 3,023 6,987 7,015 17,025 Bldg. U 1,475 3,694 3,985 9,154 Bldg. V 1,475 3,694 3,985 9,154 Bldg. W 3,549 8,690 8,564 20,803 338,316 408,157 0.83 Unit Level 1 Level 2 Level 3 Plan 1 109 70 0 Plan 1 100 70 0 Plan 2 190 84 0 Plan 3 211 84 0 Plan 4 162 80 0 Plan 5 322 0 109 Total 1094 388 109 497 Non-Residential F.A.R. Gross Building Area: Gross Site Area: F.A.R. (Excludes Garages): Duplex B 342 102 0 Duplex B 342 102 0Duplex B 342 94 0 Duplex B 342 94 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Total 2052 588 0 Total 2052 588 0 588 588 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 2869 846 109 Total 2812 846 109 955 955 955 955 497 497 Private Open Space: Building C Private Open Space: Building D Upper Level Private O.S.Upper Level Private O.S. Lot Coverage Lot Coverage (Rowhouse) Buildings Buildings Bldg. A Bldg. A Bldg. B Bldg. B Bldg. C Bldg. G Bldg. D Bldg. H Bldg. E Bldg. I Bldg. F Bldg. M Bldg. G Bldg. P Bldg. H Bldg. Q Bldg. I Bldg. U Bldg. J Bldg. V Bldg. K Bldg. X Bldg. L Total: 46,528 Bldg. M 408,157 11% Bldg. O Bldg. P Bldg. Q Bldg. S Bldg. T Bldg. U Bldg. W Total:153,490 408,157 3,912 7,350 7,350 7,350 3,912 Level 1 4,848 4,848 8,866 8,866 8,866 8,866 4,680 4,680 Lot Coverage: 3,912 3,912 4,680 3,912 8,866 4,680 8,100 499 Lot Coverage: 3,912 5,761 5,761 5,761 3,232 7,350 Gross Site Area: 7,350 3,912 Gross Site Area: Level 1 4,848 4,848 4,680 4,680 3,912 3,232 3,912 3,912 Lot Coverage Lot Coverage (Rowhouse) Total: 46,528 Bldg. M 408,157 Bldg. N Bldg. O Bldg. P Bldg. Q Bldg. R Bldg. S Bldg. T Bldg. U Bldg. V Bldg. W Total:153,490 408,157 3,912 7,350 7,350 7,350 3,912 Level 1 4,848 4,848 8,866 8,866 8,866 8,866 4,680 4,680 Lot Coverage: 3,912 3,912 4,680 Lot Coverage: 3,912 5,761 5,761 5,761 3,232 7,350 Gross Site Area: 7,350 3,912 Gross Site Area: Level 1 4,848 4,848 4,680 4,680 3,912 3,232 3,912 3,912 Key Map (N.T.S) BUILDING A BUILDING C BUILDING E BUILDING G BUILDING D BUILDING F BUILDING H BUILDING Y BU I L D I N G N BU I L D I N G O B U I L D I N G P B U I L D I N G X B U I L D I N G W BU I L D I N G V B U I L D I N G U BU I L D I N G T BU I L D I N G S B U I L D I N G R B U I L D I N G Q BU I L D I N G I BU I L D I N G J B U I L D I N G K B U I L D I N G L BU I L D I N G M BUILDING B VINEYARD CROSSING RANCHO CUCAMONGA, CA GROSS LAND AREA: 9.37 ACRES TOTAL UNITS: 180 DU DENSITY: 18.9 DU/AC NON-RESIDENTIAL F.A.R.: 0.02 RESIDENTIAL F.A.R.: 0.83 LOT COVERAGE: 38% BUILDING TYPE: MAINSTREET: 1-STORY WITH 12’ CEILING HEIGHT AT LEVEL 1 COURTYARD: 3-STORY WITH SIDE BY SIDE GARAGE ROWHOUSE: 3-STORY WITH SIDE BY SIDE GARAGE PROJECT DESCRIPTION Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Duplex B 342 94 0 Duplex B 342 94 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 94 0 Duplex B 342 94 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Total 2052 588 0 Total 2052 588 0 588 588 955 955 955 955 497 497 Private Open Space: Building C Private Open Space: Building D Private Open Space: Building E Private Open Space: Building F Private Open Space: Building A Private Open Space: Building B Upper Level Private O.S.Upper Level Private O.S. Duplex B 342 94 0 Duplex B 342 94 0Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 94 0 Duplex B 342 94 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Duplex B 342 102 0 Total 2052 588 0 Total 2052 588 0 588 588 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 2869 846 109 Total 2812 846 109 955 955 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 2 84 0 Plan 2 84 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 2869 846 109 Total 2812 846 109 955 955 497 497 Private Open Space: Building C Private Open Space: Building D Private Open Space: Building E Private Open Space: Building F Upper Level Private O.S.Upper Level Private O.S. Plan 5 0 109 Plan 5 0 109Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 2869 846 109 Total 2812 846 109 955 955 Plan 1 70 0 Plan 1 70 0 Plan 2 84 0 Plan 2 84 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 2869 846 109 Total 2812 846 109 955 955 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 222 70 0 Plan 1 158 70 0 Plan 1 188 70 0 Plan 1 140 70 0 Plan 2 294 84 0 Plan 2 296 84 0 Plan 3 322 84 0 Plan 3 370 84 0 Plan 4 283 80 0 Plan 4 279 80 0 Plan 5 222 0 109 Plan 5 217 0 109 Total 1531 388 109 Total 1460 388 109 497 497 Private Open Space: Building E Private Open Space: Building F Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S.Upper Level Private O.S. Private Open Space: Building H Upper Level Private O.S.Upper Level Private O.S. Private Open Space: Building G Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 2 84 0 Plan 2 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 5 0 109 Plan 5 0 109 Duplex B 102 0 Duplex B 102 0 Total 2248 677 109 Total 2272 677 109 786 786 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building VPrivate Open Space: Building U Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S. Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 5 0 109 Plan 5 0 109 Duplex B 102 0 Duplex B 102 0 Total 2248 677 109 Total 2272 677 109 786 786 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building V Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 2 84 0 Plan 2 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 5 0 109 Plan 5 0 109 Duplex B 102 0 Duplex B 102 0 Total 2248 677 109 Total 2272 677 109 786 786 Upper Level Private O.S. Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building V Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building VPrivate Open Space: Building U Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 5 0 109 Plan 5 0 109 Duplex B 102 0 Duplex B 102 0 Total 2248 677 109 Total 2272 677 109 786 786 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building VPrivate Open Space: Building U Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S.Upper Level Private O.S. Upper Level Private O.S.Upper Level Private O.S. Private Open Space: Building S Private Open Space: Building T Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 5 0 109 Plan 5 0 109 Duplex B 102 0 Duplex B 102 0 Total 2248 677 109 Total 2272 677 109 786 786 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Private Open Space: Building V Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 1 80 70 0 Plan 2 254 84 0 Plan 2 173 84 0 Plan 3 290 84 0 Plan 3 207 84 0 Plan 4 233 80 0 Plan 4 150 80 0 Plan 4 537 80 0 Plan 4 161 80 0 Total 1437 398 0 Total 771 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 75 70 0 Plan 1 75 70 0 Plan 2 171 84 0 Plan 2 167 84 0 Plan 3 196 84 0 Plan 3 196 84 0 Plan 4 145 80 0 Plan 4 133 80 0 Plan 4 130 80 0 Plan 4 138 80 0 Total 717 398 0 Total 709 398 0 398 398 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex A 85 0 Duplex A 85 0 SFD A 102 0 SFD A 102 0 Total 1720 496 109 Total 1720 496 109 605 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 3 84 0 Plan 4 80 0 Plan 4 80 0 Plan 5 0 109 Plan 5 0 109 Duplex A 75 0 Duplex A 75 0 Duplex B 94 0 Duplex B 94 0 Duplex B 102 0 Duplex B 102 0 SFD A 102 0 SFD A 102 0 Total 1994 677 109 Total 1994 677 109 786 786 786 786 Upper Level Private O.S. Private Open Space: Building N Private Open Space: Building O Upper Level Private O.S.Upper Level Private O.S. Buildings Level 1 Level 2 Level 3 Total Buildings Level 1 Level 2 Level 3 Bldg. A 2,103 4,680 4,515 11,298 Bldg. Y 8,100 0 0 Bldg. B 2,103 4,680 4,515 11,298 Pool Bldg 499 0 0 Bldg. C 3,549 8,690 8,564 20,803 Bldg. D 3,549 8,690 8,564 20,803 Bldg. F 3,549 8,690 8,564 20,803 Bldg. G 1,853 4,618 4,507 10,978 Bldg. K 2,276 5,609 5,563 13,448 Bldg. L 2,276 5,609 5,563 13,448 Bldg. M 1,402 3,120 3,010 7,532 Bldg. O 3,023 6,987 7,015 17,025 Bldg. P 1,475 3,694 3,985 9,154 Bldg. Q 1,475 3,694 3,985 9,154 Bldg. R 3,023 6,987 7,015 17,025 Bldg. S 3,023 6,987 7,015 17,025 Bldg. T 3,023 6,987 7,015 17,025 Bldg. U 1,475 3,694 3,985 9,154 Bldg. V 1,475 3,694 3,985 9,154 Bldg. W 3,549 8,690 8,564 20,803 338,316 408,157 0.83 Unit Level 1 Level 2 Level 3 Plan 1 109 70 0 Plan 1 100 70 0 Plan 2 190 84 0 Plan 3 211 84 0 Plan 4 162 80 0 Plan 5 322 0 109 Total 1094 388 109 497 Non-Residential F.A.R. Gross Building Area: Residential F.A.R. F.A.R. (Excludes Garages): Gross Site Area: Upper Level Private O.S. Private Open Space: Building X Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 5 0 109 Duplex A 75 0 Duplex A 85 0 SFD A 102 0 Total 2821 496 109 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 2 84 0 Plan 4 80 0 Plan 3 84 0 Plan 5 0 109 Plan 4 80 0 Duplex A 75 0 Plan 5 0 109 Duplex B 94 0 Duplex A 75 0 Duplex B 102 0 Duplex A 85 0 SFD A 102 0 Duplex B 94 0 Total 2224 677 109 Duplex B 102 0 786 SFD A 102 0 Total 2596 846 109 955 Unit Level 1 Level 2 Level 3 Duplex B 131 84 0 Total 462 304 0 304 Private Open Space: Building R Private Open Space: Building W Upper Level Private O.S. 102,085 Upper Level Private O.S. Upper Level Private O.S. Upper Level Private O.S. 15,481 Ground Level Private Open Space 44,414 Upper Level Private Open Space Upper Level Private O.S.Private Open Space: Building M Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 5 0 109 Duplex A 75 0 Duplex A 85 0 SFD A 102 0 Total 2821 496 109 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 2 84 0 Plan 4 80 0 Plan 3 84 0 Plan 5 0 109 Plan 4 80 0 Duplex A 75 0 Plan 5 0 109 Duplex B 94 0 Duplex A 75 0 Duplex B 102 0 Duplex A 85 0 SFD A 102 0 Duplex B 94 0 Total 2224 677 109 Duplex B 102 0 SFD A 102 0 Total 2596 846 109 Unit Level 1 Level 2 Level 3 Duplex B 131 84 0 Total 462 304 0 304 Private Open Space: Building R Private Open Space: Building W Upper Level Private O.S. 102,085 Upper Level Private O.S. Upper Level Private O.S. Upper Level Private O.S. Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 605 786 955 304 Private Open Space: Building R Private Open Space: Building W Private Open Space: Building Q Upper Level Private O.S. Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 5 0 109 Duplex A 75 0 Duplex A 85 0 SFD A 102 0 Total 2821 496 109 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 2 84 0 Plan 4 80 0 Plan 3 84 0 Plan 5 0 109 Plan 4 80 0 Duplex A 75 0 Plan 5 0 109 Duplex B 94 0 Duplex A 75 0 Duplex B 102 0 Duplex A 85 0 SFD A 102 0 Duplex B 94 0 Total 2224 677 109 Duplex B 102 0 786 955 Unit Level 1 Level 2 Level 3 Duplex B 131 84 0 Total 462 304 0 304 Private Open Space: Building R Private Open Space: Building W Upper Level Private O.S. 102,085 Upper Level Private O.S. Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 5 0 109 Duplex A 75 0 Duplex A 85 0 SFD A 102 0 Total 2821 496 109 605 786 955 304 Private Open Space: Building R Private Open Space: Building W Upper Level Private O.S. Upper Level Private O.S. Upper Level Private O.S. Private Open Space: Building L Unit Level 1 Level 2 Level 3 Plan 1 123 70 0 Plan 2 254 84 0 Plan 3 290 84 0 Plan 4 233 80 0 Plan 4 278 80 0 Total 1178 398 0 398 Unit Level 1 Level 2 Level 3 Plan 4 80 0 Plan 5 0 109 Duplex A 75 0 Duplex A 85 0 SFD A 102 0 Total 2821 496 109 605 Unit Level 1 Level 2 Level 3 Unit Level 1 Level 2 Level 3 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 1 70 0 Plan 3 84 0 Plan 2 84 0 Plan 4 80 0 Plan 3 84 0 Plan 5 0 109 Plan 4 80 0 Duplex A 75 0 Plan 5 0 109 Duplex B 94 0 Duplex A 75 0 Duplex B 102 0 Duplex A 85 0 SFD A 102 0 Duplex B 94 0 Total 2224 677 109 Duplex B 102 0 786 955 Unit Level 1 Level 2 Level 3 Duplex B 131 84 0 Total 462 304 0 304 Private Open Space: Building R Private Open Space: Building W Upper Level Private O.S. 102,085 15,481 Ground Level Private Open Space 44,414 Upper Level Private Open Space Total Private Open Space 59,895 Total Common Open Space 42,190 Total Open Space Provided *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE *COURTYARD OPEN SPACE * ** * * ** * * * ** * Unit Unit SF Qty SF Total* Plan 1 1,451 23 33,373 Plan 3 1,874 10 18,740 Plan 4 1,967 13 25,571 SFD A 2,366 13 30,758 Duplex A 1,795 21 37,695 Duplex B 1,840 20 36,800 Unit Unit SF Qty SF Total* Plan 1 1,451 11 15,961 Plan 2 1,707 8 13,656 Plan 3 1,874 8 14,992 Plan 4 1,967 13 25,571 Plan 5 2,115 3 6,345 Duplex B 1,840 16 29,440 Buildings Level 1 Level 2 Level 3 Total 1st Flr 986 Bldg. A 4,848 4,680 4,515 14,043 2nd Flr 937 Bldg. D 8,866 8,690 8,564 26,120 Bldg. G 4,680 4,618 4,507 13,805 1st Flr 1584 Bldg. H 4,680 4,618 4,507 13,805 2nd Flr 1575 Bldg. I 3,912 3,694 3,985 11,591 3rd Flr 1553 Bldg. K 5,761 5,609 5,563 16,933 Bldg. N 7,350 6,987 7,015 21,352 1st Flr 1616 Bldg. O 7,350 6,987 7,015 21,352 2nd Flr 1560 Bldg. P 3,912 3,694 3,985 11,591 3rd Flr 1505 Bldg. R 7,350 6,987 7,015 21,352 Bldg. U 3,912 3,694 3,985 11,591 1st Flr 4680 Bldg. V 3,912 3,694 3,985 11,591 2nd Flr 4618 Bldg. W 8,866 8,690 8,564 26,120 3rd Flr 4507 424,977 UNIT SUMMARY (COURTYARD) UNIT SUMMARY (ROWHOUSE) *RESIDENTIAL UNIT NET AREA *RESIDENTIAL UNIT NET AREA RESIDENTIAL BUILDING AREA (GSF)SFD A GSF Duplex A GSF RESIDENTIAL UNIT SUMMARY TOTAL COURTYARD TOTAL ROWHOUSE TOTAL RESIDENTIAL 224,088 105,965 330,053 *TOTAL RESIDENTIAL UNIT NET AREA Total Building GSF Summary Residential 424,977 Non-Residential 8,599 Total 433,576 Note: For calculating F.A.R. Excludes garage areas. (Do not show on sheet) Buildings Level 1 Level 2 Level 3 Total 1st Flr 269 Bldg. Y 8,100 0 0 8,100 2nd Flr 775 Pool Bldg 499 0 0 499 8,599 Total 1810 1st Flr 1475 2nd Flr 3694 3rd Flr 3985 5-Plex Row GSF NON-RESIDENTIAL BUILDING AREA (GSF) Gross Area: VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 P-2 PLANNING COMMISSION PROJECT INFORMATION Key Map (N.T.S) BUILDING A BUILDING C BUILDING E BUILDING G BUILDING D BUILDING F BUILDING H BUILDING Y BU I L D I N G N BU I L D I N G O B U I L D I N G P B U I L D I N G X BU I L D I N G W BU I L D I N G V B U I L D I N G U B U I L D I N G T BU I L D I N G S B U I L D I N G R B U I L D I N G Q BU I L D I N G I BU I L D I N G J B U I L D I N G K B U I L D I N G L BU I L D I N G M BUILDING B ITEM DESCRIPTION REQUIRED PROPOSED COMPLIANCE Maximum Density 30 19.2 In Compliance Retail FAR 0.2 - 1.0 0.02 Incentive Primary Build-to-Line 0'-10'2.5'-7'In Compliance Secondary Build-to-Line 0'-10'10'In Compliance Built Percentage of Primary Frontage min. 80%66%Waiver Built Percentage of Secondary Frontage min. 30%82%In Compliance Ground Floor Residential Height 10'10'In Compliance Ground Floor Non-Residential Height 15'15'In Compliance Upper Floor Non-Residential Height 10'N/A In Compliance Residential Raised Grade 30" min 0 - 36"Waiver Non-Residential Raised Grade 18" max 4.5'Waiver Maximum Stories 4 3 In Compliance Transit Priority Street Parking Setback min 50'N/A In Compliance Non-Transit Priority Street Parking Setback min 10'N/A In Compliance Building Types Courtyard (13) Courtyard Bldgs In Compliance Building Types Rowhouse (11) Rowhouse Bldgs In Compliance Building Types Main Street (1) Main Street Building In Compliance Development Site Size Width 80'-136'118' - 119'In Compliance Development Site Size Depth min 60'100'-147'In Compliance Build-to-Line 0'-10'3'-7'In Compliance Interior Side Yard Setback min 8'15'In Compliance Rear Yard Setback min 10'10'In Compliance Top of Parapet Building Height max 42'38'-6"In Compliance Overall Building Height max 52'38'-6"In Compliance Building Massing Width 140' max 88'In Compliance Building Configuration Attached Units Detached Units Waiver Building Massing Depth 120' max 82' - 129'Waiver Building entrance and Access Courtyard or private frontage Courtyard or Private Frontage In Compliance Open Space Courtyard Width 25'-50' 8'-20' (All Courtyard Buildings)Waiver Open Space Courtyard Depth 25'-75'56' - 129'Waiver Development Site Size Width min 60', max 250'min 101', max 139'In Compliance Development Site Size Depth min 60'min 60'In Compliance Build-to-Line 0'-10'0'-10'In Compliance Interior Side Yard Setback min 5' at end of row of attached units greater than 5'In Compliance Rear Yard Setback min 5' 15'In Compliance Building Separation min 10'Greater than 10'In Compliance Top of Eave/Parapet Building Height max 32'30'-6"In Compliance Overall Building Height max 40'37'-6"In Compliance Building Massing Width max 240'max 129'In Compliance Building Massing Depth max 50'max 41'In Compliance Unit Width max 30'max 32' Waiver Building Entrances Must Face Private Frontage Several Bldgs Face Public Streets Waiver Rear Lane or Shared Driveway Required where Possible Rear Lane Provided for All Bldgs.In Compliance Lot Coverage max 75% of site 11%In Compliance Private Open Space Area min 100sf per unit 126sf - 249sf In Compliance Private Useable Open Space min dimension 8' min 5'-0" min Waiver Development Site Size Width min 25', max 