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Home My WebLink About06-16 - Agenda Packet ` JUNE 16, 2026- 6:00 P.M. DESIGN REVIEW COMMITTEE MEETING AGENDA RAINS ROOM CITY HALL 10500 Civic Center Drive Rancho Cucamonga, CA 91730 A. Call to Order Roll Call: Chairman Al Boling Vice Chair Bryan Dopp B. Public Communications This is the time and place for the general public to address the Committee on any item listed or not listed on the agenda. The Committee may not discuss any issue not included on the agenda but set the matter for a subsequent meeting. C. Consent Calendar Consideration to Adopt Meeting Minutes of April 14, 2026. D. Project Review Items MINOR DESIGN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCE (DRC2024-00432, DRC2024-00433, and DRC2025-00173) – DUTCH BROS COFFEE (JOHN CAGLIA) - The applicant proposes the development of approximately 1,025 square-foot Dutch Bros Coffee with dual drive-through lanes, providing dedicated queuing for 19 vehicles and up to 24 vehicles when utilizing the bypass lane during peak operating periods. The development also includes a patio area with pedestrian window service. The project is anticipated to share vehicular access and parking with the existing commercial development. The project site consists of a 0.60-acre infill parcel located within an existing 7.30- zoned Neighborhood General 3-Limited (NG3-L) and situated south of Baseline Road and east DESIGN REVIEW – JRC INVESTMENT INC. – GROVE DOZEN– A request for the design review of a proposed 5,098 square foot, three-story mixed-use building featuring 12 residential apartment units and two nonresidential tenant spaces totaling 1,634 square feet of non- Neighborhood General 3 (NG3) Zone, located at 8547 Gove Avenue (APN:0207-222-04). This application is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under State CEQA Guidelines Section 15332 – Infill Development Projects. Page 2 of 2 If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. D3. TENTATIVE TRACT MAP, DESIGN REVIEW – ETIWANDA VISTA - A request for the subdivision of an existing 5.45-acre parcel, located at 13361 Banyan Street (APN: 0225-472- 25), into 60 parcels for the development of single-family residential homes, consistent with the provisions of State Density Bonus Law (Gov. Code 65915- California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66, as enacted by Assembly Bill 130. (Tentative Tract Map SUBTT20859 and Design Review DRC2026-00042). E. Adjournment The Design Review Committee has adopted Administrative Regulations that set a 9:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Committee. I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted seventy-two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, California and on the City’s website. Design Review Committee Meeting Agenda April 14, 2026 DRAFT MINUTES Rancho Cucamonga, CA 91730 6:00 p.m. A. Call to Order The meeting of the Design Review Committee was held on April 14, 2026. The meeting was called to order by Caleb Richards, Staff Facilitator, at 6:00 p.m. Design Review Committee members present: Chairman Boling, Commissioner Morales and Caleb Richards. Staff Present: Sophia Serafin, Associate Planner; Haide Aguirre, Contract Planner. B. Public Communications Staff Facilitator Richards opened the public communication and after noting that no public comments were received, closed public communications. C. Consent Calendar C1. Consideration to adopt Meeting Minutes of March 17, 2026. Motion: Let the record reflect that the motion carried by a 3-0 vote. D. Project Review Items VARIANCE, MINOR EXCEPTION, TREE REMOVAL PERMIT – MANNING HOMES – A request to subdivide 6.7 acres of land into 13 numbered lots and 1 lettered lot for the purpose of single- family residential development and preservation of an existing historic residence within the Very Low (VL) Residential zone and the Equestrian Overly, located at the northwest corner of Banyan Street and Hellman Avenue at 6048 Hellman Avenue; APN: 1062-271-01. This item is not subject Environmental Quality Act (CEQA) under Section 15183 – Projects Consistent with a Community Plan or Zoning (SUBTT20756, DRC2024-00416, DRC2025-00093, DRC2025-00096, DRC2025- 00094). The Committee members expressed support of the proposed project, noting that it prioritizes the preservation of a historic structure. The Committee found that the quality of the housing product alleviated concerns regarding lot size compatibility and that the project provides comprehensive architectural design across each façade, with strong articulation and massing to create visual interest. The Committee also acknowledged the necessity of the Variance to both preserve the historic Additionally, the Committee agreed that the Minor Exception is appropriate, as it helps provide privacy for certain proposed lots due to significant grade differences between the project site and adjacent properties. DRC Draft Minutes Page 2 Several suggestions were made by the Committee regarding tree species and placement, color contrast, and front door design. The applicant proposed Southern Magnolia trees as street trees and Coast Live Oak trees adjacent to the public right-of-way. Committee Member Boling suggested selecting an alternate street tree and relocating the oaks trees to more interior locations within the lots, as both species may create potential hazards along sidewalks due to alternative species and the relocation of the oak trees. Committee Member