Loading...
HomeMy WebLinkAboutResolution 2026-014RESOLUTION NO. 2026-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP SUBTT20756, MAJOR DESIGN REVIEW DRC2024-00416, VARIANCE DRC2025-00093, MINOR EXCEPTION DRC2025-00096, AND TREE REMOVAL PERMIT DRC2025-00094, A REQUEST TO SUBDIVIDE A 6.7 ACRE LOT INTO 13 NUMBERED LOTS AND 1 LETTERED LOT FOR THE PURPOSE OF SINGLE-FAMILY RESIDENTIAL DEVELOPMENT AND PRESERVATION OF AN EXISITNG HISTORIC RESIDENCE, LOCATED AT THE NORTHWEST CORNER OF BANYAN STREET AND HELLMAN AVENUE IN THE VERY LOW (VL) RESIDENTIAL ZONE AND THE EQUESTRIAN OVERLAY AT 6048 HELLMAN AVENUE; APN: 1062-271-01. A. Recitals. 1. The applicant, Manning Homes, filed an application for Tentative Tract Map SUBTT20756, Major Design Review DRC2024-00416, Variance DRC2025-00093, Minor Exception DRC2025-00096, and Tree Removal Permit DRC2025-00094, as described in the title of this Resolution. Hereinafter in this Resolution, the subject entitlements request is referred to as "the application." 2. On the 27th day of May 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. 3. All legal prerequisites prior to the adoption of this Resolution have occurred. B. Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Based upon the substantial evidence presented to this Commission during the above - referenced public hearing on May 27, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site consists of approximately 6.7 -acres of land developed with an existing historic single-family residence and barn and is located on the northwest corner of Banyan Street and Hellman Avenue; and b. The existing Land Use, General Plan, and Zoning designations for the project site and adjacent properties are as follows: PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 2 Land Use General Plan Zoning Site Vacant Single -Family Semi -Rural Neighborhood Very Low (VL) Dwelling Residential North Single -Family Semi -Rural Very Low (VL) Dwellings Neighborhood Residential West Single -Family Semi -Rural Neighborhood Very Low (VL) Dwellings Residential South Single -Family Suburban Neighborhood Low (L) Dwellings Very Low Residential East Single -Family Semi -Rural Neighborhood Very Low (VL) Dwellings Residential c. The project includes the subdivision of 6.7 -acres of land located into 13 numbered lots and 1 lettered lot for the purpose of development of single-family residential development and preservation of an existing historic residence. The application consists of five entitlements, including a Tentative Tract Map to subdivide the existing parcel into 13 numbered lots for residential development and one lettered lot for water quality management, a Major Design Review for site and architectural review of the lots and proposed residences, a Variance to address various development standards that are unable to be met due to existing conditions related to the location of the historic residence that will be preserved, a Minor Exception for additional wall height at three locations on the project site due to existing grade differences between the site and adjacent properties as well as internally within the development due to grading required to preserve the existing historic residence, and a Tree Removal Permit to request removal of 12 heritage trees that are either in poor health or cause conflict with the site layout. 3. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings for Tentative Tract Map SUBTT20756, pursuant to the Subdivisions Code Section 16.16.100 in support of the recommendation: a. The proposed subdivision, together with its provisions for its design and improvements, is consistent with the General Plan. The proposal is to subdivide a property with an area of approximately 6.7 acres of land into 13 numbered lots and 1 lettered lot for the development of 12 single-family residences, preservation of one existing historic single-family residence, and a lot for water quality management. The underlying General Plan designation is Semi -Rural Neighborhood, which is intended to maintain and promote single-family housing in neighborhoods that strengthen the semi -rural character of existing neighborhoods. The designation is intended for the development of single-family residences with a maximum density range of two dwelling units per acre. The proposed project has a density of two dwelling units per acre, which is compliant with the existing General Plan land use designation allowable density. b. The project site is physically suitable for the proposed subdivision at the proposed density. The proposed Tentative Tract Map will subdivide an existing residential lot into 13 numbered and 1 numbered lot for the development of 12 single- family, detached residences, preservation of one existing historic single-family residence and a lot for water quality management purposes. The project site permits a maximum density of two dwelling units per acre and the project proposes a density of two dwelling units per acre, making the site physically suitable for the proposed subdivision at the proposed density. c. The design of the subdivision is not likely to cause substantial environmental PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 3 damage or substantially and avoidably injure wildlife or their habitat. The project site was previously developed with a single-family residence and the site is surrounded by other urban development in the form of single-family residences. The City's environmental consultant prepared a section 15183 Compliance Memorandum and further determined that the project would not generate any significant environmental effects that were not already considered in the General Plan's certified Environmental Impact Report. d. The design of the subdivision is not likely to cause serious public health problems. Per the Section 15183 Compliance Memorandum prepared for the project, effects related to health outcomes were found to be not significant and standard mitigation measures are applied to ensure compliance. e. The design of the subdivision or the type of improvements related to the project will not conflict with any easements acquired by the public at large 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 any existing easements on or surrounding the site. Two public roads provide public access to the site as well. A public equestrian trail easement along Banyan Street will also provide public access along the frontage of the development. 4. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings for Major Design Review DRC2024- 00416, pursuant to the Development Code Section 17.20.040 in support of the recommendation: a. The proposed project is consistent with the General Plan and any applicable specific plan. The General Plan land use designation is Semi -Rural Neighborhood, which allows for and is intended for the development of single-family residences with a maximum density of two dwelling units per acre. The project is for the development of 12 single-family residences and preservation of an existing historic single-family residence with an overall density of two units per acre, which is consistent with the General Plan land use designation. b. The proposed project is in accord with the objectives of the Development Code and the purpose of the zone in which the site is located. The project site is located within the Very Low (VL) Residential zone and Equestrian Overlay, which permits the development of single- family residences and requires development of equestrian trails in accordance with the City's adopted trail map, respectively. The project proposes the development of single-family residences and proposes a compliant public equestrian trail easement as well as private equestrian trail easements, consistent with the objectives of the zone in which the site is located. c. The proposed use is in compliance with each of the applicable provisions of the Development Code. The project complies with each of the requirements of the Development Code for the site, including, but not limited to density, building height, front yard setbacks, side yard setbacks, and design. The applicant has requested a total of eight deviations from the development standards, including lot area, net average lot coverage, lot width, lot depth, street side yard setbacks, rear yard setbacks, lot coverage, and cut and fill through the associated Variance request. The Development Code permits the issuance of a Variance, subject to specific findings being made, allowing the site to be in compliance with the applicable provisions of the Development Code upon approval of the Variance. PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 4 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 improvements in the vicinity. The proposed project is consistent with the existing developments in the area and has been determined to not generate significant environmental impacts on the site or to surrounding properties, with any significant and unavoidable impacts being subject to standard mitigation measures in order to ensure impacts are mitigated to the greatest extent feasible. 5. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings for Variance DRC2025-00093, pursuant to the Development Code Section 17.20.030 in support of the recommendation: a. Strict or literal interpretation and enforcement of the specified regulations would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this code. The proposed project would be unable to be developed at the allowable density that the zoning and General Plan land use designation would permit if strict or literal interpretation and enforcement of the specified regulations, including lot area, net average lot area, lot width, lot depth, rear yard setbacks, lot coverage, street side yard setbacks, and cut and fill, were applied as an existing single-family residence is located on the site and has been determined to be of historic significance on a local and state level. The historic residence creates hardship on the site as the existing location of the structure limits the available options for a site design and a through street layout that will still allow for the maximum density to be developed. b. There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. The presence of a historic residence on the project site is not typical of other properties in the same zone and preservation of the structure is supported by goals outlined in the General Plan as well as the City's Historic Preservation Ordinance as the intended method of historic preservation when feasible. c. Strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone. Strict or literal interpretation and enforcement of the specified regulations would not allow for the applicant to develop the site at the same density that owners of other properties in the same zone are able to achieve as the constraints that the location of the existing historic residence create affect site development to a significant extent. d. The granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone. Other properties within the same zone generally do not have to develop a site to accommodate preservation of a historic residence and the granting of the variance requests do not constitute a special privilege as the site is unable to be developed to the maximum allowable density otherwise. The site contains an extraordinary circumstance with the historic residence being located onsite and the variance requests will allow for the applicant to develop the site with the intended density of the zone as relief will be provided from the constraints. e. The granting of the variance will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The project PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 5 is developed with a compatible density to that of the surrounding properties and neighborhoods and has been determined, through a Section 15183 Compliance Memorandum, to not have significant impacts to the environment or is able to mitigate significant and unavoidable impacts to the greatest extent feasible. 6. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings for Minor Exception DRC2025-00096, pursuant to the Development Code Section 17.16.110 in support of the: a. The proposed development is in accord with the General Plan or any applicable specific plan or development agreement. The General Plan does not specify a maximum wall height for the purpose of providing privacy for developments with grade differences with adjacent properties or the street. The proposed increase in wall height by no more than two feet is necessary to construct the single-family development in compliance with the proposed plans such that the development is consistently enclosed from adjacent properties and the public street, allowing the neighborhood and individual lots privacy. b. The proposed development is compatible with existing and proposed land uses in the surrounding area. The project site is adjacent to other single-family residences, which are permitted to utilize a Minor Exception for wall height should it be necessary to accommodate unique site conditions or allow for creative design solutions. Given the grade differences between many properties in the area due to the sloped topography found in the northern areas of the City, a Minor Exception for increased wall height would be compatible with other properties in the larger neighborhood as it has been previously issued for other properties in the general are and may be necessary for other properties in the future for the purposes of retaining earth and providing privacy. c. The proposed exception to the specific development standard(s) is necessary to allow creative design solutions compatible with the desires of the community and/or accommodate unique site conditions. The existing grade difference between the project site and adjacent properties as well as the specific grading that is proposed onsite due to location of the existing historic residence prevents the development and individual properties from having six-foot walls as measured from the lots with the lower grade. Further, the grade differences between properties creates privacy concerns with which the proposed height increase aims to alleviate. Thus, the proposed exception to the maximum wall height is necessary to allow the applicant to construct functional privacy walls as is common in single-family residential developments. d. The granting of the minor exception will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone, and will not be detrimental to public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity Other properties in the surrounding area are permitted to receive and have previously been approved for similar exceptions to wall height should it be determined necessary to accommodate unique site conditions or allow for creative design solutions in relation to accommodating existing grade differences that result in privacy or earthwork issues. The proposed wall height increase shall not result in impacts to public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity as the applicant will be required to comply with all applicable building standards to ensure structural integrity with the increased height. PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 6 7. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings for Tree Removal Permit DRC2025- 00094, pursuant to the Development Code Section 17.16.080 in support of the recommendation: a. For a development project, every effort has been made to incorporate the tree(s) into the design of the project and the only appropriate alternative is removal of the tree. The project has attempted to incorporate all existing heritage trees into the development to the greatest extent feasible, but the existing location of 12 of the trees pose conflicts with building locations, grading, and street placement or are in poor health and unable to be brought into a health status. As such, the trees proposed for removal are requested out of necessity and are not being removed for any such other reasons. b. The tree will not have a negative impact of the health, safety, or viability of surrounding trees, nor will it negatively impact the aesthetics or general welfare of the surrounding area. The heritage trees proposed for removal will have a positive impact on the health, safety, and viability of surrounding trees as removal of them will reduce any structural integrity issues that could result from leaving them in place. Additionally, some of the trees are in poor health and could cause damage to persons, property, or other trees should they fall or spread disease. The aesthetics and general welfare of the surrounding area will be improved with the development as a one-to-one tree replacement will take place and a total of 109 trees will be added to the site, creating a positive aesthetic impact for the area. 8. Planning staff has determined that the project is not subject to further environmental review in accordance in accordance with the requirements of the California Environmental Quality Act (CEQA) under Section 15183 -- Projects Consistent with a Community Plan or Zoning. The exemption applies to projects that are consistent with the development density established by existing zoning, community plan, or General Plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. CEQA Guidelines Section 15183(b) specifies that examination of environmental effects for a project consistent with the development density established in the existing zoning, community plan, or General Plan shall be limited to those effects that: 1) Are peculiar to the project or the parcel on which the project would be located; 2) Were not analyzed as significant effects in a prior EIR on the zoning action, General Plan, or community plan with which the project is consistent with; 3) Are potentially significant off -site impacts and cumulative impacts, which were not discussed in the prior EIR prepared for the General Plan, community plan, or zoning action or; 4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. CEQA Guidelines Section 15183(c) further specifies that if an impact is not peculiar to the PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 7 parcel or the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely based on that impact. The City of Rancho Cucamonga adopted an updated General Plan in December 2021 and this document includes a land use plan for the City. Potential environmental effects of development consistent with the land use plan to serve projected population growth were disclosed in the City's General Plan update and General Plan EIR, which was certified in December 2021 under State Clearing House (SCH) Number 2021050261. The certified EIR provided information on the probable environmental effects of the adoption and implementation of the General Plan comprehensive update as well