189'156'In Compliance Development Site Size Depth min 65'108'-9"In Compliance Build-to-Line 0'-10'10'-0"In Compliance Interior Side Yard Setback None N/A In Compliance Rear Yard Setback min 5'over 5'In Compliance Top of Parapet Building Height max 35'19'-0"In Compliance Overall Building Height max 40'30'-0"In Compliance Building Massing Width max 180'156'In Compliance Building Massing Depth max 100'108'-9"Waiver Building Entrances Must Face Private Frontage Private Frontage In Compliance Required Paseos Paseo when frontage exceeds 150'156'Waiver COMPLIANCE TABLE Zoning District Standards (Chapter 17.130) Building Type Standards (Chapter 17.130) Courtyard Building Type (Buildings C,D,E,F,J,K,L,N,O,R,S,T,W) Rowhouse Building Type (Buildings A,B,G,H,I,M,P,Q,U,V,X) Main Street Building Type (Building Y) Building Recesses 30" to 36"min 24"Waiver Building Recesses 30" to 36"min 24"Waiver Unit Offset 18"varies 0" to 36"Waiver Height, of wall at frontage max 3'3'-0"In Compliance Height, planter/fence max 3'3'-0"In Compliance Height, elevated yard max 3'0" to 3'In Compliance Grading on front yard min 0.5%, max 5%2%In Compliance Ground floor above grade at bldg frontage min 18", max 3'0" to 3'Waiver Clear distance to development site line min 2'Greater than 2'-0"In Compliance Depth (not including stairs) *Stoop Variation min 4', max 8'4'-0" Min N/A Depth , Entry recession *Stoop Variation min 6", max 6'2'-0" to 3'-0"N/A Width *Stoop Variation min 4', max 8'4'-0"N/A Height above grade *Stoop Variation min 18"2'-0"N/A Height, of wall at frontage max 3'3'-0"In Compliance Height, planter/fence max 3'3'-0"In Compliance Height, elevated yard max 3'2'-0"In Compliance Grading on front yard min 0.5% max 5%0.5% to 4%In Compliance Ground floor above grade at bldg frontage min 18", max 3'0 to 2'Waiver Clear distance to development site line min 2'Greater than 2'-0"In Compliance Depth (not including stairs) *Stoop Variation min 4', max 8'4'-0" min N/A Depth , Entry recession *Stoop Variation min 6", max 6'1'-0" to 3'-0"N/A Width *Stoop Variation min 4', max 8'4'-0"N/A Height above grade *Stoop Variation min 18"2'-0"N/A Height Clear, Top of Transom min 12', max 16'12'-0"In Compliance Width of Shopfront Bay(s)min 10', max 25'20' to 21'In Compliance Transparency, Ground Floor min 70%, max 90%43%Waiver Shopfront Depth min 4'4'In Compliance Setback from Curb min 2'14.5'-17.5'In Compliance Height, Clear, Bottom of Projection min 8', max 10'N/A Town Square 1.5 - 2.0 AC N/A N/A Neighborhood Park 0.5 - 1.5 AC N/A N/A Neighborhood Green 0.25 - 0.75 AC N/A N/A Pocket Park min 1,000SF, max 0.25 AC Pocket Park (min 1,000SF)In Compliance Paseo 10'-25' width 11'-23' width In Compliance Building Type Standards 3 Building Types min 3 Building Types provided In Compliance Block Face Length max 400'373'In Compliance Perimeter Length max 1,400'1067'In Compliance Thoroughfare Design recommended 8' sidewalks varies 4' - 5'Waiver Large Site Development Standards Building Entrance and Façade Type Standards (Chapter 17.132.040) Public Open Space Standards (Chapter 17.134) Courtyard Building Type (Buildings C,D,E,F,J,K,L,N,O,R,S,T,W): Small Front Yard Rowhouse Building Type (Buildings A,B,G,H,I,M,P,Q,U,V,X): Small Front Yard Main Street Building Type (Building Y): Shopfronts and Variations Building Entrance and Façade Type Standards (Chapter 17.132.050) Building Articulation (Chapter 17.130.030(M) & 17.123.030(D)) Courtyard Building Type (Buildings R, S, T, W) Rowhouse Building Type (Buildings I, Q) VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SP-1 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. EXISTING RAISED MEDIAN AVIARY DR. 401' DE D I C A T E D R / W PR I V A T E R O A D GRAPELAND ELEMENTARY SCHOOL WINDROW DR. SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL SINGLE FAMILY RESIDENTIAL SH E L B Y P L . EX I S T I N G S I D E W A L K EX I S T I N G L A N D S C A P E P4 P3 P1 P1 P5 DUP A SFD DUP B DUP B P4 P2 P3 P1 P4 P2 P1 P5 P4 DUP A DUP A SFD SPA POOL POCKET PARK/TOT LOT ± 1,000 SF REC. BLD. P5P4P2 P3 P1 P1 SFDDUP ADUP B DUP ADUP B 200'268' 8' SETBACK MIN. 8' SETBACK MIN. 8' SETBACK MIN. 8' PATIO 8' SETBACK MIN. POCKET PARK ± 800 SF 26' 24' 34' 26' PASEO ± 750 SF 27.5' 11'8' 0'-10' Build-to-line 24'24' 24'24'24' 26' 24' 26' 8' (typ.) 20'20'10' 8.17' (typ.) 6' (typ.) 8' (typ.) 6.17' (typ.) 6.17' (typ.) 11.5' (typ.) 8' (typ.) 8' (typ.)11.5' (typ.) 6.17' (typ.) 6.17' (typ.) 7.67' (typ.) 26.7' 8' SETBACK MIN. DUP BDUP B 8.17' (typ.) 27' 26' 11.5' (typ.) 8' (typ.) 20.5' (typ.) 88' 94' 11.5' (typ.)15' 7.67' 11.66' 8' SETBACK MIN. 11.5'11.5' 17.5' (typ.) 21'19.6' 88'94' 20.5' (typ.) 20.5' (typ.) 23' 20.5' (typ.) 88'94' 94'88'20.5' (typ.) 15'17.5' 43.4' 10' 40'± 24' 24' 15.6' PASEO ± 1,000 SF DEDICATED R/W 26' 3' 24' 24'8.17' (typ.) 8.17' (typ.) 21' 24' EV EV EV A/C A/C A/C A/C A/C A/C A/C A/C A/C Potential Future Connection & Pedestrian Connectivity Potential Future Pedestrian Connectivity Potential Future Pedestrian Connectivity. T R T R 1 2 3 4 5 67 8 9 10 11 12 22 21 20 19 18 13 14 15 16 17 23 24 25 26 27 59 58 57 56 55 64 63 62 61 60 87 86 89 88 176 177 178 179 180 33 34 42 43 51 52 160 161 169 170 167 168 175 174 173 172 171 36 35 28 29 30 31 32 45 44 37 38 39 40 41 54 53 46 47 48 49 50 68 69 70 71 66 67 73 74 80 81 65 72 79 75 76 77 78 82 83 84 85 158 162 163 164 165 166 159 909192939495 157156155154153152 141142143144145146 130131132133134135 101102103104105106 112113114115116117 151150149148147 139138137136111110109108107 10099989796 119118 121120 123122 125124 127126 129128 140 EV RDY EV RDY EV RDY EV RDY EV RDY EV RDY Project Summary Total Site Area:± 9.37 Acres Total Units:180 Residential Homes ▪(121) 3-Story Courtyard ▪▪Plan 1: (23) (3 bed, 2.5 bath) ▪▪Plan 2: (8) (3 bed, 2.5 bath) ▪▪Plan 3: (10) (3 bed, 3.5 bath) ▪▪Plan 4: (13) (4 bed, 3.5 bath) ▪▪Plan 5: (13) (4 bed, 3.5 bath) ▪▪SFD: (13) (3 bed, 2+2 bath) ▪▪Dup A: (21) (3 bed, 2.5 bath) ▪▪Dup B: (20) (4 bed, 3.5 bath) ▪(59) 3-Story Rowhouse ▪▪Plan 1: (11) (3 bed, 2.5 bath) ▪▪Plan 2: (8) (3 bed, 2.5 bath) ▪▪Plan 3: (8) (3 bed, 3.5 bath) ▪▪Plan 4: (13) (4 bed, 3.5 bath) ▪▪Plan 5: (3) (4 bed, 3.5 bath) ▪▪Dup B: (16) (4 bed, 3.5 bath) Density:19.2 Homes per Acre Non Residential: ± 8,100 SF Main Street Building Open Space: Provided: 86,604 SF Total ▪Common: ± 42,190 SF ▪Private: ± 44,414 SF (6' Min.) Pervious Area:Existing 429,721 SF Proposed 78,058 SF Impervious Area:Existing 0 SF Proposed 330,099 SF CONCEPTUAL SITE PLAN - COMMENTS RESPONSE VINEYARD CROSSING typicalCourtyard Building Type ▪Building Entrance: Small front yard ▪±1,451 SF - 2,280 SF ▪3-5 bedrooms, 2.5-3.5 bathroom ▪2 car side-by-side garage ▪Alley loaded Aerial fire access hammerhead turnaround Notes: 1. Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. | 2024126 | 11-21-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 Secondary Entry (26' wide) ▪Left-in and Right-out Main Entry ▪50' wide with median ▪Right-in and Right-out Aerial fire access hammerhead turnaround ▪Building Entrance: Shopfront ▪± 8,100 SF Non-Residential typicalRow House Building Type ▪Building Entrance: Small front yard ▪Attached ▪±1,451 SF - 1,967 SF ▪3-5 bedrooms, 2.5-3.5 bathroom ▪2 car side-by-side garage ▪Alley loaded Parking Summary Parking (Density Bonus Law): Required: 348 Spaces (1.9 spaces per home) ▪(102) 2-3 Bedroom x 1.5 Spaces = 153 Spaces ▪(78) 4-5 Bedroom x 2.5 Spaces = 195 Spaces Provided: 380 Spaces (2.11 spaces per home) ▪Garage: 360 Spaces (162 EV Ready,18 EV Installed) ▪Head in: 8 Spaces (9'x18') (1 of the head-in spaces is EV installed, 5% of total open parking and provided on accessible path) ▪Parallel: 12 Spaces (8' x 24') (Interior St.) Parking (Non-Residential): Required: 33 Spaces (4 Spaces per 1,000 SF) Provided: 33 Spaces ▪Head in:31 Spaces (9'x18') (2 of the head-in spaces are EV installed, including 1 van accessible; 6 additional are EV ready) ▪Parallel: 2 Spaces (8' x 24') Bike Parking: Long term required: 20 Spaces (5% of required parking spaces) Long term provided: 180 Spaces (located on residential garages) Short term required: 20 Spaces ( 5% of required parking spaces) Short term provided: 22 Spaces Central Recreation area ▪9,500 SF ▪Park Amenities ▪Central to community typical Trash Enclosure ▪(10) Enclosures ▪▪(3) Bins Each ▪8' x 18'-8" SP-01 typicalRowtown Building Type ▪Attached ▪±1,451 SF - 1,967 SF ▪3-5 bedrooms, 2.5-3.5 bathroom ▪2 car side-by-side garage ▪Alley loaded typicalRowhouse Building Type ▪Building Entrance: Small front yard ▪Detached ▪±1,842 SF ▪4 bedrooms, 2.5 bathroom ▪2 car side-by-side garage ▪Alley loaded Zoning / Land use Summary Existing Zoning: CE1-Center 1 Zone (Form Base Code) Proposed Zoning: CE1-Center 1 Zone (Form Base Code) Existing Land Use: C-Traditional Town Center Proposed Land Use: C-Traditional Town Center CITY SUBMITTAL 3 typical Aerial Fire Apparatus access roads ▪34' wide, 26' wide fire access ▪Parking 1 side typical A/C Units typical A/C Units typical Rooftop A/C Units CONCEPTUAL SITE PLAN VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SP-2 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. AVIARY DR. WINDROW DR. SH E L B Y P L . THOROUGHFARE EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA CITY SUBMITTAL 3 | 2024126 | 11-17-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 SP-2 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. BOUNDARY PROPOSED ROADWAYS POINTS OF CONNECTION LEGEND: THOROUGHFARE EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SP-3 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. AVIARY DR. WINDROW DR. SH E L B Y P L . 172'-3" 17 4 ' - 4 " 286'-5"260'-6"241'-8" 17 4 ' - 4 " 15 6 ' - 7 " 15 6 ' - 2 " 301'-5"157'-3"260'-6"241'-8" 12 4 ' - 6 " 12 4 ' - 6 " 10 7 ' 15 0 ' - 7 " 162'-3"169'-4" 37 2 ' - 9 " 37 2 ' - 9 " OS BLOCK AND CONNECTIVITY EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA CITY SUBMITTAL 3 | 2024126 | 11-17-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 SP-3 BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. BOUNDARY PROPOSED ROADWAYS POINTS OF CONNECTION PASEO OF CONNECTION PASEOS AND OPEN SPACE LEGEND: CONNECTIVITY EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SP-4 PLANNING COMMISSION 0 20 40 80 BASELINE RD. ET I W A N D A A V E . CRAIG DR. AVIARY DR. WINDROW DR. SH E L B Y P L . T R T R DEVELOPMENT SITE EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA CITY SUBMITTAL 3 Courtyard Building Type 1.Site plan is for conceptual purposes only. 2. Site plan must be reviewed by planning, building, and fire departments for code compliance. 3. Base information per civil engineer. 4. Civil engineer to verify all setbacks and grading information 5. Building Footprints might change due to the final design elevation style. 6. Open space area is subject to change due to the balcony design of the elevation. 7. Building setbacks are measured from property lines to building foundation lines. | 2024126 | 11-17-25C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. 0 20 40 80 Main Entry Rowhouse Building Type SP-4 Rowhouse Building Type BOUNDARY BUILDING FOOTPRINT DEVELOPMENT SITE 0' TO 10' BUILD-TO-LINE LEGEND:Bld. A Bld. B Bld. C Bld. D Bld. E Bld. F Bld. G Bld. H Bld. JBld. I Bld. Q Bld. K Bld. L Bld. R Bld. S Bld. T Bld. U Bld. V Bld. W Bld. X Bld. Y Bld. M Bld. N Bld. O Bld. P REC. CENTER BASELINE RD. MILLER AVE. ET I W A N D A A V E . VICTORIA ST. ES T A T E A V E . VI C T O R I A P A R K L N . PACIFIC ELECTRIC TRAIL VICINITY MAP N.T.S. DEVELOPMENT SITE EXHIBIT VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SS-1 PLANNING COMMISSION P1 - COURTYARD | BASELINE PERSPECTIVE Note: Artist’s conception; colors, materials and application may vary. Key Map (N.T.S) Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VIEW A VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SS-2 PLANNING COMMISSION P1 - COURTYARD | INTERNAL STREET PERSPECTIVE Note: Artist’s conception; colors, materials and application may vary. Key Map (N.T.S) Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VIEW B VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SS-3 PLANNING COMMISSION P2 - ROW HOUSE | ETIWANDA & BASELINE PERSPECTIVE Note: Artist’s conception; colors, materials and application may vary. Key Map (N.T.S) Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VIEW C VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 SS-4 PLANNING COMMISSION P4 - MAIN STREET BUILDING | BASELINE PERSPECTIVE Note: Artist’s conception; colors, materials and application may vary. Refer to Landscape Architect’s plans for monument wall design. Key Map (N.T.S) Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VIEW D VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-1 PLANNING COMMISSION P1 - 3 STORY COURTYARD | SCHEMATIC FLOOR PLANS OCCUPANCY: R3, R2 CONSTRUCTION: VB SPRINKLER: 13D, 13 NOTE: 1. Square footage may vary depending on method of calculation. 2. Schematic floor plans must be reviewed by planning, building, and fire department for code compliance. 3. Schematic floor plans will change through design process. 4. Review alternate style requirements by city. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-2 PLANNING COMMISSION P1 - 3 STORY COURTYARD | SCHEMATIC FLOOR PLANS NOTE: 1. Square footage may vary depending on method of calculation. 2. Schematic floor plans must be reviewed by planning, building, and fire department for code compliance. 3. Schematic floor plans will change through design process. 4. Review alternate style requirements by city. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-3 PLANNING COMMISSION P1 - 3 STORY COURTYARD | SCHEMATIC FLOOR PLANS NOTE: 1. Square footage may vary depending on method of calculation. 2. Schematic floor plans must be reviewed by planning, building, and fire department for code compliance. 3. Schematic floor plans will change through design process. 4. Review alternate style requirements by city. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-4 PLANNING COMMISSION P1 - 3 STORY COURTYARD | SCHEMATIC ROOF PLANS VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-5 PLANNING COMMISSION P1 - 3 STORY COURTYARD | CONCEPTUAL ELEVATIONS INTERLOCKING 6-PLEX INTERNAL COURTYARD ELEVATION C INTERNAL COURTYARD ELEVATION D SFD A DUPLEX A DUPLEX B DUPLEX B SFD A INTERLOCKING 6-PLEX INTERLOCKING 6-PLEX PORTAL ENLARGEMENT SEE ENLARGEMENT Note: Artist’s conception; colors, materials and application may vary. BASELINE ELEVATION A INTERNAL STREET ELEVATION B A B C D + 3 8 ' - 6 ” 10 ' - 3 ' ' Overall Height 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. 14 ' - 0 ' ' 9' - 0'' 5' - 0'' F.F. F.F. 10 ’ M i n . Finish Grade Varies Per Civil Key Map (N.T.S) BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-6 PLANNING COMMISSION P1 - 3 STORY COURTYARD | 6 PLEX CONCEPTUAL ELEVATIONS FRONT ELEVATION - A PARTIAL FRONT ELEVATION REAR ELEVATION - CRIGHT ELEVATION - D ENHANCED CONDITION STANDARD CONDITION STANDARD CONDITION ENHANCED CONDITION RIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary.LEFT ELEVATION - B 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. + 3 8 ' - 6 ” Overall Height Finish Grade Varies Per Civil D B A C Key Map (N.T.S) Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights PLANNING COMMISSION ETIWANDA AVENUE AND BASELINE ROAD RANCHO CUCAMONGA, CA 0 4 8 16 © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-12-25 A-7 P1 - 3 STORY COURTYARD | SFD A CONCEPTUAL ELEVATIONS FRONT ELEVATION - A REAR ELEVATION - CRIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary.LEFT ELEVATION - B 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. + 3 8 ' - 6 ” Overall Height Finish Grade Varies Per Civil Key Map (N.T.S) B D A C Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-8 PLANNING COMMISSION FRONT ELEVATION - A REAR ELEVATION - CRIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary.LEFT ELEVATION - B P1 - 3 STORY COURTYARD | DUPLEX A CONCEPTUAL ELEVATIONS 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. + 3 8 ' - 6 ” Overall Height Finish Grade Varies Per Civil Key Map (N.T.S) B D A C Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-9 PLANNING COMMISSION FRONT ELEVATION - A REAR ELEVATION - CRIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary.LEFT ELEVATION - B P1 - 3 STORY COURTYARD | DUPLEX B CONCEPTUAL ELEVATIONS 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. + 3 8 ' - 6 ” Overall Height Key Map (N.T.S) B D A C Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-10 PLANNING COMMISSION P2 - 3 STORY ROW HOUSE | SCHEMATIC FLOOR PLANS NOTE: 1. Square footage may vary depending on method of calculation. 