Boling also recommended enhancing the architectural design through strong color contrast on certain elevations. He noted that some of the Farmhouse-style homes relied too heavily on gray tones or included gray and brown combinations that may not complement each other. The applicant responded that the digital renderings do not accurately reflect the true colors and provided example photos from a similar project within the City. The applicant further indicated that additional color variations will be considered and finalized prior to the Planning Commission hearing. Lastly, the Committee suggested increasing the width of the front entrance doors on the two-story units, as the proposed standard single-width doors diminish visual appeal and symmetry. The applicant confirmed they will evaluate options, including wider single doors (42 inches) or double- door configurations. Recommended for approval to the Planning Commission with a 3-0 unanimous vote. D2. MAJOR DESIGN REVIEW, AND VARIANCE – OPUS (PACIFIC COMMUNITIES BUILDER) – The applicant proposes the development of a mixed-use project consisting of two buildings with a total of 351 apartment units, including studio, one-bedroom, and two-bedroom configurations, and approximately 1,500 square feet of retail space. The project site encompasses a single parcel of approximately 13-acres and includes two land use designations: Corridor 2 (CO2), where the proposed buildings will be located, and Flood Control and Utility Corridor (FC/UC), which is primarily comprised of existing easements traversing the entire length of the property, proposed to accommodate parking and open space improvements. A variance application has been submitted to request deviations from multiple development standards, necessitated due to site constraints. The site is located at the northeast corner of Foothill Blvd and Cornwall Court, south of Garcia Drive, between East Avenue and Etiwanda Avenue (APN: 1100-201-05). DRC2024-00216 and DRC2025-00337). With respect to rooftop parking, the Committee requested that the applicant prepare a sightline analysis and incorporate screening measures to minimize vehicle visibility from ground-level. The architect and landscape architect confirmed that the analysis will be conducted. Regarding the north elevation’s architecture, materials, and color, the Committee requested that the applicant break up the linear and monotonous pattern by incorporating, at a minimum, variation within the proposed color palette. For the gas easement on the southeastern perimeter, the Committee requested confirmation that the area would be landscaped. The landscape architect confirmed it will include vineyard-inspired landscaping. Regarding the widening of internal sidewalks and trails, the Committee requested increasing widths, including along the central park, to comply with minimum standards. The applicant agreed to explore feasible options to achieve compliance, including potential expansion into adjacent open space areas. DRC Draft Minutes Page 3 For the vineyard-inspired landscape, the Committee requested clarification on proposed plant species. The landscape architect confirmed that grapevines will not be included, and that alternative, lower- maintenance species are proposed. The Committee requested consideration of incorporating real grapevines and leasing the area for grape production and maintenance. Regarding Floor Area Ratio (FAR), the Committee commented on the reduction from the required range of 0.6–1.5 to the proposed FAR of 0.01. Acknowledging site constraints, the Committee requested that staff confirm the minimum required floor area for compliance and demonstrate its infeasibility. The minimum required floor area would be 152,895 square feet (254,826 sq. ft. x 0.6). For school district outreach, the Committee asked whether the district had been notified of the proposed project. The applicant stated that the district has not been contacted but will be. Regarding the open space area, and tot lot, the Committee requested incorporation of a tot lot within the project’s open space areas. The landscape architect noted that a tot lot could be accommodated within the central courtyard. The Committee also recommended considering placement along the retail open space frontage to allow community use of the area, such as patrons visiting nearby retail uses while children remain in a fenced tot lot. Recommended for approval to the Planning Commission with a 3-0 unanimous vote. E. Adjournment Staff Facilitator Richards adjourned the meeting at 8:12 PM. Respectfully submitted, ___________________________ Elizabeth Thornhill, Executive Assistant DESIGN REVIEW COMMITTEE June 16, 2026 6:00 p.m. Haide Aguirre, Contract Senior Planner MINOR DESIGN REVIEW, CONDITIONAL USE PERMIT, AND VARIANCE– DUTCH BROS COFFEE (JOHN CAGLIA) - The applicant proposes the development of approximately 1,025 square-foot Dutch Bros Coffee with dual drive-through lanes, providing dedicated queuing for 19 vehicles and up to 24 vehicles when utilizing the bypass lane during peak operating periods. The development also includes a patio area with pedestrian window service. The project is anticipated to share vehicular access and parking with the existing commercial development. The project site consists of a 0.60-acre infill parcel located within an existing 7.30-acre Exchange Professional Center, zoned Neighborhood General 3-Limited (NG3-L) and situated south of Baseline Road and east of Carnelian