as identified General Plan policies and implementation programs that would reduce those potential effects with additional mitigation measures necessary to minimize significant impacts on the environment. Impacts related to agriculture and forest resources, air quality, biological resources, cultural resources, greenhouse gas (GHG) emissions, noise, and transportation were determined to be significant and unavoidable even in the presence of all feasible mitigation measures. In a Compliance Memorandum report prepared by an on -call CEQA consultant in 2026, Helix, it was determined that the project is consistent with the environmental analysis performed in the General Plan EIR. It was found that the existing EIR described the impacts of the project, identified mitigation measures to reduce potential impacts to the greatest extent feasible, and that the project would implement the applicable EIR mitigation measures. The project was determined to qualify for the exemption from further environmental review as: 1) The project is consistent with the development density established by existing zoning and General Plan policies for which the EIR was certified. The 6.7 -acre site with 13 residential units will contain a density of 1.94 dwelling units per acre, which is compliant with the maximum permitted density of two dwelling units per acre; 2) There are no project -specific effects which are peculiar to the project or its site, and which the EIR failed to analyze as significant effects. The only exception identified was for the historic resource located on the site, but the General Plan EIR adequately determined that potential project impacts to historic resources were determined to be significant and unavoidable. Mitigation measures were identified in the Historic Resources Assessment and will be applied to the greatest extent feasible, with any remaining significant and unavoidable impacts being consistent with the EIR; 3) There are no potentially significant off -site and/or cumulative impacts which the EIR failed to evaluate. The General Plan EIR considered the incremental impacts of the project in combination with the buildout of the General Plan and no potentially significant off -site or cumulative impacts related to the project were identified that were not already previously disclosed in the EIR; 4) There is no substantial new information which results in more severe impacts than anticipated by the General Plan EIR; PLANNING COMMISSION RESOLUTION NO. 2026-014 SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025-00094 - BANYAN 13 MAY 27, 2026 Page 8 5) The project will undertake feasible mitigation measures as specified in the General Plan EIR. The project will incorporate relevant, feasible mitigation measures specified in the EIR as standard conditions of approval. The project will also be required to comply with applicable regulations and ordinances in place that prevent adverse environmental effects. 9. Based upon the substantial evidence presented to this Commission during the above - referenced meeting and upon the specific findings of facts set forth in Paragraphs 1, 2, 3, 4, 5, 6, 7, and 8 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 10. The Secretary to this Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 27TH DAY OF MAY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: vin C. Boling, ATTEST Nakamura, Secretary I, Jennifer N, amiYra, 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 27th day of May 2026, by the following vote -to -wit: AYES: COMMISSIONERS: BOLING, DOPP, MORALES, DIAZ NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Conditions of Approval fl RANCHO CUCAMONGA Community Development Department Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Please be advised of the following Special Conditions 1. The Tentative Tract Map, Design Review, Variance, Minor Exception, and Tree Removal Permit authorize the subdivision of a 6.7 acre lot into 13 numbered lots and 1 lettered lot for the purpose of developing 12 new single-family residences and preservation of 1 existing historic residence within the Very Low (VL) Residential and Equestrian Overlay zones on the northwest corner of Banyan Street and Hellman Avenue at 6048 Hellman Avenue; APN: 1062-271-01 2. The project shall comply with all project recommendations and conditions of approval as outlined in the Compliance Memorandum prepared by Helix (April 2026). 3. The existing offsite, local equestrian trail along the western property line of the site shall be upgraded and improved prior to issuance of a Certificate of Occupancy as demonstrated on the approved plans. 4. The associated Final Map shall be approved and recorded with the San Bernardino County Recorders Office prior to the issuance of Building Permits. 5. The project shall comply with all recommendations outlined in the Historic Resource Report prepared by Helix (March 2025) to the greatest extent feasible. Standard Conditions of Approval 6. For all residential development, provide conduit from each unit/lot and a pull box to connect to the street. Provide interior structured wiring for each house/building with minimum Category 5 copper wire, Radio Grade 6 coaxial cable, and a central distribution panel, prior to release of occupancy (fiber -to -the building, FTTB). Plans shall be submitted for Planning Director and Building Official review and approval prior to issuance of Building Permits. 7. All dwellings shall have the front, side and rear elevations upgraded with architectural treatment, detailing and increased delineation of surface treatment subject to Planning Director review and approval prior to issuance of Building Permits. 8. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. www.CityofRC.us Printed; 5/14/2026 Page 286 Project #: DRC2024-00416 DRC2025-00093, DRC;2025-00094, UR(.:2U25-UUU95 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT; Planning Department Standard Conditions of Approval 9. 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. 10. 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. 11. Approval of Tentative Tract No. 20756 is granted subject to the approval of SUBTT20756. 12. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. www.CityofRC.us Printed: 5/14/2026 Page 2 of 25 Page 287 r-IUJ LL ft. Project Name: Location: Project Type: V1 .ILVLY-VVY f V Vf1VGVGJ-V VV.7J, VI\VGVLJ-VV..-t, ✓1\VLVLV-VVVJ4 Banyan 13 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 13. 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. 14. Any approval shall expire if Building Permits are not issued or approved use has not commenced within 2 years from the date of approval or a time extension has been granted. 15. This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code. Prior to the issuance of building permits (for grading or construction), the applicant shall inform the Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined in 17.124.020.D. If the project developer chooses to pay the in -lieu fee, the in -lieu art fee will be invoiced on the building permit by the City and shall be paid by the applicant prior to building permit issuance. If the project developer chooses to install art, they shall submit, during the plan check process, an application for the art work that will be installed on the project site that contains information applicable to the art work in addition to any other information as may be required by the City to adequately evaluate the proposed the art work in accordance with the requirements of Chapter 17.124. If the project developer chooses to donate art, applications for art work donated to the City shall be subject to review by the Public Art Committee which shall make a recommendation whether the proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council. No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any development project (or if a multi -phased project, the final phase of a development project) that is subject to this requirement shall occur unless the public art requirement has been fulfilled to the satisfaction of the Planning Department. 16. This tentative tract map or tentative parcel map shall expire, unless extended by the Planning Commission, unless a complete final map is filed with the Engineering Services Department within 3 years from the date of the approval. 17. For single-family residential development, all slope planting and irrigation shall be continuously maintained in a healthy and thriving condition by the developer until each individual unit is sold and occupied by the buyer. Prior to releasing occupancy for those units, an inspection shall be conducted by the Planning Department to determine that they are in satisfactory condition. 18. Existing trees required to be preserved in place shall be protected with a construction barrier in accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The location of those trees to be preserved in place and new locations for transplanted trees shall be shown on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations regarding preservation, transplanting, and trimming methods. www.CityofRC.us Printed: 5/14/2026 Page 3 of 25 Page 288 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Planning Department Standard Conditions of Approval 19. Front yard and corner side yard landscaping and irrigation shall be required per the Development Code. This requirement shall be in addition to the required street trees and slope planting. 