2. Schematic floor plans must be reviewed by planning, building, and fire department for code compliance. 3. Schematic floor plans will change through design process. 4. Review alternate style requirements by city. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-11 PLANNING COMMISSION P2 - 3 STORY ROW HOUSE | 5 PLEX CONCEPTUAL ELEVATIONS FRONT ELEVATION - A (DECK) (DECK) (DECK) REAR ELEVATION - CRIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary.LEFT ELEVATION - B 9' - 1 ' ' 9' - 1 ' ' 9' - 1 ' ' T.O.P. T.O.P. T.O.P. F.F. F.F. F.F. + 3 8 ' - 6 ” Overall Height Key Map (N.T.S) B D C A Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Deck Accent: Decorative Metal Railing Window: Recessed, Vinyl Window Frame Accent: Metal Awning, Stone Veneer Entry Door: Fiber Glass Decorative Front Entr y Door w/Lights Garage Door: Metal Sectional Garage Doors w/Lights VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-12 PLANNING COMMISSION P3 - MAIN STREET BUILDING | CONCEPTUAL FLOOR PLAN NOTE: 1. Square footage may vary depending on method of calculation. 2. Schematic floor plans must be reviewed by planning, building, and fire department for code compliance. 3. Schematic floor plans will change through design process. 4. Review alternate style requirements by city. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-13 PLANNING COMMISSION P3 - MAIN STREET BUILDING | CONCEPTUAL ROOF PLAN Parapet Height to the top of Cornice: 42” Note: All HVAC rooftop equipment will be properly screened by parapet or otherwise in compliance with Rancho Cucamonga Development Code Section 17.120.030(E)(1) VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-14 PLANNING COMMISSION P3 - MAIN STREET BUILDING | CONCEPTUAL ELEVATIONS 10 ' - 0 " TOP OF TRANSOM WINDOWS TYP. ±2 3 ' - 1 0 " ±1 0 ' - 5 " TOP OF CORNICE TOP OF ROOF ARTICULATED PLASTER CORNICE FIXED ALUMINUM AWNING STUCCO FIELDS TRANSOM WINDOWS BEHIND AWNING STUCCO INFILL WITH CLERESTORY WINDOWS & SERVICE DOORS Key Map (N.T.S) B D A C Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e FRONT ELEVATION - A REAR ELEVATION - C Note: Artist’s conception; colors, materials and application may vary. VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-15 PLANNING COMMISSION LEFT ELEVATION - B RIGHT ELEVATION - D Note: Artist’s conception; colors, materials and application may vary. P3 - MAIN STREET BUILDING | CONCEPTUAL ELEVATIONS Key Map (N.T.S) B D A C Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-16 PLANNING COMMISSION Note: Artist’s conception; colors, materials and application may vary. P4 - POOL RESTROOM BUILDING | FLOOR PLAN & CONCEPTUAL ELEVATIONS FRONT ELEVATION - ALEFT ELEVATION - B REAR ELEVATION - CRIGHT ELEVATION - D FLOOR PLAN MEN JAN. JAN. WOMEN ROOF PLAN POOL WATER SURFACE AREA 1056 SPA WATER SURFACE AREA 96 TOTAL WATER SURFACE AREA 1152 SF TOTAL OCCUPANT LOAD 77 Occupants 1152 SF / 15 SF per Bather = 77 REQUIRED FIXTURES FIXTURES PROVIDED MENS RESTROOM 39 MEN WATER CLOSETS 1 PER 75 MEN 0.52 1 URINALS 1 PER 75 MEN 0.52 1 LAVATORIES 1 PER 80 MEN 0.49 1 WOMENS RESTROOM 39 WOMEN WATER CLOSETS 1 PER 60 WOMEN 0.65 2 LAVATORIES 1 PER 80 WOMEN 0.49 1 SHOWERS 1 PER 50 BATHERS 1.56 2 PLUMBING FIXTURE DATA FOR THE POOL AREA POOL AREA REQUIRED PLUMBING FIXTURES (use 78 OCCUPANTS) 9' - 1 ' ' 8' - 7 ' ' T.O.P. T.O. PARAPET T.O.C. Finish Grade Varies Per Civil 15 ' - 6 ' ' T.O.S. Key Map (N.T.S) A C B D Baseline Road S h e l b y P l a c e Et i w a n d a A v e n u e BUILDING MATERIAL: ABSTRACT SPANISH Roof: Flat Roof with Parapet; S-Tile Exterior: Stucco Finish Accent Window Treatment: Recessed Stucco with Accent Color Blocking Window: Vinyl Accent: Metal Awning VINEYARD CROSSING RANCHO CUCAMONGA, CA © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-17 PLANNING COMMISSION 0 2 4 8 TRASH ENCLOSURE | FLOOR PLAN & CONCEPTUAL ELEVATIONS FRONT ELEVATION - A REAR ELEVATION - C LEFT ELEVATION - B RIGHT ELEVATION - D FLOOR PLAN A C B D VINEYARD CROSSING RANCHO CUCAMONGA, CA 0 4 8 16 © 2026 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2024126 | 02-25-26 A-18 PLANNING COMMISSION CONCEPTUAL COLOR AND MATERIALS SCHEME 1 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO VINEYARD CROSSING Rancho Cucamonga, California NEWBRIDGE HOMES June 3, 2025 | 2024126 For exact color refer to manufacturerrs’ actual samples © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ROOFING EAGLE 3680 FASCIA SHERWIN WILLIAMS SW7020 AWNINGS GARAGE DOORS RAILING SHERWIN WILLIAMS SW7020 WINDOWS WINDOR DARK BRONZE STONE CREATIVE MINES GREENTEA CRAFT SPLIT MODULAR STUCCO #2 SHERWIN WILLIAMS SW7547 STUCCO #3 SHERWIN WILLIAMS SW7045 ENTRY DOORS SHERWIN WILLIAMS SW2811 STUCCO #1 SHERWIN WILLIAMS SW70O5 Courtyard, Rowhouse & Pool Restroom Building Elevations Only SCHEME 2 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO VINEYARD CROSSING Rancho Cucamonga, California NEWBRIDGE HOMES June 3, 2025 | 2024126 For exact color refer to manufacturerrs’ actual samples © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ROOFING EAGLE 3680 FASCIA SHERWIN WILLIAMS SW7020 AWNINGS GARAGE DOORS RAILING SHERWIN WILLIAMS SW7020 WINDOWS WINDOR DARK BRONZE STUCCO #1 SHERWIN WILLIAMS SW70O5 STONE CREATIVE MINES TIMBERWOLF CRAFT SPLIT MODULAR ENTRY DOORS SHERWIN WILLIAMS SW7705 STUCCO #3 SHERWIN WILLIAMS SW7038 STUCCO #2 SHERWIN WILLIAMS SW7641 Courtyard Building Elevations Only SCHEME 3 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO VINEYARD CROSSING Rancho Cucamonga, California NEWBRIDGE HOMES June 3, 2025 | 2024126 For exact color refer to manufacturerrs’ actual samples © 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ROOFING EAGLE 3680 STUCCO #1 SHERWIN WILLIAMS SW70O5 STONE CREATIVE MINES TIMBERWOLF CRAFT SPLIT MODULAR STUCCO #2 SHERWIN WILLIAMS SW7038 TRASH ENCLOSURE SHERWIN WILLIAMS SW6118 STOREFRONT ARCADIA DARK BRONZE Main Street Building Elevations Only AWNINGS SHERWIN WILLIAMS SW6090 YOWANTO ENGINERING, INC. 2705 TOWNE AVE., #C POMONA, CA 91767 909-626-6291 iyowanto@yowantoeng.com TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 Ph o n e ( 9 0 9 ) 3 5 6 - 1 8 1 5 Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g - L a n d P l a n n i n g Fo n t a n a , C a l i f o r n i a 9 2 3 3 5 AL L A R D E N G I N E E R I N G Fa x ( 9 0 9 ) 3 5 6 - 1 7 9 5 16 8 6 6 S e v i l l e A v e n u e Pr e p a r e d B y : Re y n o l d R . A l l a r d , R . C . E . 7 9 0 8 6 D a t e Pr e p a r e d F o r : NE W B R I D G E H O M E S TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 BA S E L I N E & E T I W A N D A E-1 TYPE DESCRIPTION MANUFACTURER TRASH ENCLOSURE LIGHTING PLAN SCALE: 1/4" = 1'-0" 1 210'-0" 1200'-0" BASELINE RD. ET I W A N D A A V E . CRAIG DR. 1/2" BC PER RS 153/82 (2014) RCE 14014 PER RS 153/82 (2014)RCE 14814 PER MB 262/89-91 (1996) CR 316/58 (2015) CR 316/57 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010)PER MB 335/79-83 (2010) MB 345/37-39 (2015) MB 345/37-39 (2015) ROAD DEDICATION PER INST. NO. 89-305697, O.R. ROAD DEDICATION PERINST. NO. 89-415378, O.R.(COMPASS ADJUSTED) INST. NO. 89-305695, O.R.ROAD DEDICATION PER ROAD DEDICATION PERINST. NO. 89-305695, O.R. SU N N Y S I D E P L . AVIARY DR. WINDROW DR. SH E L B Y P L . 1/2" BC PER RS 153/82 (2014) RCE 14014 PER RS 153/82 (2014)RCE 14814 PER MB 262/89-91 (1996) CR 316/58 (2015) CR 316/57 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010)PER MB 335/79-83 (2010) MB 345/37-39 (2015) MB 345/37-39 (2015) ROAD DEDICATION PER INST. NO. 89-305697, O.R. ROAD DEDICATION PERINST. NO. 89-415378, O.R.(COMPASS ADJUSTED) INST. NO. 89-305695, O.R.ROAD DEDICATION PER ROAD DEDICATION PERINST. NO. 89-305695, O.R. T R T R GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD GREEN ± 11,000 SF POCKET PARK ± 1,000 SF YOWANTO ENGINERING, INC. 2705 TOWNE AVE., #C POMONA, CA 91767 909-626-6291 iyowanto@yowantoeng.com TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 Ph o n e ( 9 0 9 ) 3 5 6 - 1 8 1 5 Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g - L a n d P l a n n i n g Fo n t a n a , C a l i f o r n i a 9 2 3 3 5 AL L A R D E N G I N E E R I N G Fa x ( 9 0 9 ) 3 5 6 - 1 7 9 5 16 8 6 6 S e v i l l e A v e n u e Pr e p a r e d B y : Re y n o l d R . A l l a r d , R . C . E . 7 9 0 8 6 D a t e Pr e p a r e d F o r : NE W B R I D G E H O M E S TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 BA S E L I N E & E T I W A N D A STREET LIGHTING PLAN SCALE: 1" = 50'-0" 1 E-2 210'-0" 1200'-0" BASELINE RD. ET I W A N D A A V E . CRAIG DR. 1/2" BC PER RS 153/82 (2014) RCE 14014 PER RS 153/82 (2014)RCE 14814 PER MB 262/89-91 (1996) CR 316/58 (2015) CR 316/57 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010)PER MB 335/79-83 (2010) MB 345/37-39 (2015) MB 345/37-39 (2015) ROAD DEDICATION PER INST. NO. 89-305697, O.R. ROAD DEDICATION PERINST. NO. 89-415378, O.R.(COMPASS ADJUSTED) INST. NO. 89-305695, O.R.ROAD DEDICATION PER ROAD DEDICATION PERINST. NO. 89-305695, O.R. SU N N Y S I D E P L . AVIARY DR. WINDROW DR. SH E L B Y P L . 1/2" BC PER RS 153/82 (2014) RCE 14014 PER RS 153/82 (2014)RCE 14814 PER MB 262/89-91 (1996) CR 316/58 (2015) CR 316/57 (2015) PER MB 335/79-80 (2010) ACCEPTED PER MB 335/79-83 (2010)PER MB 335/79-83 (2010) MB 345/37-39 (2015) MB 345/37-39 (2015) ROAD DEDICATION PER INST. NO. 89-305697, O.R. ROAD DEDICATION PERINST. NO. 89-415378, O.R.(COMPASS ADJUSTED) INST. NO. 89-305695, O.R.ROAD DEDICATION PER ROAD DEDICATION PERINST. NO. 89-305695, O.R. T R T R GRAPELAND ELEMENTARY SCHOOL GRAPELAND ELEMENTARY SCHOOL SINGLE FAMILY RESIDENTIAL NEIGHBORHOOD GREEN ± 11,000 SF POCKET PARK ± 1,000 SF 2.0 2.7 2.6 2.5 2.3 2.1 1.9 1.6 1.2 0.6 0.6 0.6 0.7 0.7 0.8 0.9 1.1 1.3 1.6 1.9 2.3 2.6 2.3 2.4 2.4 2.6 2.7 3.1 2.9 2.8 2.6 2.4 2.2 2.0 1.6 1.1 0.8 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.9 1.0 1.2 1.4 1.6 2.0 2.4 2.7 2.5 2.5 2.7 2.8 2.8 2.8 3.2 3.3 3.1 2.9 2.8 2.7 2.5 2.3 2.2 1.7 1.2 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.4 1.6 1.9 2.2 2.5 2.5 2.7 2.8 2.9 2.9 2.9 3.1 3.1 3.0 2.9 2.8 2.7 2.6 2.5 2.3 1.9 1.4 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.0 1.1 1.1 1.2 1.4 1.5 1.7 2.0 2.2 2.4 2.5 2.6 2.7 2.7 2.8 2.8 2.8 2.8 2.8 2.8 2.9 2.9 2.7 2.3 2.0 1.7 1.5 1.4 1.4 1.4 1.4 1.4 1.3 1.3 1.2 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.5 1.7 1.9 2.0 2.1 2.2 2.2 2.3 2.3 2.4 2.5 2.6 2.7 2.8 3.0 3.1 3.1 2.4 2.2 2.0 1.8 1.8 1.8 1.8 1.7 1.7 1.6 1.4 1.3 1.2 1.2 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.5 1.5 1.6 1.6 1.7 1.8 1.9 2.0 2.1 2.3 2.5 2.8 3.0 3.1 3.1 2.5 2.3 2.2 2.1 2.0 2.0 2.0 1.9 1.9 1.8 1.6 1.4 1.3 1.2 1.1 1.1 1.0 1.0 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.6 1.8 2.0 2.3 2.7 2.9 2.9 2.7 2.4 2.3 2.2 2.2 2.1 2.1 2.0 2.0 2.0 1.9 1.8 1.5 1.4 1.2 1.1 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.1 1.2 1.3 1.5 1.8 2.1 2.6 2.9 2.9 2.7 2.4 2.2 2.1 2.1 2.1 2.0 2.0 1.9 2.0 2.0 1.8 1.6 1.3 1.2 1.0 0.9 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.9 1.0 1.1 1.3 1.6 2.0 2.5 2.8 2.8 2.6 2.3 2.0 1.9 1.9 1.9 1.9 0.8 0.9 1.1 1.4 1.8 2.3 2.7 2.7 2.5 1.9 1.8 1.9 0.8 1.0 1.3 1.7 2.2 2.5 2.6 2.4 1.4 1.5 0.9 1.2 1.6 2.0 2.3 2.4 2.3 0.9 0.9 1.1 1.5 1.9 2.2 2.4 2.5 1.3 1.4 1.4 1.4 1.4 1.4 1.3 1.5 1.5 1.4 1.4 1.4 0.7 0.9 1.0 1.1 1.2 1.3 0.9 1.0 1.2 1.2 1.2 1.1 1.6 1.7 1.9 1.9 1.8 1.6 1.8 2.1 2.2 2.2 2.0 1.7 1.2 1.4 1.5 1.5 1.6 1.5 1.2 1.3 1.4 1.4 1.4 1.3 1.5 1.8 1.9 1.9 1.8 1.7 1.9 2.2 2.3 2.2 2.0 1.7 1.4 1.6 1.6 1.6 1.5 1.5 0.8 1.0 1.1 1.3 1.3 1.3 1.0 1.1 1.2 1.3 1.3 1.3 1.7 1.7 1.8 1.6 1.6 1.5 1.6 1.8 1.9 1.8 1.7 1.7 1.2 1.4 1.7 1.8 1.8 1.6 1.1 1.3 1.5 1.5 1.5 1.5 1.6 1.7 1.7 1.6 1.5 1.4 1.7 1.8 1.8 1.6 1.4 1.3 1.2 1.5 1.7 1.8 1.7 1.7 1.3 1.5 1.7 1.8 1.7 1.7 1.6 1.7 1.7 1.5 1.4 1.3 1.5 1.6 1.6 1.5 1.4 1.3 0.7 0.8 0.9 0.9 0.9 0.9 0.6 0.6 0.6 0.6 0.6 0.7 0.9 1.0 1.0 1.0 0.9 1.2 1.6 1.6 1.4 1.7 1.7 1.6 1.4 1.6 1.7 1.5 1.5 1.7 1.6 1.0 0.7 1.3 1.3 1.6 1.6 1.5 1.9 2.0 1.7 1.4 1.6 1.7 1.5 1.5 1.9 1.9 1.2 0.7 1.0 1.0 1.6 1.6 1.5 2.0 2.2 1.9 1.5 1.6 1.7 1.5 1.5 2.0 2.0 1.2 0.7 1.1 1.2 1.6 1.6 1.4 1.9 2.2 2.1 1.7 1.6 1.7 1.5 1.5 2.1 2.2 1.2 0.8 1.1 1.2 1.5 1.5 1.3 1.8 2.1 2.1 1.7 1.6 1.6 1.5 1.5 2.1 2.1 1.1 0.9 1.1 1.1 1.3 1.3 1.2 1.7 2.0 2.0 1.6 1.6 1.5 1.4 1.5 2.0 1.9 1.0 0.9 1.0 1.0 1.0 0.8 0.6 1.3 1.5 1.3 1.3 1.6 1.5 1.3 1.2 1.3 1.8 1.9 1.7 1.5 1.8 1.7 1.4 1.1 1.8 1.1 0.8 0.6 1.2 1.5 1.4 1.4 1.8 1.7 1.3 1.2 1.4 1.9 2.1 1.7 1.6 2.0 2.1 1.4 1.1 1.7 1.3 0.7 0.6 1.2 1.5 1.4 1.7 1.9 1.7 1.3 1.1 1.5 2.1 2.3 1.7 1.7 2.2 2.4 1.6 1.4 1.7 1.2 0.7 0.6 1.1 1.4 1.4 1.8 2.0 1.6 1.2 1.2 1.5 2.1 2.3 1.7 1.6 2.3 2.4 1.6 1.4 1.7 1.1 0.5 0.6 1.0 1.2 1.3 1.8 1.9 1.3 1.2 1.2 1.4 1.9 2.1 1.5 1.5 2.2 2.2 1.5 1.5 1.6 1.2 0.5 0.6 0.9 1.0 1.1 1.7 1.6 1.2 1.1 1.1 1.3 1.6 1.8 1.3 1.4 1.9 1.9 1.3 1.5 1.6 2.0 2.2 2.2 0.7 0.8 1.1 1.4 1.7 1.9 2.0 2.0 2.0 0.5 0.6 0.9 1.1 1.5 1.8 2.0 2.0 1.9 1.9 0.5 0.7 0.9 1.2 1.5 1.9 2.1 2.1 2.0 1.9 0.5 0.7 0.9 1.2 1.6 1.9 2.1 2.2 2.1 2.0 0.5 0.7 0.9 1.2 1.6 1.9 2.1 2.2 2.1 2.0 0.5 0.7 0.9 1.2 1.6 1.9 2.1 2.1 2.0 2.0 0.5 0.7 0.9 1.2 1.6 1.9 2.0 2.0 1.9 2.0 0.5 0.7 0.9 1.2 1.5 1.8 2.0 2.0 2.0 1.9 0.6 0.7 0.9 1.2 1.5 1.7 1.9 2.1 2.2 2.1 0.6 0.7 0.9 1.1 1.4 1.6 1.8 2.0 2.0 2.0 0.5 0.7 0.9 1.0 1.2 1.4 1.5 1.7 1.7 1.7 0.5 0.7 0.8 0.9 1.1 1.2 1.3 1.4 1.4 1.4 0.5 0.6 0.7 0.8 0.9 1.1 1.1 1.2 1.2 1.1 0.5 0.6 0.7 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.4 0.5 0.6 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.4 0.5 0.5 0.6 0.7 0.7 0.7 0.7 0.7 0.6 0.4 0.4 0.5 0.6 0.6 0.6 0.6 0.6 0.6 0.5 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 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2.7 2.8 2.7 2.5 2.3 2.2 2.1 2.1 2.1 2.2 2.4 2.5 2.6 2.6 2.5 2.6 2.6 2.5 2.5 2.4 2.3 2.6 0.9 1.0 1.0 1.0 1.1 1.2 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 2.1 2.2 2.4 2.5 2.7 2.8 2.9 2.9 3.0 3.0 2.9 2.9 2.8 2.8 2.6 2.5 2.3 2.2 2.2 2.1 2.1 2.2 2.3 2.5 2.6 2.7 2.7 2.8 2.8 2.8 2.7 2.6 2.6 2.8 2.6 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.5 1.6 1.7 1.7 1.8 2.0 2.1 2.2 2.3 2.5 2.6 2.8 2.8 2.9 2.9 3.0 2.9 2.9 2.9 2.8 2.7 2.5 2.4 2.2 2.1 2.1 2.1 2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 2.9 2.9 2.9 2.8 2.9 2.9 2.7 1.5 1.5 1.5 1.6 1.6 1.7 1.8 1.8 1.8 1.9 1.9 2.0 2.1 2.2 2.4 2.5 2.6 2.7 2.8 2.8 2.9 2.9 2.9 2.9 2.8 2.8 2.7 2.5 2.4 2.3 2.1 2.1 2.0 2.0 2.0 2.1 2.2 2.2 2.3 2.4 2.5 2.7 2.7 2.8 2.9 2.9 3.0 2.9 2.8 1.8 1.8 1.9 1.9 2.0 2.0 2.0 2.0 2.0 2.0 2.1 2.1 2.2 2.4 2.5 2.7 2.8 2.9 2.9 2.9 2.9 2.9 2.9 2.8 2.8 2.6 2.5 2.4 2.3 2.2 2.1 2.0 1.9 1.9 1.9 1.9 2.0 2.0 2.1 2.2 2.2 2.4 2.5 2.6 2.7 2.8 3.0 3.0 2.9 2.2 2.2 2.2 2.2 2.3 2.3 2.3 2.2 2.2 2.2 2.2 2.3 2.4 2.5 2.7 2.8 2.9 3.0 3.0 3.0 3.0 3.0 2.9 2.8 2.7 2.6 2.4 2.2 2.1 2.0 1.9 1.9 1.8 1.7 1.7 1.7 1.8 1.8 1.8 1.9 2.0 2.1 2.2 2.4 2.5 2.7 2.9 3.0 2.9 2.4 2.4 2.4 2.4 2.4 2.5 2.4 2.4 2.3 2.3 2.3 2.4 2.4 2.6 2.8 2.9 2.9 3.0 3.0 3.0 3.0 2.9 2.9 2.8 2.7 2.5 2.3 2.1 2.0 1.9 1.8 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.9 2.0 2.2 2.4 2.6 2.8 2.9 2.9 2.4 2.4 2.4 2.4 2.5 2.6 2.6 2.5 2.3 2.3 2.3 2.4 2.5 2.6 2.8 2.9 2.8 2.8 2.8 2.8 2.8 2.8 2.7 2.6 2.7 2.5 2.3 2.0 1.9 1.7 1.6 1.5 1.5 1.4 1.4 1.4 1.4 1.4 1.4 1.5 1.6 1.7 1.8 2.0 2.2 2.4 2.7 2.9 2.8 2.3 2.3 2.3 2.3 2.3 2.7 2.7 2.5 2.3 2.3 2.2 2.3 2.4 2.6 2.8 2.9 2.7 2.6 2.6 2.6 2.6 2.5 2.4 2.5 2.7 2.5 2.2 1.9 1.7 1.6 1.5 1.4 1.3 1.3 1.3 1.2 1.2 1.2 1.3 1.3 1.4 1.5 1.6 1.8 2.0 2.3 2.6 2.8 2.7 2.2 2.1 2.2 2.2 2.2 2.6 2.6 2.4 2.2 2.2 2.1 2.2 2.3 2.4 2.6 2.7 2.4 2.4 2.4 2.4 2.4 2.4 2.3 2.2 2.5 2.3 2.0 1.7 1.5 1.4 1.3 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.5 1.6 1.8 2.1 2.3 2.6 2.4 2.2 2.3 2.2 2.1 2.0 2.1 2.2 2.1 2.0 1.9 1.9 1.9 2.0 2.1 2.2 2.2 2.1 2.2 2.4 2.5 2.5 2.3 2.1 1.9 1.9 1.8 1.6 1.5 1.3 1.2 1.1 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.1 1.3 1.4 1.5 1.7 1.9 2.0 1.9 2.1 1.3 2.0 1.8 1.7 1.6 1.6 1.6 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.6 1.7 1.9 2.1 2.0 2.0 2.0 1.7 1.5 1.3 1.3 1.2 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.3 1.4 1.4 1.4 1.6 1.3 1.6 1.4 1.2 1.1 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.0 1.0 1.1 1.2 1.4 1.5 1.4 1.4 1.5 1.3 1.0 0.9 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.0 0.9 1.0 0.9 0.8 0.8 0.7 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.1 1.1 1.0 0.8 0.7 0.6 0.5 0.5 0.5 0.5 0.6 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6 0.7 0.6 0.6 0.6 2.9 2.3 1.9 1.8 2.1 2.0 1.9 1.7 1.8 1.8 1.8 1.9 1.7 2.0 1.6 1.8 1.5 1.4 1.3 1.7 1.5 1.7 1.7 1.6 1.8 1.4 1.3 1.2 2.1 1.9 1.6 2.3 2.4 1.8 1.9 2.0 1.8 2.4 2.3 1.8 2.0 2.0 1.7 1.4 1.4 1.4 1.3 1.3 1.2 1.3 1.3 1.9 1.8 1.8 1.9 1.7 1.3 1.1 0.8 0.8 0.7 0.7 1.4 1.7 1.7 1.4 1.8 1.7 1.8 1.8 1.6 1.7 1.9 1.9 1.9 1.3 1.8 1.7 1.5 2.1 2.4 2.2 2.0 1.6 1.8 1.9 