Street (APN: 0207-031-28). (DRC2024-00432, DRC2024-00433, and DRC2025-00173). A Conditional Use Permit is required for drive-through uses within the applicable zoning district. In addition, the applicant is requesting a Variance to deviate from development standards related to primary frontage building coverage, building depth and width requirements, floor transparency, and canopy projection height. Both the Conditional Use Permit and Variance are subject to review and approval by the Planning Commission at a public hearing. The project is eligible for a Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). Background On December 18, 2024, the applicant, John Caglia, on behalf of Dutch Bros Coffee, submitted applications above stated to facilitate development of the proposed coffee shop with dual drive- through lanes, pedestrian canopy, and walk-up service window on an approximately 0.60-acre remainder parcel within the Exchange Professional Center. The project would utilize existing shared vehicular access and parking serving the overall commercial center, including McDonald's and Legends Burgers. Site improvements include relocation of eight parking spaces, removal of two existing parking spaces, removal of three mature trees, installation of new landscaping, construction of a trash enclosure, and a bioretention basin. Site Characteristics The site is part of an existing commercial development located at the intersection of Baseline Road and Carnelian Street. The site is adjacent to two fast food restaurants fronting Baseline Road. The overall commercial development consists of approximately 7.30-acres and is currently developed with approximately 64,880 square feet of general commercial uses. The proposed project area comprises approximately 0.60-acre undeveloped remainder parcel located on the western portion of the site, with frontage and vehicular access along Carnelian Street. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 2 The commercial center operates under a shared access and shared parking arrangements, with two existing vehicular access points along Carnelian Street and two additional access points along Baseline Road, providing circulation throughout the larger development. General Plan Land Use Designation The site is designated Neighborhood Center (C). This designation is intended to provide commercial goods and services, civic amenities, and community gathering spaces that serve surrounding neighborhoods. Permitted and conditionally permitted uses include retail establishments, personal services, financial institutions, drive-through uses, restaurants, cafes, and similar neighborhood-serving commercial uses. The proposed Dutch Bros Coffee is consistent with the intent of the Neighborhood Center (C) designation as it provides a food and beverage use that serves both residents and visitors. The project would contribute to the mix of commercial services available within the existing commercial center and would activate a currently undeveloped remainder parcel within an established commercial development. Zoning Designation The Neighborhood General 3-Limited (NG3-L) zoning classification is intended to accommodate moderate-intensity commercial development while promoting walkability, pedestrian-oriented design, and compatibility with adjacent residential neighborhoods. Drive-through facilities are conditionally permitted within the Neighborhood General 3-Limited (NG3-L) zoning subject to approval of a Conditional Use Permit. The drive-through facility has been designed to provide adequate on-site vehicle queuing for 19 vehicles, with the ability to accommodate up to 24 vehicles through utilization of the bypass lane during peak demand periods. The available stacking capacity is anticipated to prevent queue spillover onto Carnelian Street and interference with circulation within the existing commercial center. The proposed project is generally consistent with the applicable development standards of the Form-Based Code, including site design, landscaping, parking, lighting, and drive-through facility requirements. The project incorporates pedestrian amenities, enhanced landscaping, architectural treatments, and shared access and parking arrangements that support the intent of the Neighborhood General 3-Limited (NG3-L) zoning. The site is surrounded by Neighborhood General 3-Limited (NG3-L) zoning to the west, north, and east, with Park (P) zoning located to the east, and Low Residential (L) zoning to the south. The existing commercial development is characterized by commercial development at the intersection of Baseline Road and Carnelian Street. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 3 The existing General Plan Land Use designation and Zoning classifications for the project site and surrounding properties are summarized in the following table: Land Use General Plan Zoning Site Commercial Center (Fast food and offices) Neighborhood Center (C) Neighborhood General 3 – Limited (NG3-L) North Alta Loma County Village Shopping Center Neighborhood Center (C) Neighborhood General 3 – Limited (NG3-L) West Sunrise Center Neighborhood Center (C) Neighborhood General 3 – Limited (NG3-L) South Single Family Residential Neighborhood Center (C) Low Residential (L) East Senior Living Memory Center Red Hill Community Park Neighborhood Center (C) General Open Space and Facilities (OS) Neighborhood General 3 – Limited (NG3-L) Parks (P) DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 