20. A detailed landscape and irrigation plan, including slope planting and model home landscaping in the case of residential development, shall be prepared by a licensed landscape architect and submitted for Planning Director review and approval prior to the issuance of Building Permits for the development or prior final map approval in the case of a custom lot subdivision. For development occurring in the Very High Fire Hazard Severity Zone, the landscape plans will also be reviewed by Fire Construction Services. 21. Landscaping and irrigation systems required to be installed within the public right-of-way on the perimeter of this project area shall be continuously maintained by the developer. 22. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics of the selected tree species. 23. All walls shall be provided with decorative treatment. If located in public maintenance areas, the design shall be coordinated with the Engineering Services Department. 24. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient landscaping per Development Code Chapter 17.82. 25. Access gates to the rear yards shall be constructed from a material more durable than wood gates. Acceptable materials include, but are not limited to, wrought iron and PVC. 26. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at the time of Building Permit issuance. 27. All building numbers and individual units shall be identified in a clear and concise manner, including proper illumination and in conformance with Building and Safety Services Department standards, the Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards. 28. The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 29. Provide a 24 -foot by 24 -foot or 12 -foot by 48 -foot corral area in the rear yard adjacent to the Local Feeder Trail. Grade access from corral to trail with a maximum slope of 5:1 and a minimum width of 10 feet. 30. The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and the Development Code regulations. www.CityofRC.us Printed: 5/14/2026 Page 4 of 25 Page 289 Nroject #: UKUZVZ4-UU4] U UKUZULO-UUUy10, UKUZVLO-UUUa4, UMU/_UcU-UUUyO Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 31. All above ground -mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and/or landscaping to the satisfaction of the Planning Director. For single-family residential developments, transformers shall also be above ground, pad mounted, meeting current SCE design standards. 32. On corner side yards, provide minimum 5 -foot setback between walls/fences and sidewalk. The 5 -foot wall/fence setback and the parkway shall have landscape and irrigation in addition to the required street trees. Detailed landscape and irrigation plans shall be submitted for Planning Director review and approval prior to issuance of Building Permits. The parkway landscaping including trees, shrubs, ground covers and irrigation shall be maintained by the property owner. The developer shall provide each prospective buyer written notice of the parkway maintenance requirement, in a standard format as determined by the Planning Director, prior to accepting a cash deposit on any property. 33. All parkways, open areas, and landscaping shall be permanently maintained by the property owner, homeowners' association, or other means acceptable to the City. Proof of this landscape maintenance shall be submitted for Planning Director and Engineering Services Department review and approved prior to the issuance of Building Permits. 34. Local Feeder Trail entrances shall also provide access for service vehicles, such as veterinarians or hay deliveries, including a 12 -foot minimum drive approach. Entrance shall be gated provided that equestrian access is maintained through step-throughs in accordance with Engineering Services Department Standard Drawing 1006-B and 1007-B. 35. Local Feeder Trail grades shall not exceed 0.5 percent at the downstream end of a trail for a distance of 25 feet behind the public right-of-way line to prohibit trail debris from reaching the street. Drainage devices may be required by the Building and Safety Official. 36. Where corner side, interior side or rear yard property lines are adjacent to local equestrian trails, construct minimum 6 -foot high decorative masonry walls. Decorative masonry shall mean split -face double sided block, 'slump stone' or an alternative material that is acceptable to the Design Review Committee. 37. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show compliance. The buildings shall be inspected for compliance and final acceptance granted prior to occupancy. 38. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building, etc.) or prior to final map approval in the case of a custom lot subdivision, or approved use has commenced, whichever comes first. 39. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the Planning Director. 40. For residential development, return walls and corner side walls shall be decorative masonry. www.CityofRC.us Printed: 5/1412026 Page 5 of 25 Page 290 Project #: DRC2024-00416 DRC2025-00093, DRC2025-0U094, DhZC2UL5-UUUft Project Name: Banyan 13 Location: Project Type 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval 41. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Director review and approval prior to the issuance of Building Permits. 42. Solar access easements shall be dedicated for the purpose of assuming that each lot or dwelling unit shall have the right to receive sunlight across adjacent lots or units for use of a solar energy system. The easements may be contained in a Declaration of Restrictions for the subdivision which shall be recorded concurrently with the recordation of the final map or issuance of permits, whichever comes first. The easements shall prohibit the casting of shadows by vegetation, structures, fixtures, or any other object, except for utility wires and similar objects. 43. Street names shall be submitted for Planning Director review and approval in accordance with the adopted Street Naming Policy prior to approval of the final map. 44. If no centralized trash receptacles are provided, all trash pick-up shall be for individual units with all receptacles shielded from public view. 45. The Covenants, Conditions, and Restrictions (CC&Rs) shall not prohibit the keeping the equine animals where zoning requirements for the keeping of said animals have been met. Individual lot owners in subdivisions shall have the option of keeping said animals without the necessity of appealing to boards of directors of homeowners' associations for amendments to the CC&Rs. 46. The Covenants, Conditions, and Restrictions (CC&Rs) and Articles of Incorporation of the Homeowners' Association are subject to the approval of the Planning and Engineering Services Department and the City Attorney. They shall be recorded concurrently with the Final Map or prior to the issuance of Building Permits, whichever occurs first. A recorded copy shall be provided to the City Engineer. The Homeowners' Association shall submit to the Planning Department a list of the name and address of their officers on or before January 1 of each and every year and whenever said information changes. Engineering Services Department Please be advised of the following Special Conditions 1. All existing overhead utility service lines located along the project frontages shall be undergrounded as part of the project. This requirement includes the utility poles situated at the corners of the subject property where overhead lines cross Banyan Street and Hellman Avenue. Where overhead lines cross the street, the applicant shall underground the lines from the corner pole on the project side to the next adjacent pole located on the opposite side of the street, or to the nearest appropriate termination point as determined by the serving utility provider. This may include installation of a guy wire, anchor, riser pole, or other utility?approved termination method to avoid undergrounding the pole across the street while ensuring proper structural support and compliance with utility standards. All. design, engineering, and construction related to undergrounding, termination, and support structures shall be performed in accordance with the requirements of the applicable utility companies and to the satisfaction of the City Engineer. awuw.CityofRC.us Printed: 5/14/2026 Page 6 of 25 Page 291 r I U)OI.I 7f. L.l1\VLVLT-VV'T I V v I wLVLv-VVVVV, III I—- +.+.+., ✓�•`+�.++..`+ `+`+`+ Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 2. CFD District: The developer shall enter into an Annexation Proceeding and sign a Consent and Waiver to join Community Facilities District CFD2022-01 (Street Lighting Services) and shall be filed by Special Districts prior to final map approval or issuance of Building Permits whichever occurs first. Any annexation cost shall be borne by the developer. For any questions and/or processing coordination of the CFD please contact Kelly Guerra at (909) 774-2582 or by email at kelly.guerra@cityofrc.us 3. Landscape District (LMD 1): A signed consent and waiver form to join the appropriate Landscape Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 4. Development Impact Fees and Drainage Fee: Development Impact Fees (DIF) and Drainage Fees shall be paid prior to the issuance of a building permit or Certificate of Occupancy, consistent with the Engineering Fee Schedule, Government Code Section 66000 et seq., and applicable local ordinances. Based on the project's location, the applicant is subject to the General City Drainage Fee as established by the City's adopted Drainage Fee District. Both the DIF and the Drainage Fee are subject to adjustment at the end of each fiscal year. Fee amounts will be provided during the building permit application process and confirmed by the Engineering Services Department. 