1.6 1.9 1.6 1.0 0.8 0.7 1.2 1.7 1.6 1.4 2.1 2.4 2.3 2.0 1.7 1.8 1.8 1.7 1.6 1.1 0.9 0.7 1.5 1.4 1.9 1.9 1.9 1.9 1.7 1.6 1.5 1.5 1.5 1.2 1.2 1.3 1.2 1.6 2.1 1.9 0.7 0.8 0.9 1.2 1.9 1.7 1.2 1.2 1.3 1.5 1.8 2.1 2.0 2.0 1.9 1.9 1.9 2.0 1.9 1.9 1.4 1.1 1.1 0.7 0.7 0.9 1.4 2.1 1.1 1.2 1.7 2.3 2.1 2.0 1.9 1.8 1.7 1.7 2.0 2.2 2.2 1.5 1.2 1.2 1.1 1.2 1.7 1.9 1.9 1.8 0.7 0.9 1.2 1.3 1.4 1.4 1.4 1.3 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.2 1.3 0.7 1.0 1.3 1.4 1.5 1.6 1.5 1.4 1.3 1.2 1.1 1.1 1.1 1.1 1.2 1.3 1.4 0.7 1.1 1.4 1.6 1.6 1.7 1.7 1.6 1.5 1.4 1.3 1.2 1.3 1.3 1.4 1.4 1.6 0.7 1.2 1.6 1.7 1.8 1.9 1.9 1.8 1.6 1.5 1.5 1.4 1.4 1.5 1.6 1.6 1.7 0.8 1.3 1.8 1.9 2.1 2.1 2.1 1.9 1.8 1.8 1.7 1.6 1.6 1.7 1.8 1.8 1.9 0.9 1.5 2.0 2.2 2.3 2.4 2.3 2.1 2.0 2.0 1.9 1.9 1.8 2.1 1.9 2.0 2.1 1.0 1.7 2.3 2.6 2.7 2.6 2.5 2.3 2.2 2.2 2.2 2.2 2.1 2.4 2.2 2.2 2.3 1.3 2.3 2.7 2.9 3.0 2.9 2.6 2.5 2.5 2.5 2.5 2.6 2.6 2.8 2.6 2.7 2.6 1.1 2.6 2.8 3.0 3.1 3.0 2.7 2.6 2.6 2.8 2.9 3.3 3.5 4.1 3.6 3.4 3.0 1.5 2.5 2.9 3.1 3.1 3.0 2.8 2.6 2.7 3.0 3.2 3.7 4.1 5.6 4.3 3.8 3.3 1.0 1.9 2.6 2.9 3.0 3.0 2.8 2.7 2.8 3.0 3.2 3.8 4.2 5.7 4.2 3.7 3.3 0.9 1.6 2.3 2.7 2.8 2.9 2.8 2.7 2.8 2.9 3.0 3.4 3.6 4.3 3.8 3.6 3.1 0.8 1.5 2.2 2.5 2.7 2.8 2.8 2.7 2.7 2.7 2.7 2.8 2.7 3.0 2.9 3.0 2.9 0.8 1.5 2.2 2.4 2.6 2.8 2.8 2.7 2.6 2.5 2.5 2.4 2.4 2.7 2.7 2.7 2.7 0.8 1.4 2.1 2.4 2.6 2.8 2.8 2.7 2.5 2.4 2.3 2.2 2.2 2.6 2.6 2.6 2.7 0.8 1.4 2.1 2.5 2.7 2.9 2.8 2.7 2.5 2.4 2.2 2.1 2.2 2.5 2.7 2.7 2.7 0.8 1.5 2.2 2.5 2.8 2.9 2.9 2.7 2.5 2.3 2.2 2.2 2.3 2.6 2.9 2.9 2.9 0.8 1.6 2.3 2.7 2.9 3.0 2.9 2.7 2.5 2.4 2.4 2.4 2.5 2.8 3.2 3.2 3.2 0.9 1.7 2.5 2.9 3.0 3.0 2.9 2.7 2.5 2.4 2.5 2.6 2.8 3.3 3.7 3.6 3.5 1.2 2.2 2.8 3.1 3.2 3.1 2.8 2.6 2.4 2.4 2.5 2.8 3.1 3.7 4.0 3.9 3.8 1.0 2.7 2.8 3.1 3.2 3.1 2.7 2.5 2.3 2.3 2.5 2.9 3.2 3.9 4.3 4.1 4.0 1.3 2.4 2.7 2.9 3.0 2.9 2.6 2.3 2.2 2.1 2.5 3.1 3.7 4.7 5.0 4.6 4.2 0.9 1.8 2.4 2.6 2.7 2.6 2.4 2.2 2.1 2.1 2.2 3.3 4.5 5.6 5.6 4.8 4.4 0.7 1.3 1.8 2.1 2.1 2.0 1.9 1.7 1.6 1.6 1.6 2.3 3.5 5.1 4.9 4.2 4.0 1.1 1.5 1.7 1.7 1.7 1.5 1.3 1.2 1.2 1.4 2.0 2.9 3.8 4.1 3.6 3.4 2.5 3.1 3.1 3.2 1.8 2.4 2.6 2.8 1.6 2.0 2.2 2.5 1.4 1.8 2.0 2.2 1.2 1.6 1.8 2.0 1.0 1.4 1.6 1.8 1.0 1.3 1.1 3.1 2.5 2.4 2.3 2.3 2.4 2.8 3.2 3.4 3.2 2.8 2.7 2.5 2.4 2.5 2.9 3.3 3.5 3.3 3.0 2.8 2.7 2.6 2.5 2.8 3.2 3.2 3.1 2.8 2.7 2.5 2.4 2.4 2.5 2.9 2.7 2.6 2.4 2.2 2.1 2.0 2.0 2.2 2.4 2.2 2.1 1.9 1.8 1.7 1.6 1.7 1.9 2.0 1.8 1.7 1.5 1.4 1.4 1.3 1.4 1.5 1.7 1.5 1.4 1.3 1.2 1.1 1.1 1.2 1.3 1.4 1.3 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.2 1.2 1.1 1.0 1.0 0.9 0.9 1.0 1.0 1.2 1.1 1.0 1.0 0.9 0.9 0.9 0.9 1.0 1.1 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.9 1.1 1.1 1.0 1.0 1.0 0.9 0.9 0.9 0.9 1.1 1.1 1.1 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.2 1.1 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.2 1.2 1.3 1.3 1.4 1.3 1.3 1.1 1.0 1.3 1.3 1.4 1.5 1.6 1.6 1.5 1.2 1.0 1.4 1.4 1.6 1.8 1.9 1.9 1.8 1.4 1.0 1.5 1.6 1.8 2.0 2.3 2.3 2.2 1.6 1.0 1.5 1.7 2.1 2.3 2.5 2.7 2.5 1.8 1.1 1.5 1.8 2.2 2.4 2.5 2.5 2.2 1.8 1.3 1.5 1.8 2.3 2.6 2.5 2.4 2.4 2.1 1.6 1.5 1.8 2.3 2.6 2.6 2.5 2.5 2.5 2.0 1.5 1.9 2.3 2.7 2.7 2.5 2.5 1.6 1.4 1.5 1.9 2.3 2.6 2.6 2.4 2.4 2.4 1.9 1.6 1.8 2.2 2.5 2.5 2.3 2.2 2.0 1.6 1.6 1.8 2.2 2.4 2.5 2.5 2.2 1.7 1.3 1.6 1.8 2.0 2.2 2.5 2.5 2.3 1.6 1.0 1.6 1.7 1.8 2.0 2.1 2.1 1.9 1.4 0.9 1.5 1.6 1.6 1.7 1.8 1.8 1.6 1.2 0.7 1.5 1.5 1.5 1.6 1.6 1.5 1.4 1.0 0.7 1.4 1.5 1.5 1.5 1.5 1.5 1.3 1.0 0.7 1.4 1.4 1.5 1.5 1.6 1.6 1.6 1.5 1.3 1.3 1.4 1.4 1.4 1.5 1.6 1.7 1.7 1.6 1.2 1.3 1.2 1.2 1.2 1.2 1.2 1.1 1.0 1.2 1.1 1.1 1.0 1.0 0.9 0.9 0.8 0.6 1.1 1.0 1.0 0.9 0.8 0.7 0.7 0.6 1.2 1.0 1.0 0.9 0.8 0.7 0.6 0.5 1.2 1.1 1.1 1.0 0.9 0.8 0.7 0.5 1.3 1.2 1.2 1.2 1.3 1.3 1.3 1.2 1.3 1.2 1.3 1.3 1.4 1.5 1.5 1.3 1.3 1.2 1.2 1.2 1.2 1.2 1.0 0.9 1.2 1.1 1.1 1.1 1.1 1.0 0.8 0.6 1.1 1.1 1.1 1.1 1.1 1.0 0.8 0.6 1.1 1.1 1.2 1.2 1.1 1.1 0.9 0.7 1.1 1.2 1.3 1.3 1.3 1.2 1.1 0.8 1.2 1.3 1.4 1.5 1.6 1.5 1.3 1.0 1.4 1.4 1.6 1.7 1.9 1.8 1.7 1.2 1.5 1.6 1.8 2.0 2.2 2.3 2.0 1.4 1.7 1.8 2.1 2.3 2.5 2.6 2.3 1.5 1.7 1.9 2.2 2.4 2.4 2.3 2.0 1.6 1.7 2.0 2.3 2.6 2.5 2.3 2.2 2.0 1.7 2.0 2.4 2.6 2.6 2.4 2.3 2.3 1.7 2.0 2.4 2.7 2.6 2.4 2.3 2.1 1.0 1.7 2.0 2.4 2.6 2.6 2.3 2.3 2.1 1.5 1.6 1.9 2.3 2.5 2.5 2.3 2.1 1.7 1.2 1.6 1.9 2.2 2.4 2.5 2.6 2.2 1.5 0.9 1.5 1.8 2.0 2.2 2.4 2.5 2.2 1.5 0.8 1.4 1.6 1.7 1.9 2.0 2.0 1.8 1.3 0.7 1.4 1.4 1.5 1.6 1.7 1.7 1.5 1.1 0.7 1.3 1.3 1.4 1.4 1.4 1.4 1.2 0.9 1.2 1.2 1.2 1.2 1.2 1.2 1.0 0.8 1.2 1.1 1.1 1.1 1.0 1.0 0.9 0.7 1.2 1.1 1.0 1.0 1.0 0.9 0.8 0.6 1.2 1.1 1.1 1.1 1.0 1.0 0.8 0.6 1.3 1.1 1.2 1.2 1.3 1.4 1.3 1.2 1.2 1.1 1.2 1.3 1.5 1.6 1.7 1.6 1.1 1.0 1.0 1.1 1.2 1.2 1.2 1.2 0.9 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.8 0.8 0.8 0.7 0.7 1.0 0.8 0.8 0.7 0.7 0.7 0.8 0.8 1.1 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.2 1.0 0.9 0.9 0.9 0.8 0.9 0.9 1.2 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.3 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.3 1.3 1.3 1.4 1.4 1.4 1.4 1.2 1.3 1.4 1.6 1.7 1.7 1.7 1.5 1.4 1.6 1.8 2.0 2.1 2.1 1.8 1.5 1.8 2.0 2.3 2.5 2.6 2.3 1.5 1.8 2.2 2.4 2.5 2.5 2.2 1.5 1.8 2.2 2.5 2.5 2.4 2.4 1.4 1.8 2.3 2.6 2.7 2.5 2.6 1.2 1.4 1.8 2.2 2.6 2.8 2.7 2.6 1.1 1.4 1.7 2.2 2.6 2.8 2.7 2.6 2.8 1.0 1.0 1.2 1.4 1.7 2.1 2.6 2.8 2.7 2.6 2.5 2.1 0.9 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.1 1.1 1.2 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.1 2.7 2.8 2.8 2.8 2.7 3.0 2.8 2.4 2.1 1.9 1.7 1.5 1.4 1.3 1.2 1.1 1.1 1.1 1.0 1.0 1.0 1.0 1.0 1.1 1.2 1.4 1.7 2.1 2.5 2.7 2.8 2.8 2.6 2.0 1.4 0.9 1.0 1.1 1.2 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.3 1.3 1.3 1.6 1.7 1.8 2.0 2.2 1.9 2.1 2.0 2.9 2.9 2.9 2.9 2.8 2.8 2.7 2.4 2.1 1.9 1.7 1.5 1.4 1.3 1.3 1.2 1.2 1.2 1.1 1.1 1.1 1.1 1.1 1.2 1.3 1.4 1.7 2.1 2.4 2.7 2.9 3.0 2.8 2.1 1.3 1.1 1.0 1.1 1.1 1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.8 1.8 1.7 1.7 1.6 1.6 1.5 1.3 1.2 1.1 1.0 0.9 1.0 1.1 1.3 1.4 1.5 1.5 1.5 1.6 1.6 1.6 1.6 1.6 1.5 1.1 1.2 1.3 1.4 1.4 1.4 1.5 1.5 1.5 1.6 1.6 1.6 1.7 1.7 1.7 1.7 1.8 1.9 2.1 2.3 2.5 2.7 2.5 2.3 2.4 2.4 2.4 2.4 2.3 2.5 2.2 2.7 2.7 2.7 2.7 2.7 2.6 2.4 2.2 2.0 1.8 1.7 1.6 1.5 1.4 1.4 1.3 1.3 1.3 1.3 1.2 1.2 1.2 1.2 1.3 1.4 1.5 1.8 2.0 2.3 2.5 2.7 2.7 2.5 2.0 1.4 1.1 1.1 1.1 1.1 1.2 1.3 1.4 1.5 1.7 1.9 2.1 2.2 2.2 2.2 2.2 2.1 2.0 1.9 1.8 1.5 1.3 1.2 1.1 1.0 0.9 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.8 0.9 1.0 1.2 1.3 1.5 1.7 1.9 1.9 2.0 2.0 2.0 2.0 2.0 1.9 1.8 1.6 1.4 1.3 1.2 1.1 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.4 1.5 1.7 1.8 1.9 1.9 1.9 2.0 2.0 2.0 2.0 2.0 1.9 1.8 1.8 1.8 1.9 2.0 2.2 2.4 2.7 2.7 2.4 2.4 2.5 2.4 2.3 2.3 2.6 2.3 2.3 2.2 2.3 2.3 2.3 2.3 2.2 2.0 1.8 1.7 1.7 1.6 1.5 1.5 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.5 1.5 1.7 1.9 2.0 2.2 2.4 2.4 2.4 2.3 1.9 1.5 1.1 1.1 1.1 1.2 1.2 1.4 1.5 1.7 1.9 2.2 2.4 2.6 2.7 2.7 2.6 2.6 2.4 2.3 2.0 1.7 1.5 1.3 1.1 1.0 0.9 0.8 0.7 0.7 0.6 0.6 0.7 0.8 0.8 1.0 1.2 1.3 1.5 1.8 2.0 2.2 2.4 2.5 2.5 2.5 2.5 2.3 2.2 2.0 1.8 1.6 1.4 1.3 1.1 1.1 1.0 1.0 1.1 1.2 1.3 1.4 1.5 1.7 2.0 2.2 2.3 2.4 2.5 2.5 2.5 2.4 2.4 2.2 2.1 1.9 1.9 1.9 1.9 2.0 2.1 2.4 2.6 2.6 2.6 2.6 2.7 2.6 2.5 2.4 2.4 2.2 1.8 1.7 1.7 1.8 1.8 1.9 1.8 1.8 1.7 1.6 1.6 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.7 1.7 1.6 1.7 1.7 1.7 1.8 1.9 2.0 2.1 2.2 2.3 2.3 2.2 2.1 1.8 1.4 1.2 1.1 1.1 1.1 1.2 1.4 1.6 1.8 2.1 2.5 2.7 2.7 2.9 2.9 2.8 2.7 2.6 2.5 2.3 1.9 1.6 1.4 1.2 1.0 0.9 0.8 0.7 0.6 0.6 0.6 0.7 0.8 0.9 1.1 1.3 1.5 1.7 2.0 2.4 2.5 2.6 2.7 2.7 2.7 2.6 2.5 2.5 2.3 1.9 1.7 1.4 1.3 1.1 1.1 1.0 1.1 1.1 1.2 1.4 1.5 1.7 2.0 2.3 2.5 2.6 2.7 2.8 2.8 2.8 2.7 2.6 2.5 2.3 2.1 2.0 1.9 1.9 1.9 2.0 2.2 2.4 2.5 2.6 2.7 2.7 2.6 2.5 2.4 2.2 2.0 1.4 1.3 1.4 1.4 1.5 1.5 1.6 1.5 1.5 1.5 1.5 1.5 1.5 1.5 1.6 1.6 1.7 1.8 1.9 2.0 2.0 2.0 2.1 2.1 2.2 2.2 2.3 2.3 2.3 2.3 2.2 2.1 1.9 1.7 1.4 1.2 1.1 1.1 1.1 1.2 1.4 1.6 1.9 2.2 2.6 2.8 2.6 2.7 2.8 2.7 2.6 2.5 2.7 2.5 2.0 1.7 1.4 1.1 1.0 0.8 0.7 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.3 1.6 1.9 2.2 2.6 2.7 2.5 2.6 2.7 2.7 2.6 2.5 2.7 2.5 2.0 1.7 1.4 1.3 1.1 1.1 1.0 1.1 1.2 1.3 1.4 1.6 1.9 2.2 2.6 2.8 2.7 2.8 2.9 2.9 2.8 2.7 2.8 2.8 2.4 2.2 1.9 1.8 1.8 1.8 1.9 2.0 2.2 2.3 2.4 2.4 2.4 2.3 2.2 2.1 2.0 1.8 1.2 1.1 1.1 1.1 1.2 1.3 1.3 1.4 1.4 1.4 1.5 1.4 1.5 1.6 1.7 1.7 1.8 2.0 2.2 2.4 2.4 2.5 2.6 2.6 2.7 2.7 2.6 2.6 2.4 2.3 2.1 2.0 1.8 1.6 1.4 1.1 1.0 1.0 1.0 1.1 1.3 1.5 1.8 2.2 2.6 2.8 2.5 2.5 2.6 2.5 2.5 2.4 2.8 2.5 2.1 1.7 1.4 1.2 1.0 0.8 0.7 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.2 1.4 1.6 1.9 2.2 2.6 2.8 2.5 2.6 2.6 2.6 2.5 2.5 2.8 2.5 2.0 1.7 1.4 1.2 1.1 1.1 1.1 1.2 1.2 1.3 1.5 1.7 1.9 2.3 2.7 2.9 2.7 2.7 2.8 2.8 2.7 2.7 3.0 2.9 2.5 2.1 1.9 1.8 1.8 1.8 1.8 1.9 2.0 2.0 1.1 0.9 0.9 1.0 1.0 1.1 1.2 1.2 1.2 1.3 1.4 1.4 1.5 1.5 1.7 1.8 2.0 2.2 2.5 2.7 2.8 2.9 3.0 3.0 3.0 3.0 2.9 2.8 2.5 2.3 2.1 1.9 1.7 1.5 1.3 1.1 1.0 0.9 0.9 1.0 1.1 1.3 1.6 1.8 2.1 2.1 2.2 2.5 2.7 2.7 2.2 2.2 2.1 1.8 1.6 1.4 1.2 1.1 1.0 0.9 0.7 0.7 0.9 1.0 1.1 1.2 1.3 1.3 1.4 1.6 1.8 2.0 2.2 2.2 2.3 2.6 2.9 2.9 2.6 2.4 2.5 2.4 2.1 1.8 1.4 1.3 1.3 1.3 1.3 1.4 1.4 1.4 1.5 1.6 1.9 2.1 2.4 2.6 2.5 2.7 2.9 2.9 2.8 2.7 2.8 2.8 2.5 2.1 1.8 1.9 2.0 2.0 2.0 2.0 1.9 1.8 1.1 0.9 0.8 0.9 0.9 1.0 1.0 1.1 1.1 1.2 1.3 1.3 1.4 1.5 1.7 1.8 2.1 2.4 2.7 2.9 2.9 3.0 3.1 3.2 3.1 3.0 3.0 2.9 2.7 2.3 2.1 1.8 1.6 1.4 1.2 1.0 1.1 0.9 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.1 1.2 1.3 1.3 1.5 1.6 1.8 2.1 2.4 2.8 3.2 2.9 2.9 3.0 3.0 2.9 2.8 3.1 3.1 2.7 2.3 2.0 1.7 1.5 1.3 1.1 1.3 0.9 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.1 1.1 1.2 1.3 1.4 1.5 1.7 2.0 2.3 2.7 3.0 2.7 2.8 2.9 2.8 2.8 2.7 2.9 2.9 2.5 2.1 1.9 1.6 1.4 1.2 2.8 2.4 2.2 2.2 2.0 1.8 1.6 1.4 1.2 1.1 1.6 1.4 1.4 1.3 1.3 1.2 1.1 1.0 0.9 1.0 1.0 1.1 1.1 1.0 0.9 0.9 0.9 1.0 1.0 1.0 1.0 1.0 0.9 0.9 1.0 1.1 1.1 1.1 1.0 0.9 1.0 1.1 1.2 1.3 1.3 1.2 1.0 1.1 1.2 1.4 1.5 1.5 1.5 1.2 1.4 1.5 1.7 1.8 1.8 1.3 1.5 1.7 2.0 2.1 2.2 1.3 1.7 2.0 2.3 2.5 2.6 1.4 1.8 2.2 2.4 2.6 2.6 1.4 1.8 2.3 2.6 2.5 2.4 1.4 1.8 2.3 2.7 2.7 2.5 1.4 1.9 2.4 2.7 2.7 2.5 1.5 1.9 2.4 2.7 2.7 2.5 1.5 1.8 2.3 2.6 2.6 2.4 1.5 1.8 2.2 2.5 2.6 2.5 1.4 1.8 2.1 2.4 2.6 2.8 1.4 1.6 1.9 2.1 2.3 2.4 1.3 1.5 1.6 1.8 2.0 2.0 1.2 1.3 1.4 1.6 1.6 1.7 1.1 1.2 1.3 1.3 1.4 1.4 1.0 1.1 1.1 1.1 1.1 1.2 1.1 1.1 1.0 1.0 0.9 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.9 1.0 0.9 0.8 0.7 0.7 0.7 0.7 0.7 0.9 0.9 0.7 0.7 0.6 0.6 0.6 0.6 0.7 0.8 0.6 0.6 0.6 0.6 0.5 0.5 0.6 0.8 0.6 0.6 0.6 0.5 0.5 0.7 0.6 0.6 0.5 0.5 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.5 0.5 0.7 0.7 0.7 0.7 0.6 0.6 0.6 0.7 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.8 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.9 1.1 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.2 1.1 1.1 1.2 1.2 1.2 1.2 1.1 1.3 1.3 1.3 1.4 1.5 1.5 1.5 1.3 1.4 1.4 1.5 1.6 1.7 1.8 1.8 1.5 1.4 1.6 1.7 1.9 2.1 2.2 2.2 1.8 1.4 1.7 2.0 2.2 2.5 2.7 2.6 2.0 1.4 1.7 2.1 2.4 2.6 2.7 2.5 2.0 1.4 1.7 2.2 2.5 2.6 2.5 2.5 2.3 1.4 1.7 2.2 2.6 2.8 2.7 2.6 2.7 1.4 1.7 2.3 2.7 2.9 2.7 2.6 1.8 1.4 1.7 2.3 2.7 2.8 2.7 2.7 2.9 1.4 1.8 2.2 2.6 2.8 2.7 2.6 2.6 1.4 1.8 2.2 2.6 2.7 2.7 2.6 2.3 1.8 2.2 2.5 2.7 2.9 2.9 2.3 1.8 2.1 2.3 2.5 2.6 2.5 2.1 1.8 2.0 2.1 2.2 2.2 2.1 1.8 1.8 1.9 2.0 2.0 1.9 1.7 1.5 1.9 1.9 1.9 1.8 1.7 1.5 1.2 2.0 1.9 1.8 1.7 1.5 1.3 1.0 2.1 2.0 1.8 1.5 1.3 1.1 1.0 2.3 2.0 1.7 1.4 1.2 1.0 0.9 2.5 2.1 1.7 1.4 1.2 1.0 1.0 2.7 2.1 1.7 1.4 1.2 1.0 1.0 2.7 2.1 1.7 1.4 1.2 1.0 1.0 2.7 2.2 1.8 1.5 1.2 1.1 1.1 2.6 2.2 1.8 1.5 1.3 1.2 1.1 2.5 2.3 1.9 1.7 1.4 1.3 1.1 2.5 2.3 2.1 1.8 1.6 1.4 1.2 2.6 2.5 2.2 2.0 1.7 1.5 1.3 2.8 2.6 2.4 2.1 1.9 1.6 1.3 3.0 2.8 2.6 2.3 2.0 1.7 1.4 3.2 3.0 2.8 2.5 2.1 1.8 1.5 3.5 3.2 2.9 2.6 2.2 1.9 1.6 3.7 3.4 3.1 2.8 2.4 2.1 1.7 3.9 3.6 3.2 3.0 2.7 2.4 1.9 4.1 3.8 3.5 3.2 3.0 2.6 2.0 4.0 3.6 3.4 3.3 3.2 2.8 2.2 3.6 3.5 3.4 3.3 3.2 2.7 2.1 3.4 3.5 3.4 3.1 2.8 2.5 2.2 3.3 3.5 3.5 3.2 2.8 2.6 2.4 3.0 3.4 3.5 3.2 2.9 2.7 2.3 2.8 3.2 3.4 3.2 2.9 2.7 2.6 2.6 3.0 3.2 3.1 2.8 2.6 2.2 2.5 2.9 3.1 3.0 2.8 2.4 1.9 2.3 2.7 2.9 3.0 3.1 2.7 1.9 2.1 2.4 2.7 2.8 2.8 2.5 1.9 1.9 2.2 2.4 2.6 2.5 2.3 1.8 2.1 2.3 2.4 2.4 2.3 2.1 1.7 2.6 2.6 2.6 2.5 2.3 2.1 1.7 YOWANTO ENGINERING, INC. 2705 TOWNE AVE., #C POMONA, CA 91767 909-626-6291 iyowanto@yowantoeng.com TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 Ph o n e ( 9 0 9 ) 3 5 6 - 1 8 1 5 Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g - L a n d P l a n n i n g Fo n t a n a , C a l i f o r n i a 9 2 3 3 5 AL L A R D E N G I N E E R I N G Fa x ( 9 0 9 ) 3 5 6 - 1 7 9 5 16 8 6 6 S e v i l l e A v e n u e Pr e p a r e d B y : Re y n o l d R . A l l a r d , R . C . E . 7 9 0 8 6 D a t e Pr e p a r e d F o r : NE W B R I D G E H O M E S TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 BA S E L I N E & E T I W A N D A LIGHTING PHOTOMETRIC PLAN SCALE: 1" = 50'-0" 1 E-2C E-3 YOWANTO ENGINERING, INC. 2705 TOWNE AVE., #C POMONA, CA 91767 909-626-6291 iyowanto@yowantoeng.com TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 Ph o n e ( 9 0 9 ) 3 5 6 - 1 8 1 5 Ci v i l E n g i n e e r i n g - L a n d S u r v e y i n g - L a n d P l a n n i n g Fo n t a n a , C a l i f o r n i a 9 2 3 3 5 AL L A R D E N G I N E E R I N G Fa x ( 9 0 9 ) 3 5 6 - 1 7 9 5 16 8 6 6 S e v i l l e A v e n u e Pr e p a r e d B y : Re y n o l d R . A l l a r d , R . C . E . 7 9 0 8 6 D a t e Pr e p a r e d F o r : NE W B R I D G E H O M E S TE N T A T I V E T R A C T M A P N O . 2 0 7 9 0 BA S E L I N E & E T I W A N D A 3" C L R CLR 3" 6-#5 VERT. EQUALLY SPACED 24"Ø 2" #3 TIES @ 12" O.C. 3-#3 TIES @ 1 1/2" O.C. SQUARE STRAIGHT STEEL POLE BLACK PAINTED FINISH. CONC. POLE FOOTING F.G. 1. ALL CONCRETE SHALL CONFORM TO 2022 CBC. 2. CEMENT SHALL CONFORM TO A.S.T.M. (C-150) TYPE II / V 3. MINIMUM CONCRETE COMPRESSIVE STRENGTHS AT 28 DAYS (MAX WATER/CEMENT RATIO = .45 & MAX. SLUMP=4") SHALL BE AS FOLLOWS: FOUNDATION.................3000 PSI (NORMAL WEIGHT) CONCRETE NOTE: (MIN. REQUIREMENT) 2' - 6 " 5' - 6 " 12 ' - 6 " M A X . T O T O P O F P O L E LIGHT FIXTURE TYPE PER PLAN DRC2024-00429 [Vineyard Crossing] - Etiwanda and Baseline Mixed Use ATTACHMENT A PROPERTY & PROJECT DESCRIPTION I.PROPERTY OVERVIEW The subject site (the “Property”) is a T-shaped property comprised of six adjacent parcels located at the northeast corner of Etiwanda Avenue to Shelby Place along Baseline Road in the City of Rancho Cucamonga (“City”). The total gross site area (after anticipated right-of-way dedications to the City) is approximately 9.37 gross acres, and 408,157 square feet (“sf”). The site is commonly identified as 12906-13042 Baseline Road. The addresses, APNs and land use designations for each parcel are as follows: # Address APN Acreage Land Use & Zoning Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) Rancho Cucamonga, CA 91739 Zoning: CE1 (Center 1 Zone) As shown on the site aerial below, the Property is currently vacant and undeveloped. The entire Property was previously used for agriculture, specifically orange production, from the late 1930s to late 1940s. The orange groves were removed from the southern half of the Property in 1949 and the balance of the groves on the northern side of the Property were removed by 1959. The Property has not had any additional agricultural uses since that time. A small auto repair shop was located at the southwest corner of the site that operated during the 1970s and 1980s; however, the structure was removed in 2006. Other than this small auto use, the Property has been vacant since approximately 1960. Mature trees are present in limited areas along the western, northern and eastern perimeters of the Property with the most prominent being a row of mature trees within the right-of-way along the east side of Etiwanda Avenue. Exhibit C    Page 60 PlanRC 2040 designates the Property as “Traditional Town Center” and “Neighborhood Activity Node.” The Property is zoned Center 1 Zone (CE1). II. SURROUNDING PROPERTIES & USES North Single-family residence, Grapeland Elementary School, and Residential Triplex CE-1 / P 7257 Etiwanda Ave. 7128-7192 Etiwanda Ave. 7258 Private Road East Single-family residences and undeveloped mixed use zoned parcel LM/CE-1 Various residential address listings. listings.    