4 Variance Application The application also includes a Variance request to allow a deviation from the primary frontage building requirement, development width, floor transparency, and the bottom height of the canopy projection. The request is necessitated by unique physical characteristics of the property, including its irregular configuration, limited development area, and status as a remainder parcel within an existing commercial center. Unlike surrounding commercial properties that were designed and developed as larger, unified sites, the project area is constrained by existing circulation patterns, access easements, parking, and surrounding development. Strict application of these standards would substantially limit the ability to develop the site with a viable commercial use despite the property being designated and zoned for commercial development. The requested deviation would allow development of the site in a manner that remains consistent with the intent of the General Plan and Form-Based Code while accommodating the site's unique physical constraints. The Variance would not constitute a grant of special privilege because the request is based upon circumstances applicable to the property that do not generally apply to other properties in the vicinity and because the project remains consistent with the overall development pattern and character of the surrounding commercial area. Project Design The proposed building is a single-story commercial structure strategically located within the northern portion of the site where the developable area narrows due to the parcel's irregular configuration. The building placement is designed to maximize drive-through stacking capacity while maintaining adequate circulation and accommodating relocated parking spaces. The project incorporates architectural elements consistent with the Dutch Bros brand, including a pedestrian canopy, walk-up service window, decorative building materials, and enhanced landscaping. The site design is intended to provide efficient vehicle circulation while maintaining pedestrian accessibility throughout the development. Circulation Vehicular access to the project site is provided through the existing shared access system serving the commercial center. Two existing driveways along Carnelian Street and two existing driveways along Baseline Road provide ingress and egress to the overall development. The southern Carnelian Street driveway is proposed to function as the primary project access point and internally to direct vehicles toward the dual drive-through lanes. The drive-through lanes extend through the eastern portion of the site before merging into a single pick-up lane adjacent to the building. The left lane serves vehicles proceeding to the pick-up window, while the right lane functions as a bypass lane that allows vehicles to exit the queue without stopping. During peak operating periods, the bypass lane may also accommodate additional vehicle stacking. Vehicles exiting the drive-through would be directed toward the northern Carnelian Street driveway. Drive-through queuing areas would be buffered with screen walls and landscaping on both sides to provide visual screening where the irregular site configuration allows. Additional landscaping along the Carnelian Street frontage in compliance with the minimum 10-foot parking setback requirement would be provided. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 5 Pedestrian access is available from both the public sidewalk and the proposed on-site parking areas. Sidewalk connections direct customers to the walk-up service window and provide pedestrian access throughout the site, including connections to the trash enclosure and parking areas. The proposed trash enclosure for Dutch Bros Coffee is located along the southern project and is designed to accommodate refuse collection from the southern ingress/egress driveway along Carnelian Street without interfering with on-site circulation. Stormwater treatment for the proposed development will be provided through a bioretention basin located in the southeastern corner of the project site. Parking The project site is subject to shared parking arrangements with the existing commercial center; including McDonald’s and Legends Burgers. To evaluate the cumulative parking demand associated with all uses within the commercial center, the applicant’s representative, Core States Group, prepared a parking analysis. The analysis assessed the adequacy of the existing shared parking supply to accommodate the proposed Durch Bros Coffee use in conjunction with the existing commercial center. The consultant determined that a total of 325 parking spaces are required to serve the existing and proposed uses. The commercial center currently provides 412 parking spaces, exceeding the minimum Municipal Code requirement for commercial uses by 87 spaces. Although the proposed project results in the relocation of eight parking spaces and removal of two existing spaces, the overall parking supply remains sufficient to accommodate projected demand. Based on the parking analysis, staff has determined that adequate parking would continue to be sufficient for the proposed Dutch Bros Coffee and the existing commercial uses within the center. Use Square Footage Parking Standard Required Spaces Provided Spaces Professional (approximately) spots per 1,000 sq. ft. service restaurant: 10 per 1,000 sq. ft. Total 325 412 Traffic Management Plan The applicant