5. General Plan - Road Network: The project shall comply with the road network as identified in the City's General Plan. Road typology design and priority modes of travel shall be as follows: - Hellman Ave is classified as a "Collector Street". - Banyan St is classified as a "Collector Street". 6. (Street Lights): The street lights in the City right-of-way, and/or any new street lights in the City right-of-way shall be owned by the City. Developer shall be responsible to coordinate and pay all costs of street lights and to provide power to City owned street lights. 7. HOA Maintained BMP Letter Lot: A separate lettered lot shall be created for the permanent placement, operation, and maintenance of the project's Best Management Practice (BMP) facility. This BMP lot shall be owned and maintained by the Homeowners Association (HOA). The applicant shall record CC&Rs establishing the H0A's responsibility for long term inspection, operation, maintenance, and repair of the BMP. The final map, CC&Rs, and improvement plans shall clearly identify the BMP lot and its associated maintenance obligations, subject to approval by the City Engineer. www. CityofRC. us Printed: 5114/2026 Page 7 of 25 Page 292 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE -106227101-0000 Project Type Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 8. Private Drainage Easement: The applicant shall dedicate a private drainage easement across Lots 13, 12, 11, 10, and 9 to accommodate the project's internal drainage system. This easement shall allow for the installation, operation, access, and maintenance of private drainage improvements serving the subdivision. The easement shall be privately owned and privately maintained, as specified in the CC&Rs. The drainage easement alignment and associated maintenance responsibilities shall be shown on the final map and approved by the City Engineer. 9. Dedication of Public Right of Way Prior to the recordation of the final map or issuance of any grading or building permits, the applicant shall dedicate Street A and Street B to the City of Rancho Cucamonga for public right of way purposes. Both streets shall be designed, improved, and constructed to conform to the "Local Streets" roadway typology as established in the City of Rancho Cucamonga General Plan, including all applicable standards for width, cross section, sidewalks, parkways, and related public improvements, subject to review and approval by the City Engineer. 10. Hydrology Report Requirement At the time of submittal of the grading permit application, the applicant shall provide a project specific hydrology and hydraulics report prepared by a licensed civil engineer. The report shall demonstrate that runoff from the 100 -year storm event can be fully captured, conveyed, and retained or treated on site through the proposed BMPs and drainage patterns, and shall also evaluate the potential for overflow or spill out from the infiltration facility. Any overflow routing shall be clearly identified, sized, and shown to safely convey excess flows without creating adverse on site or off -site impacts. All hydrology, drainage, and overflow provisions shall comply with the City of Rancho Cucamonga's standards, San Bernardino County Flood Control District requirements, and applicable NPDES provisions, and are subject to review and approval by the City Engineer prior to issuance of grading permits. www.CityofRC.us Printed: 5144!2026 Page 8 of 25 Page 293 wrotect iT: LJKUZU<<+-UU'+ in uLUL3-UUUZ1J, UCU-UUUJ'-F, vr%k c4V4U-UVU�U Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 11. Final Map Submittal Requirement Prior to recordation of the Final Map, the applicant shall submit a complete Final Map application to the Engineering Services Department. The Final Map shall be consistent with the approved Tentative Tract Map for SUBTT20756 and shall incorporate all Conditions of Approval associated with the tentative map. All Conditions of Approval for SUBTT20756 shall be shown and referenced on the plans for DRC2024?00416. Required Documentation: A complete Final Map application shall include, at minimum, the following materials: 1. A Preliminary Title Report dated within sixty (60) days of submittal, including active hyperlinks to all referenced documents. 2. The approved Tentative Tract Map for SUBTT20756. 3. The Final Tract Map prepared in accordance with the Subdivision Map Act and City standards. 4. Closure calculations for all lots, boundaries, easements, and rights?of?way. 5. A complete copy of the Conditions of Approval for SUBTT20756. 6. Any related map documents, including recorded or proposed easements, agreements, dedications, or supporting exhibits required to demonstrate compliance with the Conditions of Approval. No Final Map shall be scheduled for City Council consideration until all required documents have been submitted, reviewed, and deemed complete by the Engineering Services Department. Standard Conditions of Approval 12. Corner property line cutoffs shall be dedicated per City Standards. 13. Dedication shall be made of the following rights -of -way on the perimeter streets (measured from street centerline): 33 total feet on Hellman Ave 33 total feet on Banyan St 14. A final drainage study shall be submitted to and approved by the City Engineer prior to final map approval or the issuance of Building Permits, whichever occurs first. All drainage facilities shall be installed as required by the City Engineer. 15. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. www.CityofRC.us Printed: 5/14/2026 Page 9 of 25 Page 294 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 16. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from the outer edge of a mature tree trunk. 17. Permits shall be obtained from the following agencies for work within their right of way: City of Rancho Cucamonga CVWD SoCal Edison SoCal Gas 18. Prior to finalization of any development phase, sufficient improvement plans shall be completed beyond the phase boundaries to assure secondary access and drainage protection to the satisfaction of the City Engineer. Phase boundaries shall correspond to lot lines shown on the approved tentative map. 19. Parkway landscaping on the following street(s) shall conform to the results of the respective Beautification Master Plan. 20. All required public landscaping and irrigation systems shall be continuously maintained by the developer until accepted by the City. 21. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 22. A separate set of landscape and irrigation plans per Engineering Public Works Standards shall be submitted to the Engineering Services Department for review and approval prior to final map approval or issuance of Building Permits, whichever occurs first. The following landscaped parkways, medians, paseos, easements, trails or other areas shall be annexed into the Landscape Maintenance District:: 23. If the required public improvements are not completed prior to approval of the final parcel map, an improvement certificate shall be placed upon the final parcel map, stating that they will be completed upon development for: 24. If the required public improvements are not completed prior to approval of the final parcel map, an improvement security accompanied by an agreement executed by the Developer and the City will be required for: 25. Add the following note to any private landscape plans that show street trees: "All improvements within the public right-of-way, including street trees, shall be installed per the public improvement plans." If there is a discrepancy between the public and private plans, the street improvement plans will govern. 