Page 61 Direction Use Zoning Address West Single-family residences CE-1 / LM Various residential address listings. III. PROJECT DESCRIPTION Proposed Project As shown on the concurrently-submitted Site Plan, NH Etiwanda, LLC (“Applicant”) proposes to develop the Property for a density bonus mixed-use project comprised of (1) approximately 180 multi-family for-sale units, including 5% very-low income units, in 24 three-story buildings totaling approximately 330,053 sf of residential living space; and (2) one (1) commercial building containing approximately 8,100 sf of commercial space (the “Project”). The Project’s height and density are well within the authorized minimum and maximum limitations imposed by the Property’s General Plan land use designation of Traditional Town Center and Form Based Code Zoning designation of Center 1: FBC Zoning – Center 1 Allowed in Center 1 Zone Proposed Project Dwelling Units Per Acre (Residential) 30 DU/AC (282 Homes) 180 Homes Total Stories (max) 4 Story Vertical Mixed Use with Residential homes built above ground floor commercial story residential homes and separate single story retail corner Commercial Floor Area Ratio FAR of .2 to .6 (would allow for 81,892 to 245,675 of commercial SF based on lot size) The Project will integrate approximately 42,190 sf of common/public open space, 44,414 sf of private open space (excluding private decks), and includes interior roads and alleys providing access to each unit. In accordance with the City’s public open space requirements (Rancho Cucamonga Municipal Code (“RCMC”)), the common open space will include (1) two (2) pocket parks totaling approximately 1,800 sf; (2) paseos throughout the Project; and (3) an approximately 9,500 sf central recreation area that will be activated with a pool, spa, bbq facilities, restroom facility, and other resident-serving amenities. Access to the site will be from Baseline Road and Aviary Drive/Shelby Place. In accordance with the Building Type Standards of the City’s form-based Code (RCMC Section 17.130.060), the Project includes the following three building types, all of which are permitted under the Property’s CE1 zoning: • Residential Buildings – A combination of Courtyard and Rowhouse; and    Page 62 • Commercial Building – Main Street. The Project will include a total of 413 surface and garage parking spaces including: • 360 residential parking spaces in two-car garages; • 20 residential on-site surface parking spaces, including 8 head in and 12 parallel parking spaces along the interior roadway; and • 33 commercial spaces, including 31 spaces in the parking lot north of the commercial building and 2 parallel parking spaces on the main drive aisle directly across from the commercial parking area. The Project’s residential area is significantly over-parked given that the applicable residential parking standard under state density bonus law is only 348 spaces and 380 spaces are provided (see breakdown in DBL narrative below). This amount of residential parking is considered appropriate and sufficient to support the successful operation of the proposed Project for-sale residential uses. The Project’s retail parking complies with the RCMC. Given the unique site shape, designation of Baseline Road as a truck route and vehicle focused corridor, adjacent Grapeland Elementary School (and associated traffic flow at that corner), the closed central median along the entire Baseline Road frontage, and substantial existing retail within 1 mile of the Property, the viability of commercial uses within the site are limited and therefore commercial uses have been focused on the eastern portion of Baseline Road along the major project frontage. The retail pad and proposed supporting parking has been designed in a manner that supports this commercial use while avoiding conflicts with adjacent residential and school uses. Site Improvements In addition to the architectural improvements, the site work will include paving, curbs and gutters for on-site parking and drives, underground water mains, sewer mains, gas, telephone, electric and communications facilities, trash enclosures and underground water quality/stormwater detention basins. Offsite improvements in connection with the Project will include: • Etiwanda Avenue – keep existing curb & gutter along east side of street to maintain, existing curb, undergrounding of existing overhead utilities, replacing the existing asphalt sidewalk with new concrete sidewalk and addition of new streetlights and patio entries on east side of right-of-way. • Baseline Road – addition of new curb & gutter adjacent to the Project and completion of ROW improvements along the frontage road with addition of third traffic lane, bike lane, new 5’ sidewalk, 6’ parkway, streetlights, pavement rehabilitation, signing & striping and undergrounding of overhead utilities.    Page 63 • Shelby Place - addition of new curb & gutter adjacent to the Project and completion of ROW improvements along the frontage road with parallel parking, relocate street light, new sidewalk, streetlights, pavement rehabilitation and signing & striping. Stormwater System In the existing condition, the Property slopes generally from the NW corner toward the SE corner. The developed condition will emulate this condition. All rainfall on the roof of the Project buildings will be captured by roof drains and conveyed to concrete swales or curb & gutter in the parking and drive areas. The runoff in the gutters will be intercepted by grate inlets or catch basins at strategic locations and conveyed through storm drain pipes to underground vaults acting as infiltration basins. As noted above, the project site generally slopes from northwest to southeast and into the existing temporary drainage inlet connected to an existing 54” RCP pipe located on the north side of Baseline Road. This is consistent with the City of Rancho Cucamonga’s Master Plan of Drainage. The proposed drainage solution will be designed with basins for water quality and water detention purposes and would essentially emulate the existing flow patterns. Ultimate design and approval will be obtained from the City. Water System The on-site water system for the Project is anticipated to include 6” to 8” water lines that will be connected to an existing 12” water main at the main project entrance at Baseline Road and to an existing water main at the intersection of Shelby Place and Aviary Drive on the east side of the site. This will provide a looped system within the site to provide water service for domestic use, fire protection and landscape irrigation. Sewer System All buildings in the proposed Project will be served by a network of 6” and 8” gravity sewer lines, all of which will flow toward the SE corner of the subject site. A single connection will be made to a new 8” sewer main that will be extended to the Project from the existing 8” sewer main located at the intersection of Baseline Road and Shelby Place/Aviary Drive. IV. ANTICIPATED ENTITLEMENTS & APPROVALS It is anticipated that the Project will require the following entitlements and approvals from the City: 1. Major Design Review. The Applicant requests a Major Design Review pursuant to Development Code §§ 17.138.010(A), 17.138.010(C)(1)(b) and 17.138.020(A) to allow for new development upon sites 3 acres or larger. As the Project proposes to develop Property that is 9.54 gross acres in size, a major design review will be necessary. 2. Parcel Map / Tentative Tract Map. A parcel map will be processed to merge the parcels that form the Property into a residential parcel and a commercial parcel. A tentative tract    Page 64 map for condominium purposes will be required for the residential parcel. Applicant will file the parcel map and tract map to create the development site and condominium units, and to affect the dedication of additional right-of-way, access & public utility easements for the Project. (RCMC § 16.49.030(A).) 3. SB 330. The Project is a “housing development project” under the Housing Accountability Act. (Gov. Code § 65589.5(h)(2).) Applicant previously submitted a preliminary application under SB 330 on December 16, 2024. (Gov. Code section 65589.5(o)(1). The Project was substantially revised and on April 29, 2025, applicant submitted an updated preliminary application concurrent with its (Gov. Code section 65589.5(o)(1).) full development application pursuant to SB 330. (Gov. Code § 65941.1(d)(1).) A preliminary application is “deemed complete” automatically if it includes all of the materials in Government Code Section 65941.1(a), and the Project’s revised preliminary application included all required items. 4. Density Bonus Law. The Applicant requests a Density Bonus Compliance Review pursuant to State Density Bonus Law, California Government Code sections 65915-65918 (“DBL”) and Rancho Cucamonga Municipal Code section 17.46.070(A). The requested incentive, waivers and parking reductions applicable to the Project under state and local DBL are set forth in Attachment B, Density Bonus Law Narrative and as further set forth on the Compliance Table set forth in the submitted plan set. 5. AB 130 Exemption. As this Project will require discretionary approvals, the City as lead agency must comply with the California Environmental Quality Act (“CEQA”). Here, the Project is exempt from CEQA because it qualifies as an urban infill housing development project under AB 130. Additionally, as the Project has been designed to comply with the General Plan in all respects, many of its environmental impacts are assessed in the Program EIR adopted for PlanRC 2040 (and its supporting studies), which analyzes the Project site.    Page 65 ATTACHMENT B V. DENSITY BONUS LAW NARRATIVE The Applicant requests a Density Bonus Compliance Review pursuant to State DBL and RCMC section 17.46.070(A). The Project proposes to create 180 new for-sale dwelling units (180 condominium units), including 9 dwelling units (5% of 180 Project units) for very-low income (“VLI”) households, with the following on-menu incentive: Reduction in 33% minimum non-residential use mix for the CE1 Zone (RCMC Table 17.138.030-2) and related 50/50 target use mix ratio for the Traditional Town Center land use designation under the General Plan (p. 61; Table LC-1) to allow the reduced commercial proposed by the Site Plan for the project. As set forth below, the Project will also require multiple waivers that would physically preclude the construction of the Project at the density and with the incentive proposed. A. Density Bonus. Under the DBL, projects that include a minimum of 5% VLI units are entitled to a 20% residential density bonus. (Gov. Code § 65915(f)(1) & (2); RCMC § 17.46.020.) The increase in residential density would be calculated by multiplying the maximum base residential density allowed by the percentage density bonus. The percent of affordable housing that must be set aside is a percentage of the base number of units, not the total number of units after the density bonus units are added. (Gov. Code § 65915(o)(6)(A).) We note that a city does not have discretion to deny a density bonus to a qualifying project. A request for a density bonus under the DBL must be granted “when an applicant for a housing development seeks and agrees to construct a housing development” that meets one or more of the statute’s thresholds. (Wollmer v. City of Berkeley (2011) 193 Cal. App. 4th 1329, 1339.) Here, as detailed in the Project Description and density table on page 3 above, the Applicant is entitled to but is not utilizing its 20% density bonus to increase the Project density. B. Incentive. As the Project will allocate five percent of the total units of a housing development for VLI households in a 100% for-sale project, the Applicant is entitled to one incentive. (Gov. Code § 65915(D)(2); RCMC §§ 17.46.020(B), 17.46.040(B).) This can be any modification to the City’s zoning and development standards which results in “identifiable and actual cost reductions” towards providing the affordable housing. (Gov. Code § 65915(k); RCMC § 17.46.040(B).) Pursuant to the RCMC, available on-menu incentives include: “A reduction in the site development standards or a modification of this title’s requirements or architectural design requirements . . . including, but not limited to, a reduction in . . . square footage requirements . . . that would otherwise be required and that results in identifiable, financially sufficient, and actual cost reductions to provide for affordable housing costs or rents.” (Gov. Code § 65915(k)(1); RCMC § 17.46.040(C)(1).) Here the Project’s chosen incentive is a reduction in the site development standards and square footage requirements that generally require a 33% minimum    Page 66 non-residential use mix for the CE1 Zone (RCMC Table 17.138.030-2) and related 50/50 target use mix ratio for the Traditional Town Center land use designation under the General Plan (p. 61; Table LC-1) to allow the approximately 5% non-residential proposed by the Site Plan for the Project 1. C. Waivers. In addition to incentives, the DBL prohibits the City from applying development standards that would physically preclude the construction of the project at the density proposed. (Gov. Code § 65915(e)(1); RCMC § 17.46.030(E).) Unlike incentives, which require a certain amount of affordable set aside, the number of waivers a developer can seek is, subject to this standard, unlimited. Development waivers are subject to the same standard of review as incentives: the City must grant the requested waivers unless it can find, based on substantial evidence, that the waiver or reduction would cause a specific, adverse impact upon physical health or safety that cannot be mitigated, or that the waiver or reduction would be contrary to state or federal law. (RCMC § 17.46.030(E) [“city shall not apply any development standard that would have the effect of physically precluding the construction of a housing development meeting the requirements of section 17.46.020 (Eligibility) at the densities or with the incentives or concessions permitted by this chapter”].) This Project will further require City waiver of any development standards that would physically preclude the construction of the Project at the density and with the incentive proposed. (Gov. Code § 65915(e)(1); RCMC § 17.46.030(E).) At the time, Applicant is aware that the Project as currently designed will require the waivers set forth below and in the submitted Project plan set “Compliance Table”, and reserves the right to revise and augment this list in coordination with the City as the Site Plan is revised and finalized. 1. Waiver 1 – Building Massing, Design & Dimensional Requirements for Courtyard, Rowhouse & Main Street Buildings. The Project as shown in the updated site plan includes the following 3 building types, all of which are permitted in the CE1 Zone: 1. Residential Buildings – A combination of Courtyard and Rowhouse; 2. Commercial Building – Main Street However, in order to accommodate the residential density afforded by Applicant’s density bonus the Project will require a waiver of certain building massing, dimensional requirements and open space requirements for the Project buildings, which otherwise comply with all other form-based Code requirements for Courtyard, Rowhouse and Main Street Buildings as applicable. Additionally, some of the requested waivers shall create a diversity of residential product within the same building type, including attached and detached units. 1 The proposed commercial and non-residential areas are approximately 5% of the on-site uses (17,600 SF/ 347,816 SF). The retail area, not including the amenity areas, is approximately 2.3% of the total onsite building square footage (8,100 SF / 347,815 total SF).    Page 67 Currently, Applicant therefore proposes utilizing a density bonus waiver of the following dimensional requirements for CE1 Form-Based Zone (RCMC § 17.130.060): • Courtyard and Rowhouse Building Entrances and Access (RCMC § 17.130.060 (D) and (E)) o Required: Entrances must face private frontage area or courtyards o Proposed with Waiver: Project units along Etiwanda, Baseline and Shelby Place have front entrances that face the public street and/or right-of-way. • Minimum Built Percentage Along Primary Frontage (RCMC § 17.130.050; Table 17.130.050-1) o Required: 80% along primary frontage o Proposed with Waiver: 66% along primary frontage (Baseline Road) • Maximum Depth of Courtyard of Courtyard Buildings (RCMC § 17.130.060(E)) o Required: 75 feet o Proposed with Waiver: 129 feet • Configuration of Courtyard Buildings (RCMC § 17.130.060(E)) o Required: Attached Units o Proposed with Waiver: Multiple Detached Units • Maximum Width of Unit Within a Rowhouse Building (RCMC § 17.130.060(D)) o Required: 30 feet o Proposed with Waiver: 32 feet • Massing & Paseos of Main Street Building (RCMC § 17.130.060(C)) o Maximum Depth of Main Street Building  Required: 100 feet  Proposed with Waiver: 108’ 9” feet o Required Paseos  Required: Paseo required if Main Street building frontage is larger than 150 feet wide.  