submitted a Drive-Through Management Plan describing operational procedures intended to maintain efficient vehicle circulation and minimize queueing, including service timing standards, escape lane usage, and peak hour traffic control measures. The project plans were reviewed by the City's Engineering Department as part of the technical review process, and applicable conditions of approval have been incorporated into the project. Consistent with standard Dutch Bros operations, customer orders are taken by employees positioned within the drive-through queue, eliminating the need for a traditional speaker box and DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 6 allowing vehicles to continue moving through the site. Completed orders may be delivered directly to customers prior to reaching the pick-up window, enabling use of the bypass lane and reducing queue lengths. During peak operating periods, designated employees may be assigned to monitor and direct vehicle movements to maintain circulation and prevent interference with internal drive aisles and access points (See attached Traffic Management Plan). Traffic Impact Analysis A Traffic Impact Analysis was prepared by Kittelson and Associates, Inc. to evaluate project- related transportation impacts, including trip generation, trip distribution, operational characteristics, and Vehicle Miles Traveled (VMT). The analysis evaluated operational data from multiple comparable Dutch Bros locations and considered the anticipated staffing levels and customer activity associated with the proposed use. The project is expected to employ approximately seven to ten employees per shift; with staffing levels adjusted throughout the day based on operational demand. Consistent with current CEQA requirements, the project was evaluated under the Vehicle Miles Traveled (VMT) framework. The proposed Dutch Bros Coffee qualifies for VMT screening because it is a local-serving retail use and contains substantially less than 50,000 square feet of floor area, meeting the City's screening criteria for projects presumed to have an insignificant impact on VMT. In addition, the project site is located within a low VMT-generating area. While the project is not located within a Transit Priority Area, it satisfies two independent screening criteria that support a presumption of less-than-significant VMT impacts. Therefore, the project is not anticipated to result in a significant transportation impact under CEQA, and no further VMT analysis is required. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 7 Temporary Traffic Management Plan and Directional Signage To assist with vehicle circulation during the initial grand opening period, Dutch Bros Coffee plans to implement a temporary traffic management and directional signage plan to guide customers to the northern site entrance and through the internal circulation system. Temporary directional signage would be installed and maintained during business operations as necessary to facilitate orderly traffic flow and minimize circulation conflicts. All temporary signage will be removed at the end of each business day. The temporary traffic management plan is anticipated to be implemented for the first 90 days of operation. Landscaping Development of the project requires the removal of five existing mature trees. To offset this loss, the proposed landscape plan includes the planting of 17 new trees, resulting in a net increase in on-site tree canopy coverage. To maintain consistency with the existing streetscape along Carnelian Street, the project has been conditioned to incorporate tree species compatible with those utilized within adjacent developments. Additional landscape enhancements along the Carnelian Street frontage would further improve the visual character of the site and strengthen the pedestrian environment along the public right-of-way. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 8 Proposed tree species include fruitless olive trees, while shrub plantings consist of silverberry, coast rosemary, and toyon. Groundcover materials include lantana, flax lily, sage, and Texas ranger. The project's bioretention basins would be landscaped with a variety of drought-tolerant and stormwater-compatible plant materials, including wild rose, Catalina perfume, tufted hair grass, and similar species that contribute to both aesthetic quality and stormwater treatment functions. Overall, the proposed landscape improvements would enhance the visual appearance of the site, provide additional tree canopy coverage, and contribute to the long-term sustainability of the development. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 9 Architecture The proposed building incorporates a contemporary architectural design consistent with Dutch Bros Coffee's standard prototype design. The building is characterized by a coordinated palette of blue and gray tones and incorporates a tower element that serves as the primary architectural focal point. The tower anchors both the drive-through pick-up area and pedestrian-oriented walk- up service window, providing visual interest and establishing a recognizable architectural identity. The tower element reaches a maximum height of approximately 24 feet and is finished with horizontal siding in a dark blue color. Additional architectural features include exterior plaster finishes with contrasting light and dark gray color accents, creating variation in wall planes and reducing the visual mass of