26. "Developer shall install a dark fiber conduit package fronting the development. Two 4" Schedule 40 PVC conduits, along with three 1 1/4" innerducts in one of the 4" conduits, per City Standard 145, with connection through the parkway to each lot or parcel (fiber -to -the curb, FTTC). The size, placement, and location of the conduit shall be shown on the Street Improvement Plans and subject to Engineering Services Department review and approval prior to issuance of Building Permits or final map approval, whichever comes first." www.CityofRC.us Printed: 5/14/2026 Page 10 of 25 Page 295 Project 4: UKU4U24-0041b UKG1U25-UUU9;i, UKL2U25-UUU 34, UKC.;2UL5-UUUSb Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. Engineering Services Department Standard Conditions of Approval 27. Construct the following perimeter street improvements including, but not limited to: HELLMAN AVE: Curb & Gutter A.C. Pvmt Sidewalk Drive Appr. (4) Streetlights Street Trees Street Widening (5) Utility Pole Undergrounding Signing and Striping Fiber Optic BANYAN ST: Curb & Gutter A.C. Pvmt Sidewalk (1) Streetlight Comm Trail Street Widening (3) Utility Pole Undergrounding Signing and Striping Fiber Optic STREET A: Street Name Curb & Gutter A.C. Pvmt (New Street) Sidewalk Drive Appr. (3) Streetlights Street Trees Signing and Striping Fiber Optic STREET B: Street Name Curb & Gutter A.C. Pvmt (New Street) Sidewalk www.CityofRC.us Printed: 5!14!202& Page 11 of 25 Page 296 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name Location: Project Type: Banyan 13 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. - Engineering Services Department Standard Conditions of Approval Drive Appr. (4) Streetlights Signing and Striping Fiber Optic INTERSECTION OF HELLMAN AND STREET A: ADA Curb Ramps INTERSECTION OF HELLMAN AND BANAYAN: ADA Curb Ramps INTERSECTION OF STREET B AND BANYAN: ADA Curb Ramps 28. Pursuant to Municipal Code Section 16.37.010, no person shall make connections from a source of energy, fuel or power to any building or structure which is regulated by technical codes and for which a permit is required unless, in addition to any and all other codes, regulations and ordinances, all improvements required by these conditions of development approval have been completed and accepted by the City Council, except: that in developments containing more than one building, structure or unit, the development may have energy connections made in equal proportion to the percentage of completion of all improvements required by these conditions of development approval, as determined by the City Engineer, provided that reasonable, safe and maintainable access to the property exists. In no case shall more than 95 percent of the buildings, structures or units be connected to energy sources prior to completion and acceptance of all improvements required by these conditions of development approval. www.CityofRC.us Printed: 5/14/2026 Page 12 of 25 Page 297 Project ##: UKUZUZ4-UU4"I b UKL LJ40-UUU�i, UKUZULO-UUUy4, Ui•��,cU/-a-UUUya Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 29. Improvement Plans and Construction: a. Street improvement plans, including street trees and streetlights, 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, and street name signing shall be installed to the satisfaction of 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. h. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 30. Install fiber optic conduit, vaults, and manholes on Hellman Ave and the new proposed streets per Standard Drawings 135-137. Public improvement plans shall show the location and limits of the conduits, vaults and manholes with construction notes. www.CityofRC.us Pr9nted: 5114/2026 Page 13 of 25 Page 298 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: Project Type 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 31. Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: "Street trees shall be installed per the notes and legend on Sheet _ (typically Sheet 1)." Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees: 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 32. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including driveways. Local residential street intersections and commercial or industrial driveways may have lines of sight plotted as required. 33. The developer shall be responsible for the relocation of existing utilities as necessary. 34. Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. 35. Approvals have not been secured from all utilities and other interested agencies involved. Approval of the final parcel map will be subject to any requirements that may be received from them. 36. Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. www.CityofRC.us Printed; 5!14!2026 Page of 25 Page 299 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval 37. HOA Maintained BMP Easement (Lots 8 and 9): The applicant shall dedicate a permanent BMP easement across Lots 8 and 9 for the construction, access, operation, and long-term maintenance of an HOA maintained stormwater BMP facility. The easement shall provide sufficient area for BMP infrastructure, maintenance access, and any required setbacks. The HOA shall be responsible for all ongoing inspection, operation, and maintenance activities. The easement location and maintenance responsibilities shall be shown on the final map and included in the project CC&Rs, subject to approval by the City Engineer. Fire Prevention I New Construction Unit Standard Conditions of Approval 1. Fire sprinklers are required to be installed in accordance with Fire District Standard 9-3. Residential fire sprinkler systems shall comply with the State Water Resources Control Board's Cross Connection Control Policy and CVWD guidelines. 2. Combustible construction materials, including combustible roofing materials, are prohibited from being onsite prior to a water supply system in accordance with Fire District Standard for Fire Protection Water Supply Systems being provided in accordance with Fire District Standard for Release of Construction Permits. 3. Plans for the public, offsite fire underground water infrastructure are required to be submitted separately and issued a separate permit. Plans are required to be submitted prior to or concurrently with the plans submitted to the Water District. Submit all plans to the Building Department for routing to the Fire District. 4. Plans for the automatic fire sprinkler system are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 5. Plans for the temporary emergency vehicle access and/or hydrants are required to be submitted separately and issued a separate permit. Submit all plans to the Building Department for routing to the Fire District. 6. Fire flow information for this project is obtained from the Cucamonga Valley Water District (CVWD). CVWD can be reached at 909-944-6000 or custserv@cvwdwater.com. 7. Fire flow is required to be in accordance with Appendix B of the California Fire Code. The Fire District has adopted the appendix without local amendments except that the minimum fire flow for commercial buildings shall not be less than 1500 gpm. Proof of the availability of the required fire flow must be provided to the Fire District in the form of a letter or written report dated within the past 12 months. 8. Fire sprinklers are required to be installed in accordance with Fire District Standard for Automatic Fire Sprinkler Systems. 9. Gates installed across a residential emergency vehicle access road (fire lane) are required to be in accordance with Standard for Access Gates. www.CityofRC.us Printed: 5!1412026 Page 15 of 25 Page 300 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention I New Construction Unit Standard Conditions of Approval 10. Due to the type of construction, construction materials, the floor area of the project, and known risks associated with projects of this nature, a Fire Protection and Site Safety Plan is recommended for this project. See Fire District Standard for Fire Protection and Site Safety During Construction. 11. The new connection to the public water main requires the submittal of public, off -site fire underground plans that conform to the standards of the water purveyor and Fire District Standard for Fire Protection Water Supply Systems. 12. Street address and unit/suite signage for buildings are required to be in accordance with Fire District Standard for Building Signage. 13. Temporary fire apparatus access (fire lanes) and temporary fire hydrants, if needed, are required to be in accordance with Fire District Standard for Fire Apparatus Access Roads and Fire District Standard for Fire Protection Water Supply Systems. 14. Public and private fire service water mains, public and private hydrants, water control valves, fire sprinkler risers, fire department connections (FDCs), and other fire protection water related devices and equipment are required to be provided, designed, and installed in accordance with Fire District Standard for Fire Protection Water Supply Systems. Building and Safety Services Department Standard Conditions of Approval 1. Submit two sets of structural calculations, two sets of energy conservation calculations, and a soils report. Architect's/Engineer's stamp and "wet" signature are required prior to plan check submittal. 2. Submit five complete sets of plans including the following: a. Site/Plot Plan; b. Foundation Plan and reverse foundation plan (when applicable); c. Floor Plan; d. Roof and Floor Framing Plan and reverse Roof and Floor Framing Plan (when applicable); e. Electrical Plans (2 sets, detached) including the size of main switch, number and size of service entrance conductors, panel schedules, and single line diagrams; f. Plumbing and Sewer Plans, including isometrics, underground diagrams, water and waste diagram, sewer or septic system location, fixture units, gas piping, and heating and air conditioning; and g. Planning Department Project Number (i.e., SUBTT, SUBTPM, MDR, CUP, DRC, etc.) clearly identified on the outside of all plans. 3. Contractors must show proof of State and City licenses and WorkersCompensation coverage to the City prior to permit issuance. 4. Separate permits are required for fencing and/or walls. 5. The house, garage and any other structures as required must be equipped with automatic fire sprinklers. 6. Provide compliance with the California Building Code (CBC) for property line clearances considering use, area, and fire -resistive requirements. www.CityofRC.us Printed: 5114!2026 Page 16 of 25 Page 301 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Building and Safety Services Department Standard Conditions of Approval 7. Roofing material shall be installed per the manufacturer's "high wind" instructions. 