Proposed with Waiver: Paseo required if Main Street building frontage is larger than 160 feet wide. • Transparency of Main Street building ground floor (RCMC § 17.132.050) o Required: Minimum 70% ground floor transparency o Proposed with Waiver: 43% ground floor transparency 2. Waiver 2 – Site and Block Configuration Standards. The Project will also require a waiver from the thoroughfare design standards for Large Sites (3 acres or greater). Development sites which are three acres or larger in size must lay out a block and thoroughfare network that connects to the adjacent neighborhoods and/or corridor areas in compliance with RCMC § 17.138.030. The Project is proposing buildings configured around thoroughfares and parking areas that create a contiguous site. The Project provides a central 26- foot thoroughfare with connections to Baseline Road and parallel parking on one side of the street.    Page 68 It was purposefully not connected to existing Etiwanda Avenue due to the existing traffic and pedestrian concerns related to the Grapeland Elementary School as well as the existing mature row of trees within the existing street right-of-way. However, the Project requires a waiver because the sidewalks widths included on both sides of the central thoroughfare are proposed to be less than the recommended minimum width of 8 feet for drive aisles adjacent to ground floor residential uses. (RCMC § 17.123.020(B).) Additionally, RCMC § 17.123.020(A)(1)(a-c) has certain pedestrian oriented, place making design requirements, the Project frontages will not be parked and will have a five-foot sidewalk and a minimum six-foot parkway which are not incompliance with RCMC § 17.123.020(A)(1)(a-c). These waivers are required due to site and building sizing constraints. (See SP-1 of Plan Set). 3. Waiver 3 – Building Façade Design and Articulation Requirements The Project will require a waiver of the building façade design (RCMC § 17.123.030(D) and RCMC 17.130.030(M)) requiring all primary façade planes of adjacent attached units to be offset a minimum of 18 inches and articulation of building facades facing rights-of-way. Since the Rowhouse buildings have a ground floor depth of 30 feet, which is the minimum allowed per RCRM § 17.130.030 (G), a reduction in depth, as would be required by RCMC § 17.123.030(D), would not be feasible and any offset would require an extension of portions of the building toward the street or reduce the building footprints, square footage and/or project density which would necessitate a loss of units or conflict with the thoroughfare design and already reduced sidewalk width in the southern portion of the site. Similarly, RCMC 17.130.030(M) requires recessing of facades and/or other façade articulations which would have the same effect as RCMC § 17.123.030(D) above. Applicant has attempted to comply with RCMC 17.130.030(M) as much as possible by adding breaks, balconies, roof variations and lesser articulation. These waivers are therefore needed to allow a building design that can accommodate the proposed unit count and DBL benefits. 4. Waiver 4 – Open Space Requirements The Project will require a waiver of the open space and courtyard dimension requirements described in (RCMC § 17.130) requiring certain open space types and dimensions. Currently, Applicant proposes to utilize a density bonus waiver of the following dimensional requirements for CE1 Form-Based Zone (RCMC § 17.130.060): • Rowhouse Private Open Space & Min. Dimensions (RCMC § 17.130.060(D)) o Required: Minimum 100 SF/Unit [with 8’min. dimension] o Proposed with Waiver: 100 SF/Unit [with 5’ min. dimension]. • Courtyard Open Space/Courtyard (RCMC § 17.130.060(E)) o Required Courtyard Width: Minimum 25’ (W) o Proposed with Waiver: Minimum 10’ (W)    Page 69 • Courtyard Open Space/Courtyard (RCMC § 17.130.060(E)) o Required Courtyard Depth: Maximum 75’ (D) o Proposed with Waiver: Maximum 129’ (D) The Project’s proposed density (with density bonus inclusive of very low-income units) cannot be achieved within the courtyard dimension and open space requirements for the CE1 Form-Based Zone. The Code’s requirement for a mix of at least three building types, open space requirements and thoroughfare design further constrains the space available for DBL units. See “Compliance Table” in Plan Set (P-2) for full detail of waiver requests. The Project’s Main Street, Rowhouse and Courtyard buildings are permitted building types for the CE1 Zone; however, some of the Rowhouse buildings do not meet the minimum dimension for the private open space and the Courtyard Buildings are comprised of multiple detached units, all have less than minimum courtyard widths and many of the Courtyard buildings exceed the maximum courtyard depth requirements. The waiver of these massing, configuration and open space/courtyard requirements to the building standards is necessary to make the Project viable inclusive of the low-income units. 5. Waiver 5 – Residential & Non-Residential Grade. In order to i) comply with the accessible access standards required by the City’s Universal Design Standards for residential unit design (RCMC section 17.123.070(E)), ii) design around the Property’s complex grading constraints, iii) accommodate the residential density afforded by Applicant’s density bonus on this site; and iv) accommodate the build-to-line requirements of the commercial build, a waiver of the standards pertaining to minimum residential grade and entrance elevations and maximum non-residential raised grade (RCMC Table 17.130.050-1 and RCMC Section 17.132.040) is required. Required Provided Residential Raised Grade Min. 30 inches (RCMC Table 17.130.050-1) Fully compliant where possible, some areas 0 inches. Residential Raised Front Yard or Entrance Min. 18 inches (RCMC 17.132.040) Fully compliant where possible, some areas 0 inches. Non-Residential Raised Grade Max. 18 inches (RCMC Table 17.130.050-1) way. Compliant at entry and parking of commercial building. Because of the complex grades on site, in the few areas where the Project does not comply with the 30-inch residential minimum and the elevated front yard and/or entrance, the Applicant would have to add ramping in too many locations throughout the site to maintain accessible access as required by the “Universal Design Standards” for residential unit design.    Page 70 Universal Design. For projects with at least ten dwelling units, a minimum of ten percent of units must adhere to the following principles of Universal Design. . . . 1. At least one entrance without steps and a flat threshold. (RCMC section 17.123.070(E).) The areas where the required grade differentials occur are adjacent to the most meaningful pedestrian connections and public interfaces of the project. As such, the Project has been designed to comply with this requirement to the greatest extent possible given the unique site grades, ADA accessibility and increased project density. Because of the complex grades on site and to create a flat usable commercial pad, the southeast corner of the commercial building is approximately 4-6 feet above the top of curb at the Baseline Road and Shelby Place corner. This is required to meet the designated build-to-line and make an ADA compliant parking area and entrances into the commercial building. D. Reduced Parking. Pursuant to the DBL, the City must reduce the required parking standard for all residential units, inclusive of handicapped and guest parking, to the following ratios: 1 onsite parking space for units with 0-1 bedrooms; 1.5 onsite parking spaces for units with 2-3 bedrooms; and 2.5 onsite parking spaces for units with 4 or more bedrooms. (Gov. Code Government Code § 65915; RCMC § 17.46.030(D).) The Project’s parking requirements may be reduced as follows: Unit/Product Type Number of Units Parking Standard Parking Spaces Required 2/3 BR 102 1.5 spaces/unit 153 4 BR 78 2.5 spaces/unit 195 Retail (per RCMC) 8100 sf 4 spaces/1,000 sf 33 Required Provided set for allocation between residential and commercial)    Page 71 ATTACHMENT C PUBLIC ART EXEMPTION REQUEST    Page 72    Page 73 Design Review Committee Meeting Agenda January 20, 2026 DRAFT MINUTES Rancho Cucamonga, CA 91730 6:00 p.m. A. Call to Order The meeting of the Design Review Committee was held on January 20, 2026. The meeting was called to order by Caleb Richards, Staff Facilitator, at 6:00 p.m. Design Review Committee members present: Chairman Boling and Vice Chairman Daniels and Caleb Richards Staff Present: Haide Aguirre, Contract Planner; Aracely Estrada, Management Analyst II B. Public Communications Staff Facilitator opened the public communication and after noting there were no public comments, closed public communications. C. Consent Calendar Consideration to adopt Special Meeting Minutes of November 4th Item C1. Motion carried 3-0 vote as amended and posted online. D.Project Review Items NEWBRIDGE HOMES – A request to merge six undeveloped lots totaling 415,562 square feet (9.54 acres) into two lots and construct a mixed-use development with 180 residential units on approximately 8.69-acres (Lot 1) and 8,100 square feet of commercial space on approximately 0.68-acres (Lot 2) within the Center 1 (CE1) Zone, located at the northeast corner of Etiwanda Avenue and Baseline Road (12906-13042 Baseline Road); APN: 0227-131-17, -38, -39, -46, -50, and -51. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66. (SUBTT20790 and DRC2024- 00429). Staff presented the item to the Design Review Committee. The applicant was present. No members of the public were in attendance. Committee Members provided the following comments: Confirmed that staff would correct the project area on the Staff Report from 9.54 acres to 9.37 acres; asked staff to clarify the project’s parking ratio; recommended that staff coordinate with the Engineering Department on traffic signage at Shelby Place; consider a parking waiver to reduce the parkway width and increase the sidewalk width improvements are consistent with existing conditions); consider revisions to the S-tile roofing to align with a contemporary architectural style; recommended highlighting the grade differential between the school site and the proposed project to further demonstrate the presence of a buffer; and concerns were raised regarding potential incompatibility between existing zoning and Exhibit D   Page 74 particularly on Shelby Place (applicant explained that attempts were made to acquire the parcels to the north however the property owners were not interested in selling). Committee Members inquired about the following: The anticipated market rate pricing- applicant stated that the pricing has not been determined; how will the nine very low income units be distributed- applicant confirmed that they units will be evenly distributed pursuant to the State Density Bonus Law; requested clarification on the waiver allowing an increased grade differential for the non-residential parcel- applicant explained that the Center 1 Form Based Code presents topography constraints and the waiver would allow a grade increase of up to 4.5 feet to accommodate site conditions; will the utilities be underground at Etiwanda Avenue and Base Line Road and will the Engineering Department include a condition to include high speed fiber optic infrastructure- applicant confirmed that the utilities will be installed underground; how will the parking be monitored- applicant stated that parking enforcement will be managed by the Homeowners Association; will the commercial parcel be retained or sold- applicant stated that the intent is to retain ownership; noted that the private open space appears narrow and requested clarification- applicant explained that while the minimum square footage was met, the dimensions were constrained by the site configuration; and lastly, clarification was requested on the color palettes to which the applicant presented color samples. The Design Review Committee voted to move the project forward to the Planning Commission with a recommendation of approval. Recommended approval to PC. 3-0 Unanimous Votes. E. Adjournment Staff Facilitator Richards adjourned the meeting at 7:04 p.m. Respectfully submitted, ___________________________ Elizabeth Thornhill, Executive Assistant    Page 75 DRC Draft Minutes Page 3    Page 76 T012524 DATE:LOCATION:PROJECT #:SC5856 Wed, Jan 28, 26 NORTH & SOUTH:LOCATION #:1 EAST & WEST:CONTROL:SIGNAL NOTES:AM ▲ PM ◄ W E ► OTHER ▼ /904 977 /822 1,305 /1,316 2,282 /2,119 0 /601 664 /459 738 /762 1,168 /1,138 0 /605 558 /587 1,910 /1,894 1,605 /1,578 0 /312 414 /356 1,126 /1,152 854 /896 0 /660 526 /666 2,802 /2,626 1,676 /1,690 0 /381 279 /330 1,504 /1,405 856 /859 0 Etiwanda Ave Base Line Rd WEST LEG EAST LEG Base Line Rd Etiwanda Ave INTERSECTION TURNING MOVEMENT COUNTS Etiwanda Ave Base Line Rd U-TURNS BICYCLE & SCOOTER CROSSINGS AM PM 2 AM 7:30 AM PM 2 5:00 PM PM 2:30 PM PM Exhibit ETOTAL    Page 77 T012524 DATE:LOCATION:PROJECT #:SC5856 Wed, Jan 28, 26 NORTH & SOUTH:LOCATION #:2 EAST & WEST:CONTROL:SIGNAL NOTES:AM ▲ PM ◄ W E ► OTHER ▼ /35 65 /63 1,315 /1,388 2,265 /2,286 0 /20 36 /40 784 /813 1,146 /1,158 0 /42 41 /71 1,897 /1,907 1,616 /1,610 0 /27 23 /37 1,146 /1,151 860 /856 0 /75 36 /111 2,611 /2,569 1,728 /1,685 0 /43 18 /55 1,382 /1,360 888 /862 0 Shelby Pl Base Line Rd WEST LEG EAST LEG Base Line Rd Shelby Pl BICYCLE & SCOOTER CROSSINGS AM PM 2 AM 7:45 AM PM 2 5:00 PM PM 2:30 PM PM Queue NB/WB AM/PM U-TURNS INTERSECTION TURNING MOVEMENT COUNTS Shelby Pl Base Line Rd    Page 78 T012524 DATE:LOCATION:PROJECT #:SC5856 Wed, Jan 28, 26 NORTH & SOUTH:LOCATION #:3 EAST & WEST:CONTROL:SIGNAL NOTES:AM ▲ PM ◄ W E ► OTHER ▼ /1,405 1,523 /1,118 1,338 /1,488 2,800 /3,002 0 /1,037 915 /717 819 /884 1,649 /1,639 0 /1,049 1,004 /972 2,100 /1,981 1,895 /1,915 0 /639 652 /624 1,285 /1,184 1,013 /1,044 0 /959 858 /1,171 2,784 /2,468 1,837 /1,859 0 /467 368 /562 1,464 /1,276 952 /937 0 East Ave Base Line Rd WEST LEG EAST LEG Base Line Rd East Ave INTERSECTION TURNING MOVEMENT COUNTS East Ave Base Line Rd Queue EB PM U-TURNS BICYCLE & SCOOTER CROSSINGS AM PM 2 AM 7:30 AM PM 2 5:00 PM PM 2:30 PM PM    Page 79 Delay LOS Delay LOS ∆Deficient? AM 44.4 D 44.7 D 0.3 No MD 34.6 C 35.0 C 0.4 No PM 20.6 C 21.0 C 0.4 No AM 20.0 B 20.9 C 0.9 No MD 4.0 A 6.1 A 2.1 No PM 3.9 A 5.7 A 1.8 No AM 49.5 D 49.5 D 0.0 No MD 34.5 C 34.5 C 0.0 No PM 26.7 C 26.7 C 0.0 No Deficiency?EXISITNG 2026Peak Hour 3 Base Line Rd & East Ave Signal 2 Base Line Rd & Shelby Pl Signal EXISITNG 2026 (With Project)ID Intersection EX Traffic Control 1 Base Line Rd & Etiwanda Ave Signal    Page 80 Exhibit F   Page 81    Page 82 Dear Planning Department, I am writing to formally express my objection to proceed with building of the proposed 180-unit residential development at the North East Corner of Etiwanda Ave and Baseline Road in Rancho Cucamonga. According to the 2020 U.S. Census, Rancho Cucamonga has a population of 174,453 residents, 58,277 households, and 44,440 families. Our city has experienced steady growth, and the infrastructure serving the Etiwanda and Baseline corridor is already significantly impacted particularly our schools and roadways. The residential area in question is currently served by three elementary schools, three intermediate schools, and three high schools. The schools closest to the proposed development are already operating at substantial enrollment levels: •Grapeland Elementary School serves over 600 students. •Etiwanda Intermediate School serves over 1,000 students. •Etiwanda High School serves over 3,540 students. An additional 180 residential units could conservatively introduce approximately 400 new residents into this area. Given that local schools are already experiencing high enrollment, this increase would likely place additional strain on classroom space, staffing, student services, and overall campus capacity. Traffic congestion is another major concern. The four-lane section of Baseline Road between Day Creek Boulevard and the I-15 freeway interchange is already heavily impacted, especially during school drop-off and pick-up hours. With 180 new units and the potential for at least two vehicles per household, this could add over 300 additional vehicles to this corridor daily. Public transportation options in this immediate area are limited, making personal vehicle use the primary mode of transportation. I respectfully request clarification regarding the traffic impact study for this project: •What does the traffic study show regarding peak-hour congestion along Baseline Avenue? •What mitigation measures are proposed to address increased vehicle volume? •How will traffic related to nearby schools be factored into the analysis? Additionally, according to information presented by NH Etiwanda, LLC (Newbridge Homes), the proposed development would include only 40 parking spaces. If each household potentially has two vehicles, this raises serious concerns about overflow parking. Where will the additional vehicles be accommodated? Increased street parking in surrounding residential neighborhoods could create congestion, limit access for emergency vehicles, and negatively affect the quality of life for existing residents. It may also contribute to increased foot traffic and related neighborhood concerns. Exhibit G   Page 83 I have lived in this area since 2010, and all three of my children have attended local schools, including Perdew Elementary, Grapeland Elementary, John Golden Elementary, Day Creek Intermediate, Summit Intermediate, and Etiwanda High School. I have personally witnessed the impact that continued growth has had on both our schools and our local infrastructure. I strongly encourage members of the Planning Department to visit the proposed development area between 7:30 a.m. and 8:45 a.m. on a weekday to observe current traffic and school congestion firsthand. Such an observation would provide valuable context when evaluating how an additional 180 residential units may affect current and future residents. I respectfully ask the City to carefully consider the long-term impacts of this project on school capacity, traffic flow, parking availability, and overall neighborhood safety before approving the development. Thank you for your time and consideration. Sincerely, Kenneth Galindo 13020 Colonial Dr. Rancho Cucamonga, CA 91739 909-260-1826    Page 84 RESOLUTION NO. 2026-006 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING OF TENTATIVE TRACT MAP SUBTT20790 AND MAJOR DESIGN REVIEW DRC2024- 00429, A REQUEST TO MERGE SIX PARCELS TOTALING APPROXIMATELY 9.37 GROSS ACRES INTO TWO LOTS, AND DEVELOP A MIXED-USE PROJECT CONSISTING OF A RESIDENTIAL LOT OF APPROXIMATELY 8.69 GROSS ACRES (LOT 1) AND A COMMERCIAL LOT OF APPROXIMATELY 0.68 GROSS ACRES (LOT 2), WITHIN THE TRADITIONAL TOWN CENTER DESIGNATION AND CENTER 1 (CE1) ZONING, LOCATED BETWEEN ETIWANDA AVENUE AND SHELBY PLACE, NORTH OF BASELINE ROAD AND SOUTH OF THE PACIFIC ELECTRIC TRAIL, AND MAKING FINDINGS IN SUPPORT THEREOF – APN’S: 0227-131-17, 0227-131-38, 0227-131-39, 0227-131- 46, 0227-131-50, AND 0227-131-51. A.Recitals. 1.NH Etiwanda LLC (Newbridge Homes), filed an application for the approval of Tentative Tract Map SUBTT20790 and DRC2024-00429, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Tentative Tract Map and Major Design Review request is referred to as "the application." 2.On the 25th day of February 2026, 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 and thereafter, among other actions, adopting Resolution No. 2026-006 and approving Tentative Tract Map SUBTT20790 and Major Design Review DRC2024-00429. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, BE IT HEREBY FOUND, DETERMINED, AND RESOLVED by the Planning Commission of the City of Rancho Cucamonga as follows: 1. The Planning Commission hereby finds that all facts set forth in the Recitals contained in Part A, of this Resolution, are true and correct. 2.Based upon substantial evidence presented to the Planning Commission at the duly noticed public hearing held on February 25, 2026, including written and oral staff reports and public testimony, the Planning Commission hereby makes the following findings: a. The project is located on vacant land located between Etiwanda Avenue and Shelby Place, north of Baseline Road, and south of the Pacific Electric Trail; and b. The project site consists of six (6) parcels totaling approximately 9.37 gross acres, identified as Assessor’s Parcel Numbers 0227-131-17, 0227-131-38, 0227-131-39, 0227- 131-46, 0227-131-50, and 0227-131-51; and c.Tentative Tract Map No. SUBTT20790 proposes a merger of six (6) vacant parcels totaling approximately 9.37 gross acres into two (2) lots consisting of a residential lot of Exhibit H   Page 85 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 2 approximately 8.69 gross acres (Lot 1) and a commercial lot of approximately 0.68 gross acres (Lot 2); and d. Major Design Review DRC2024-00429 proposes the development of a mixed- use project consisting of 180 (for-sale) residential units on approximately 8.69 gross acres (Lot 1), and approximately 8,100 square feet of commercial lease space on approximately 0.68 gross acres (Lot 2). Project access will be provided via Baseline Road and Shelby Place; and e. The project is subject to applicable State-mandated housing legislation, including the State Density Bonus Law (Government Code Sections 65912-65918), Senate Bill 330 (Housing Crisis Act of 2019), and Assembly Bill 130 (Budget Trailer Bill); and f. The applicant submitted a preliminary application pursuant to Senate Bill 330 on April 29,2025, concurrently with a complete development application, thereby vesting the Project to the applicable development standards in effect at that time in accordance with State law; and 1) As of April 29, 2025, the zoning designation applicable to the Project site, and still in effect, was and is Center 1 (CE1); and 2) As of April 29, 2025, the General Plan land use designation applicable to the Project site, and still in effect, was and is Traditional Town Center; and g. The Applicant has requested an exemption from the California Environmental Quality Act (CEQA) pursuant to Assembly Bill 130, Section 21080.66, applicable to qualifying urban infill housing developments, and the Project satisfies all statutory requirements of Assembly Bill 130, including mandatory tribal consultation and completion of a Phase I hazardous materials assessment, and is therefore exempt from CEQA; and h. The Applicant requested a Density Bonus Compliance Review pursuant to the State Density Bonus Law and proposes to set aside five percent (5%) of the total 180 residential units (9 units) as housing affordable to very low-income households, which qualifies the project for an automatic parking reduction, one concession or incentive, and unlimited waivers from the City development standards, as provided by State law; and i. Pursuant to the State Density Bonus Law (Government Code Section 65915), the Applicant has requested, and the Project includes one (1) incentive for the reduction in target mixed-use and non-residential intensity; and j. Pursuant to the State Density Bonus Law (Government Code Section 65915), the Applicant has requested, and the Project includes multiple waivers from City development standards, which are necessary to accommodate the Project’s affordable housing component and would otherwise physically preclude or render infeasible the proposed development, specifically related to the following: 1) Site and block configuration waivers. 2) Building façade design and articulation waivers. 3) Reduction of the minimum built percentage along primary frontage. 4) Deviation from unit entrances facing private frontage areas or courtyards along Etiwanda Avenue, Baseline Road, and Shelby Place. 5) Courtyard configuration: allow multiple detached units instead of attached units.    Page 86 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 3 6) Courtyard building depth: 82–129 feet instead of 120 feet maximum. 7) Courtyard building width: 8–20 feet instead of 25–50 feet. 8) Courtyard open space width: 10 feet minimum instead of 25–50 feet. 9) Courtyard open space depth: maximum 129 feet instead of 25–50 feet. 10) Rowhouse building width: 32 feet maximum instead of 30 feet. 11) Rowhouse usable open space: 5 feet or greater instead of 8 feet minimum. 12) Rowhouse private open space dimensions: 100 sq. ft. per unit with 5-foot minimum dimension instead of 8-foot minimum. 13) Main Street building depth: 108 feet 9 inches instead of 100 feet maximum. 14) Main Street ground floor transparency: 43% instead of 70–90%. 15) Main Street building massing & paseos: 160 feet of uninterrupted frontage instead of a paseo for frontages exceeding 150 feet. 16) Residential finish floor elevation above grade: 0–36 inches instead of 30 inches maximum. 17) Non-residential finish floor elevation above grade: approximately 4.5 feet instead of 18 inches maximum. k. The existing land uses, General Plan land use designation, and zoning designations for the project site and the surrounding properties, relative to the above-noted parcel, are as follows: Land Use General Plan Zoning Site North Dwelling, Single-Family/ School, Academic (Public) General Open Space and Center 1/Parks West South Dwelling, Single-Family East Dwelling, Single-Family Traditional Neighborhood l. The Project complies with all applicable development standards of the Center 1 (CE 1) Zone and Traditional Town Center land use, except as modified by the waivers and incentive requested pursuant to applicable State law. 3. Based upon the substantial evidence presented to the Planning Commission at the above-referenced public hearing meeting and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, the Planning Commission hereby finds and concludes the following with respect to the Major Design Review: a. The proposed Project is consistent with the General Plan upon application of the requested incentive and waivers pursuant to the State Density Bonus Law. The Project is consistent with the Traditional Town Center land use designation with respect to land use, development intensity, built form, and overall character, and is consistent with applicable General Plan policies, except for the recommended minimum non-residential use mix. The Traditional Town Center designation recommends a minimum non-residential use mix of 33 percent for sites    Page 87 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 4 zoned Center 1 (CE-1); however, the Project proposes approximately five percent (5%) non- residential floor area. This deviation is permitted through the requested incentive under the State Density Bonus Law, which allows modifications to development standards that would otherwise physically preclude construction of the Project. Despite the reduced non-residential component, the Project maintains the mixed-use intent of the Traditional Town Center designation and provides neighborhood-serving commercial space integrated into a primarily residential development. Therefore, upon application of the requested incentive, the Project remains consistent with the General Plan; and b. The proposed Project is in accord with the objectives of the Development Code and the purposes of the Center 1 (CE 1) zoning district in which the site is located. The Applicant submitted a Senate Bill 330 preliminary application concurrently with the full project submittal, thereby vesting the Project to applicable objective development standards in effect at the time of submittal, consistent with State law. Through the Application of the requested waivers and one incentive, as permitted under State law and as listed on Section 2(i) of this Resolution, the Project complies with the applicable objective development standards of the Center 1 (CE 1) zoning. Accordingly, the Project is consistent with the intent and objectives of the Development Code and the zoning district; and c. The proposed Project complies with all applicable provisions of the Development Code, except as modified by the waivers and incentive permitted pursuant to SB 330 and other applicable State law; and d. The proposed Project, together with any applicable conditions, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvement in the vicinity; and 4. Based upon the substantial evidence presented to the Planning Commission at the above-referenced public hearing meeting and upon the specific findings of facts set forth in Paragraphs 1, 2 and 3 above, the Planning Commission hereby finds and concludes the following with respect to the Tentative Tract Map: a. The tentative tract map, design, and improvements are consistent with the General Plan and Development Code. The project site will be subdivided into two lots to facilitate a mixed-use development consisting of a residential lot of approximately 8.69 gross acres (Lot 1) which would accommodate the construction of 180 units and a commercial lot of approximately 0.68 gross acres (Lot 2) which would allow the development of approximately 8,100 square feet of commercial lease space. The project is consistent with the Traditional Town Center designation, the purpose and intent is to provide neighborhood-serving commercial uses and amenities within an active, walkable mixed-use environment. The designation encourages infill development with a mix of uses, as is intended to create appropriate transitions to surrounding neighborhoods of lower densities while supporting pedestrian pathways, bicycle facilities, and street improvements. Accordingly, the proposed tentative tract map, project design, and improvements are consistent with the Traditional Town Center designation. b. The site is physically suitable for the proposed subdivision and for the proposed density. The tentative tract map would consolidate six existing vacant parcels into two lots, a residential lot and a commercial to support a mixed-use development. The project proposes a residential density of approximately 19.8 units per acre, which is below the maximum allowable density of 30 dwelling units per acre permitted under the Traditional Town Center land use designation. Therefore, the proposed density is consistent with the City’s General Plan and appropriate for the site.    Page 88 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 5 c. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage, avoidable injury to fish or wildlife or their habitat, or serious public health problems. The proposed subdivision, project design, and improvements are consistent with the Traditional Town Center land use designation and Center 1 (CE-1) zoning, except as allowed under applicable State legislation, including Senate Bill 330, Assembly Bill 130, and the State Density Bonus Law. The Project provides five percent (5%) very low-income housing pursuant to the State Density Bonus Law and includes one incentive (automatic parking reduction) and related waivers consisting primarily of minor deviations from development standards, while continuing to meet the overall intent of applicable land use and zoning regulations. The project qualifies for a California Environmental Quality Act (CEQA) exemption pursuant to Assembly Bill 130 for infill development. As required, Tribal Consultation was conducted, and a Phase I Environmental Site Assessment, including limited soil sampling, found no hazardous substances on the Project site. Therefore, the subdivision and proposed improvements are not likely to result in environmental damage to human health or wildlife; and d. The design of the tentative tract map will not conflict with any easements, acquired by the public at large, now of record, for access through or use of the property within the proposed subdivision. The subject subdivision does not conflict with existing public rights of way or existing easements. 