8. Construction activity shall occur in accordance with the standards as stated in Chapter 17.66.050 D-4 of the Development Code. 9. Prior to the issuance of Building Permits, the applicant shall pay development fees at the established rate. Such fees may include but are not limited to: Park In-Lieu/Park Impact, Park Improvement Impact, Community and Recreation Center, Library, Police, Animal Center, Drainage, Transportation Development, Permit and Plan Check Fees, Construction and Demolition Diversion Program deposit and fees and School Fees. The applicant shall provide a copy of the school fees receipt to the Building and Safety Services Department prior to permit issuance. 10. The Building and Safety Official shall provide street addresses after tract/parcel map recordation and prior to issuance of Building Permits. 11. Plans shall be submitted for plan check and approved prior to construction. All plans shall be marked with the project file number (i.e., SUBTT, SUBTPM, MDR, CUP, DRC, etc.). The applicant shall comply with the latest adopted California Codes, and all other applicable codes, ordinances, and regulations in effect at the time of permit application. Contact the Building and Safety Services Department for availability of the Code Adoption Ordinance and applicable handouts. Grading Section Please be advised of the following Special Conditions 1. Prior to issuance of a wall permit, a copy of the Grading Special Conditions of Approval shall be included within the engineered wall plans and calculations. Standard Conditions of Approval 2. 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. 3. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. 4. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Engineering Department prior to the issuance of building permits. 5. 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. www.CityofRC.us Printed: 5/14/2G26 Page 2 of 25 Page 302 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 6. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be located outside of the public right of way. 7. If a Rough Grading and Drainage Plan/Permit are submitted to the Engineering Department for review, the rough grading plan shall be a separate plan submittal and permit from Precise Grading and Drainage Plan/Permit. 8. Prior to the issuance of a grading permit the applicant shall obtain written permission from the adjacent property owner(s) to construct wall(s) on property line(s) or provide a detail(s) showing the perimeter wall(s) to be constructed offset from the property line. 9. Prior to issuance of a grading permit the Final Grading and Drainage Plan shall show the accessibility path from the public right of way and the accessibility parking stalls to the building doors in conformance with the current adopted California Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and dimensions and comply with the current adopted California Building Code. 10. The Grading and Drainage Plan shall implement City Standards for on -site construction where possible, and shall provide details for all work not covered by City Standard Drawings. 11. Prior to issuance of a grading permit the grading plan shall show that all manufactured slopes shall be a minimum 2 -foot offset from the public right of way, permitted line, or the adjacent private property. All slope offsets shall meet the requirements of the current adopted California Building Code. 12. The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Engineering Department. 13. Grading Inspections: a) Prior to the start of grading operations the owner and grading contractor shall request a pre -grading meeting. The meeting shall be attended by the project owner/representative, the grading contractor and the Building Inspector to discuss about grading requirements and preventive measures, etc. If a pre -grading meeting is not held within 24 hours from the start of grading operations, the grading permit may be subject to suspension by the Building Inspector; b) The grading contractor shall call into the City of Rancho Cucamonga Building and Safety Department at least 1 working day in advance to request the following grading inspections prior to continuing grading operations: i) The bottom of the over -excavation; ii) Completion of Rough Grading, prior to issuance of the building permit; iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit Technicians (Building and Safety Front Counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a building permit. www,CityofRC.us Printed: 5/14/2026 Page 18 of 25 Page 303 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 14. All roof drainage flowing to the public right of way (xx Avenue) must drain under the sidewalk through a parkway culvert approved by the Engineering Department. This shall be shown on both the grading and drainage plan and Engineering Services Department required plans. 15. Prior to issuance of a wall permit, on engineered combination garden/retaining walls along the property boundary the structural calculations for the wall shall assume a level toelheel at the adjacent off -site property (i.e. a manufactured slope is not present). This shall be shown in the typical sections of the grading and drainage plan. 16. Prior to issuance of a grading or building permit, the permitted grading plan (or architectural site plan) set shall show in each of the typical sections and the plan view show how the separations between the building exterior and exterior ground surface meet the requirements of Sections CBC 1804.3/CRC R401.3, CBC2304.11.2.21CRC R317.1(2) and CBC2512.1.2/CRC R703.6.2.1 of the current adopted California Building Code/Residential Code. 17. Prior to approval of the project -specific storm water quality management plan, the applicant shall submit to the Engineering department, a precise grading plan showing the location and elevations of existing topographical features, and showing the location and proposed elevations of proposed structures and drainage of the site. 18. The conceptual grading and drainage plan is showing driveway slopes exceeding 10%. Therefore, prior to issuance of a grading permit, the permitted grading plan set shall show driveway profiles for the circular driveway from the street curb line to the garage door(s). 19. Prior to issuance of a grading permit, the grading and drainage plan shall show the following information in the equestrian trails: — Provide PVC fencing per city standards, provide a 4" thick decomposed granite (DG) surface, provide a drainage V ditch parallel to the trail, provide a bridge over the V ditch where necessary for access to corals, and gates to corrals. The equestrian bridges shall be capable of carrying vehicle loads where necessary. Where the longitudinal slope (s) is S< 5% the cross fall shall be 2%, if S>5% the cross fall may be 4% maximum. Where water bars required, the spacing for the water bars is: 50' maximum for longitudinal slopes of 4% to 6%, 40' maximum for longitudinal slopes of 6.1% to 9%, 30' maximum for longitudinal slopes of 9.1% to 12%, 20' maximum for longitudinal slopes greater than 12%. In the equestrian trails water bars shall also be placed at the top and bottom of the trail where the gradient of the trail changes, i.e. a steep downhill slope which will cause additional erosion to the trail. 20. A drainage study showing a 100 -year, AMC 3 design storm event for on -site drainage shall be prepared and submitted to the Engineering Department for review and approval for on -site storm water drainage prior to issuance of a grading permit. The report shall contain water surface profile gradient calculations for all storm drain pipes 12 -inches and larger in diameter. All reports shall be wet signed and sealed by the Engineer of Record. In addition, the project specific drainage study shall provide inlet calculations showing the proper sizing of the water quality management plan storm water flows into the proposed structural storm water treatment devices. www.CityofRC.us Printed: 5!1412026 Page 19 of 25 Page 304 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location Project Type 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT; Grading Section Standard Conditions of Approval 21. It shall be the responsibility of the applicant to acquire any required off -site drainage acceptance easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition (concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or building permit. 22. Roof water is not permitted to flow over the public parkway and shall be directed to an under -parkway culverticurb core per City of Rancho Cucamonga requirements prior to issuance of a grading permit. 23. The site shall be rough graded to eliminate all cross -lot drainage, (except in approved facilities adjacent to private trails). All slopes and retaining walls necessary to accomplish this shall be installed prior to final map approval. 24. The applicant shall process a grading and drainage plan through the Engineering Services Department to eliminate cross -lot drainage, prior to final map approval. 25. A review of the conceptual grading and drainage plan and the preliminary water quality management plan shows that it is the intent of the engineer of record to drain the surface storm water flows to a retention basin. The basin shall be designed to accept multiple storm events (100 -year storm event and Antecedent Moisture Condition 3) using the methodology outlined in the current adopted San Bernardino County Hydrology Manual. 26. Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. 27. Prior to the issuance of the Certificate of Occupancy or final sign off by the Building Inspector the engineer of record shall certify the functionality of the storm water quality management plan (WQMP) storm water treatment devices and best management practices (BMP). 28. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the project Conditions of Approval. 29. The Preliminary Water Quality Management Plan (PWQMP) has been deemed "Acceptable". Prior to the issuance of a grading permit a final project -specific Water Quality Management Plan shall be submitted for review and approval by the Engineering Department. 30. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's "Memorandum of Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the Engineering Department and recorded with the County Recorder's Office. 31. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan document. www.CityofRC.us Printed: 5!1412026 Page 20 of 25 Page 305 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Location: Project Type: Banyan 13 6048 HELLMAN AVE - 106227101-0000 Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 32. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance of all storm water quality structural/treatment best management practices (BMP) devices, as provided for in the project's Storm Water Quality Management Plan, shall be provided for by CC&R's or deeds and shall be recorded prior to the issuance a grading permit. Said CC&R's and/or deeds shall be included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water Quality Management Plan. 33. The applicant shall prepare CC&R's as needed to clarify how maintenance responsibilities will be shared between the newly created parcels and the remaining existing parcels of Parcel Map 20756 prior to issuance of a grading permit. The grading and drainage plan and the CC &Rs shall address shared access to trails, storm water treatment devices, surface drainage and maintenance of common areas, including landscaping within public rights -of -way and Best Management Practices identified in the WQMP. 34. f during construction more than 5,000 square feet of combined asphalt concrete and PCC parking and driveway surface (impervious) area are proposed and/or removed and replaced, a priority final project -specific Water Quality Management Plan (WQMP) will be required for this project. If less than 5,000 square feet of impervious area is proposed a non -priority Water Quality Management Plan shall be required. Contact the Engineering Department for additional direction/information. 35. The land owner shall provide an inspection report on a biennial basis for the structural storm water treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water Quality Management Plan prepared for the subject project. All costs associated with the underground infiltration chamber are the responsibility of the land owner. 36. The land/property owner shall follow the inspection and maintenance requirements of the approved project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a biennial basis to the City of Rancho Cucamonga Environmental Program Manager. 37. A final project -specific Storm Water Quality Management Plan (WQMP) shall be approved by the Engineering 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. 38. The Site and Drainage Plan in the final project -specific Water Quality Management Plan shall show the locations of all roof downspout drains, if required for storm water quality purposes, the downspouts shall include filters. 39. Prior to the issuance of a building permit or Engineering Services Department issued right of way permit, the applicant shall submit to the Engineering Department, or his designee, a final project specific water quality management plan for review and approval, and shall have said document recorded with the San Bernardino County Recorder's Office. 40. Prior to the start of landscaping operations, the landscape architect and the landscape contractor shall provide a sample of the weed fabric barrier to the Project Planner, City of Rancho Cucamonga Planning Department. The weed barrier shall be permeable. www.CityofRC.us Printed: 5!1412026 Page 21 of 25 Page 306 Project if: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 41. The final project -specific water quality management plan (WQMP) shall include executed maintenance agreements along with the maintenance guidelines for all proprietary structural storm water treatment devices (BMP's). In the event the applicant cannot get the proprietary device maintenance agreements executed prior to issuance of a grading permit, the applicant is required to submit a letter to be included within the WQMP document, and scanned and pasted onto the Site and Drainage Plan which states that prior to issuance of a certificate of occupancy with applicant shall enter into a contract for the maintenance of the proprietary storm water treatment device. If the proprietary storm water treatment device is part of a residential subdivision, prior to the sale of the residential lot, the developer shall include maintenance agreement(s) as part of the sale of the residential lot to the buyer. A copy of the maintenance agreements to be included in the sale of the property shall be included within the WQMP document. 42. Prior to issuance of a grading permit and approval of the project specific water quality management plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of concern as addressed in the in the final project -specific water quality management plan (WQMP). At a minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility for Post Construction BMP" section of the final project -specific water quality management plan. 43. Prior to issuance of a grading permit the Final Project -Specific Water Quality Management Plan shall include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located in Appendix D "Section VII — Infiltration Rate Evaluation Protocol and Factor of Safety Recommendations, ..." of the San Bernardino County Technical Guidance Document for Water Quality Management Plans. The infiltration study shall include the Soil Engineer's recommendations for Appendix D, Table Vil.3: Suitability Assessment Related Considerations for Infiltration Facility Safety Factors". 44. Prior to approval of the final project -specific water quality management plan the applicant shall have a soils engineer prepare a project -specific infiltration study for the project for the purposes of storm water quality treatment. The infiltration study and recommendations shall follow the guidelines in the current adopted "San Bernardino County Technical Guidance Document for Water Quality Management Plans". 45. The final project -specific Water Quality Management Plan (WQMP) shall be prepared as a Phased WQMP and shall include all phases of the project. Construction of the storm water treatment structural devices may be constructed as construction progresses. 46. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water Treatment Devices As -Built Certificate with the Environmental Programs Coordinator, City of Rancho Cucamonga Engineering Services Department. www.CityofRC.us Printed: 5114/2026 Page 72of 25 Page 307 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 47. Section 1.5.1, Table 1-1 Priority Projects, Category No. 1, of the San Bernardino County Technical Guidance Document for Water Quality Management Plans reads "All significant re -development projects — defined as the addition or replacement of 5,000 or more square feet (sq. ft.) of impervious surface on an already developed site subject to discretionary approval of the permitting jurisdiction. In addition: Where re -development results in an increase of 50% or more of the impervious surfaces of a previously existing developed site, the numeric sizing criteria discussed in Section 4 applies to the entire development. www.CityofRC.us Printed: 5/14/2026 Page 23 of 25 Page 308 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 48. 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. www.CityofRC.us Printed: 5114/2026 Page 92of 25 Page 309 Project #: DRC2024-00416 DRC2025-00093, DRC2025-00094, DRC2025-00096 Project Name: Banyan 13 Location: 6048 HELLMAN AVE - 106227101-0000 Project Type: Design Review Minor Exception, Tree Removal Permit, Variance ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval 49. RESIDENTIAL MANDATORY MEASURES — CALIFORNIA GREEN BUILDING STANDARDS CODE - Prior to the issuance of any building permit the applicant shall comply with Section 4.106.2 (Storm water drainage and retention during construction) of the current adopted California Green Building Standards Code: Projects which disturb less than one (1) acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, shall manage storm water drainage during construction. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site. 1. Retention basins of sufficient size shall be utilized to retain storm water on the site. 2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal method, water shall be filtered by use of a barrier system, wattle or other method approved by the enforcing agency (City of Rancho Cucamonga). 3. Compliance with a lawfully enacted storm water management ordinance. 50. 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. www.CityofRC.us Printed: 5/14/2026 Page 25 of 25 Page 310