5. The approval of the project is in compliance with the California Environmental Quality Act (CEQA). Pursuant to Public Resources Code Section 21080.66 (AB 130), the project is statutorily exempt as a qualifying urban infill housing developments and meets all statutory requirements under the following findings: a. The project location is entirely within the boundaries of the incorporated City of Rancho Cucamonga, which is considered an urban area under the 2020 Census; and b. The Project site is considered an urban infill site since at least 75% of the perimeter of the site adjoins parcels that are developed with urban uses, at least 75% of the area within one-quarter mile radius of the site are developed with urban uses and at least three of the four sides of the site are developed with urban uses; and c. The Project, with an approximate gross site area of 9.37 acres, is in compliance with the maximum allowed parcel size of 20 acres; and d. The Project is consistent with the City’s General Plan land use designation of Traditional Town Center and Zoning Code designation of Center 1 (CE 1), which allows a maximum residential density of 30 dwelling units per acre and a maximum non-residential floor area ration (FAR) of 0.6. Pursuant to State Density Bonus Law the project request one incentive that would allow a reduction in the minimum non-residential intensity of 33% minimum to approximately 5%. The proposed density, incentives, waivers, and reduced parking are consistent per State Density Bonus Law, and the project remains consistent with the General Plan and Zoning Code; and e. The Project is consistent with the City’s General Plan and applicable local planning regulations for mixed-use and residential development, except for specific development standards addressed through waivers and incentives pursuant to State Density Bonus law; and f. The Project, located in the City of Rancho Cucamonga and within the Riverside- San Bernardino-Ontario MSA based on the 2020 Census, has a proposed density of 19.8 units per acre, which is at least one half of the City’s density of 30 units per acre; and    Page 89 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 6 g. The Project meets Government Code Section 65913.4(a)(6) siting criteria: 1) The Project is not located in Coastal Zone as defined in Division 20 of the Public Resources Code. 2) The Project property does not include any prime farmland or farmland of statewide importance as defined by US Department of Agriculture or any land zoned or designated for agricultural purposes or protection; 3) The Project property does not include any wetlands as defined by US Fish and Wildlife Service; 4) The Project has adopted fire hazard mitigation measures to existing building standards and state fire mitigation requirements, including adoption of standards established under Public Resource Code Sections 4290, 4291, 51182 and Chapter 7A of the California Building Code; 5) The Project is not a designated hazardous waste site by any state or federal agency; 6) The Project is not within a delineated earthquake fault zone in any official map published by the State Geologist; 7) The Project is not within a special flood hazard area subject to inundation by the annual chance flood (100-year flood) as determined by FEMA; 8) The Project is not within a delineated regulatory floodway as determined by FEMA; 9) The Project is not identified or designated for conservation pursuant to the Natural Community Conservation Planning Act or for habitat conservation plan by any Federal act or regulation; 10) The Project does not contain any designated habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by any federal or state act or regulation; and 11) The Project does not contain any land under conservation easement. 12) The Project is not located within 500 feet of a freeway. h. The project site does not involve demolition of historic structures, as the land is currently vacant; and i. A Phase I environmental assessment and limited Phase II soil sampling have been completed for the Project site and follow-up investigations determined that there are no hazardous substances on the Project site; and    Page 90 PLANNING COMMISSION RESOLUTION NO. 2026-006 TENTATIVE TRACT MAP SUBTT20790 and MAJOR DESIGN REVIEW DRC2024-00429 Page 7 j.The Project has complied with appropriate tribal notification and consultation set forth in Public Resources Code Section 21080.66(b). The City sent formal notifications to the tribes on July 30, 2025. Two tribes, the Gabrieleno Band of Mission Indians, Kizh Nation and Yuhaaviatam of San Manuel National Tribe, accepted the invitation to consult on the Project. The development measures requested and agreed upon by the Tribes and the City have been added to the Project’s Conditions of Approval; and 6.Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, 4 and 5 above, the Planning Commission hereby approves the application for Tentative Tract Map No. SUBTT20790 and Major Desing Review No. DRC2024-00429 subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 7. The Secretary of the Planning Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 25TH DAY OF FEBRUARY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ______________________________________ Alvin C. Boling, Chairman 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 25th day of February 2026, by the following vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAINED: COMMISSIONERS:    Page 91 Conditions of Approval Community Development Department Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The project shall include tribal monitoring during all ground-disturbing activities. The Gabrieleño Band of Mission Indians – Kizh Nation shall designate the Native American Monitor. The tribal monitor shall be retained prior to the commencement of any "ground-disturbing activity" for the subject site at all project locations (i.e., both on-site and any off-site locations that are included in the project description and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. The tribal monitor shall comply with the applicant's site access and workplace safety requirements. The applicant shall compensate the tribal monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as the scope and duration of the project. 1. 2. 3. 4. 5. www.CityofRC.us Printed: 2/19/2026    Page 92 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. 6. 7. 8. 9. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.10. 11. 12. 13. A Sacred Lands Inventory request shall be submitted to the Native American Heritage Commission .14. 15. 16. www.CityofRC.us Page 2 of 19Printed: 2/19/2026    Page 93 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions If significant pre-contact and/or historic-era cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment, as detailed within TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly. 17. 18. 19. 20. 21. www.CityofRC.us Page 3 of 19Printed: 2/19/2026    Page 94 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The Density Bonus Agreement shall be executed by the City Council prior to Building Permit issuance . The Density Bonus Agreement shall demonstrate compliance with applicable California State housing legislation, including but not limited to the California Density Bonus Law (Government Code Section 65915) and all applicable provisions of the Municipal Code related to affordable housing pursuant to Title 17, Chapter 17.46 - Density Bonuses, Incentives, and Concessions. The project shall include a minimum of five percent (5%) of the total dwelling units, equivalent to nine (9) as very-low-income housing units, as defined by California health and Safety Code Section 50105. The very low-income units shall be integrated and dispersed throughout the project to the maximum extent feasible, comparable in bedroom count, design, and exterior appearance to the market-rate units, shall be affordable to and occupied by very low-income households for the required affordability period specified by the State Law, shall be subject to an affordable housing agreement or regulatory agreement approved by the City Attorney and recorded against the property prior to the issuance of building permits or certificates of occupancy. The applicant shall submit an Affordable Housing Plan for review and approval by the City Attorney (or designee) demonstrating compliance with this condition and all applicable State regulations. Failure to comply with this condition shall be grounds for withholding building permits, certificates of occupancy, or other discretionary approvals. 22. 23. 24. 25. 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. 26. www.CityofRC.us Page 4 of 19Printed: 2/19/2026    Page 95 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design 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. 27. Approval of Tentative Tract No. 20790 is granted subject to the approval of DRC2024-00429.28. 29. 30. www.CityofRC.us Page 5 of 19Printed: 2/19/2026    Page 96 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Pursuant to RCMC Section 17.124.020(B)(2), residential projects that include income-restricted affordable housing units may satisfy the public art requirement when the value of the restricted unit (s) equals or exceeds the minimum value of the artwork that would otherwise be required. The project shall include nine (9) for-sale residential units restricted to Very Low-Income households, as defined by California Health and Safety Code Section 50105. The value of the restricted units exceeds the minimum required public art contribution of $143,100. Therefore, the project is in compliance with the public art requirements of RCMC Section 17.124.020(B)(2), and no additional public art contribution is required. 31. 32. 33. 34. 35. 36. 37. 38. 39. www.CityofRC.us Page 6 of 19Printed: 2/19/2026    Page 97 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 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. 40. 41. 42. 43. Wood fencing shall be treated with stain , paint, or water sealant.44. 45. 46. 47. 48. 49. www.CityofRC.us Page 7 of 19Printed: 2/19/2026    Page 98 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval A minimum of trees per gross acre, comprised of the following sizes, shall be provided within the project: percent - 48-inch box or larger percent - 36-inch box or larger, percent - 24- inch box or larger, percent - 15-gallon, and percent - 5 gallon. 50. 51. 52. 53. 54. 55. 56. 57. www.CityofRC.us Page 8 of 19Printed: 2/19/2026    Page 99 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review 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 $50.00. 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. 58. 59. 60. Engineering Services Department Please be advised of the following Special Conditions The project Final Map shall meet the Subdivision Map Act, City Development Codes, and Conditions of Approval requirements. The Final Map shall be approved and recorded with the San Bernardino County Recorders Office prior to issuance of Building Permits. 1. Development impact fees are due prior to building permit issuance or certificate of occupancy.2. 3. 4. 5. Standard Conditions of Approval Corner property line cutoffs shall be dedicated per City Standards.6. 7. 8. www.CityofRC.us Page 9 of 19Printed: 2/19/2026    Page 100 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Reciprocal access easements shall be provided ensuring access to all parcels by CC &Rs or by deeds and shall be recorded concurrently with the map or prior to the issuance of Building Permits, where no map is involved. 9. 10. 11. 12. Permits shall be obtained from the following agencies for work within their right of way: Cucamonga Valley Water District City of Rancho Cucamonga Engineering Services Department 13. 14. 15. www.CityofRC.us Page 10 of 19Printed: 2/19/2026    Page 101 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Improvement Plans and Construction: 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. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. d. Signal conduit with pull boxes shall be installed with any new construction or reconstruction project along major or secondary streets and at intersections for future traffic signals and interconnect wiring . Pull boxes shall be placed on both sides of the street at 3 feet outside of BCR, ECR, or any other locations approved by the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart , unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. f. 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. g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards, except for single-family residential lots. 16. 17. www.CityofRC.us Page 11 of 19Printed: 2/19/2026    Page 102 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Construct the following perimeter street improvements including, but not limited to: Street Name: Base Line Road Curb & Gutter A.C. Pvmt Side-walk Drive Appr. Street Lights Street Trees Bike Lane (width 6ft) Curb Ramp Signing & Striping Modification Fiber Optic Conduit Abandonment of existing riser Installation of new catch basin Undergrounding existing power poles Street Name: Shelby Place Curb & Gutter A.C. Pvmt Side-walk Drive Appr. Street Lights Street Trees Curb Ramp Fiber Optic Conduit Installation of new catch basin Street Name: Etiwanda Avenue A.C. Pvmt Side-walk Street Lights Fiber Optic Conduit Undergrounding existing power poles Notes: (a) The project shall provide three (3) through westbound travel lanes (min. width of 11 feet) along Base Line Road (b) A.C. Pavement reconstruction and overlays will be determined during plan check following the City's current Pavement Management Program. (c) Striping delineation/signage for parking along right-of-way on Shelby Place shall not be installed. "No Parking" signs shall be installed along Base Line Road. (d) Traffic signal modification/relocation on Base Line Rd/Etiwanda and Base Line Rd/Shelby Pl shall be conducted to accommodate required improvements as required. 18. www.CityofRC.us Page 12 of 19Printed: 2/19/2026    Page 103 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 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. 19. 20. The developer shall be responsible for the relocation of existing utilities as necessary.21. 22. Fire Prevention / New Construction Unit Standard Conditions of Approval 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. 1. 2. 3. 4. 5. 6. www.CityofRC.us Page 13 of 19Printed: 2/19/2026    Page 104 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval 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. 7. 8. 9. 10. The most current versions of the Fire District's Standards can be found at: https://www.dropbox.com/sh/86zjfacfxqh8oeo/AABYEQ81w5vL7WZ7e1zBiu25a?dl=0 11. 12. 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. 2. 3. www.CityofRC.us Page 14 of 19Printed: 2/19/2026    Page 105 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 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. 4. 5. 6. 7. 8. 9. 10. 11. www.CityofRC.us Page 15 of 19Printed: 2/19/2026    Page 106 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 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 Engineering Services Department 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. 12. 13. 14. 15. 16. 17. 18. www.CityofRC.us Page 16 of 19Printed: 2/19/2026    Page 107 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval A final project-specific Storm Water Quality Management Plan (WQMP) shall be approved by the Engineering Services Department, 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. 19. 20. www.CityofRC.us Page 17 of 19Printed: 2/19/2026    Page 108 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No. R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a. Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b. Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c. Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as ‘100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics), OR, by means of 5,000sqft or more of allowable space designated for parking purposes’). d. Unless adequate pre-treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity{77}, areas subject to high vehicular traffic (25,000 or more daily traffic); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e. Class V injection wells or dry wells must not be placed in areas subject to vehicular {78} repair or maintenance activities{79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f. Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g. Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h. The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i. Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. 21. www.CityofRC.us Page 18 of 19Printed: 2/19/2026    Page 109 Project #: DRC2024-00429 Project Name: Vineyard Crossing Location: 12906 BASE LINE RD - Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval RESIDENTIAL MANDATORY MEASURES – CALIFORNIA GREEN BUILDING STANDARDS CODE – Prior to the issuance of any building permit the applicant shall comply with Section 4.106.3 (Grading and Paving) of the current adopted California Green Building Standards Code: Construction plans shall indicate how the site grading or drainage system will manage all surface water flows to keep water from entering building. Examples of methods to manage surface water include, but are not limited to, the following: 1. Swales. 2. Water collection and disposal systems. 3. French drains. 4. Water retention gardens. 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. Exception: Additions and alterations not altering the drainage path. 22. www.CityofRC.us Page 19 of 19Printed: 2/19/2026    Page 110