the building. A 3-foot and 6-inch stone veneer base is incorporated along the lower portions of the building to provide visual grounding, material contrast, and enhanced pedestrian-scale detailing. The walk-up service area is emphasized using a framed canopy supported by stone veneer-clad columns. Decorative wall-mounted lighting fixtures provide additional architectural articulation while enhancing pedestrian visibility and safety during evening hours. Metal awnings are incorporated along portions of the drive-through lane, building entrances, and window openings to provide weather protection and reinforce the contemporary architectural character of the development. The combination of varied materials, architectural projections, color modulation, and pedestrian-oriented design elements contributes to a visually attractive building that is compatible with the character of the surrounding commercial area. Staff finds that the proposed architecture is consistent with the intent of the City's Form Base design standards and will contribute positively to the overall appearance of the commercial center. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 10 Compliance with Development Standards The proposed development is located on an approximately 0.60-acre remainder parcel within an existing 7.30-acre commercial center. Due to the parcel’s size, irregular configuration, and integration within a larger developed site with shared access, parking, and circulation facilities, the project includes a Variance request from certain development standards. The requested Variance is driven by the functional requirements of the proposed drive-through use, which necessitates a site design that prioritizes vehicular circulation and queuing areas, thereby limiting the extent of building placement along the primary frontage. As a result, compliance with the 65 percent building frontage requirement is not feasible without compromising the operational functionality of the proposed use. The Variance also includes deviations from development width standards due to the site’s irregular configuration, ground floor transparency standards due to the limited building footprint and operational layout (primarily consisting of kitchen and employee-only areas not intended for public view), and a minor adjustment to the maximum height of the canopy projection, which exceeds the 10-foot standard by approximately three (3) inches. The subject parcel is part of an existing commercial center that was developed under a prior site planning configuration. Existing improvements, access points, and established circulation patterns further constrain the available building envelope and influence building placement along the Carnelian Street frontage. These site-specific conditions, including the parcel’s size, shape, and integration within the larger commercial center, constitute special circumstances applicable to the property. The requested deviations are summarized in the compliance table below and are the subject of the applicant’s Variance request. All other applicable development standards are satisfied. COMPLIANCE TABLE – Neighborhood General 3 (NG3-L) Zone Zone and Building Standards (Chapter 17.130) Development Standard Required Proposed Density (using gross lot area) Max. 24 N/A 0.4 - 0.6 N/A Primary Build-to-Line Min. 5 ft. – Max 15 ft. Within Private Frontage 65% 12% (Variance) side not on a Transit Priority Street – 10 ft. 10 ft. Building Type Standards (Chapter 17.130.050) Main Street Building Min. 25 ft. Max. 180 ft. Min. 65 ft. Approximately 309 ft. DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 11 None N/A Max. 35 ft. 24 ft. Height Overall Max. 40 ft. 24 ft. Building Massing Width Max. 180 ft. 24 ft. 6 inches Building Massing Depth Max. 100 ft. 49 ft. Building Entrance and Façade Type Standards (Chapter 17.132.050) Shopfront with Terrace Variation (Building D) Min. 12 ft. – Max. 16 ft. 12 ft and 3 inches 10 ft. – 25 ft. General Transparency, Ground Floor Min. 70 % - Max 90% Total with Glazing and Canopy: 29% C - Depth Min. 4 ft. 12 ft. D – Setback from curb Min. 2 ft. 27.7 ft. Min. 8 ft. – Max 10 ft. Max. 150 ft. 50 ft. Distance Between Max 75 ft. Approximately 65 ft. Min. 8 ft. 17.34 ft. Terrace Variation - Average Grade sidewalk. Walls may extend an additional 2 ft. in height. Fence/railing Grade is the same as the adjacent sidewalk. 2.0 ft retaining wall is proposed. Although the project includes four variance requests to deviate from specific development standards, the proposed development remains consistent with the overall intent of both the Neighborhood Center (C) designation and the Neighborhood General 3 (NGL-3) zoning classification. Furthermore, the project effectively utilizes a significantly constrained site in a manner compatible with the existing development within the existing commercial center. Neighborhood Meeting A neighborhood open house was held on Wednesday, May 27, 2026, at the project site. Public notices were mailed to properties within a 660-foot radius of the project site. Three residents attended the meeting. Two attendees inquired about site circulation, including ingress, egress, and queuing operations, while one attendee requested general information regarding the proposed project. No attendees expressed opposition to the project. In addition, staff received a phone inquiry from a nearby resident located in the southeastern DRC COMMENTS DRC2024-00432, DRC2024-00433, and DRC2025-00173 – DUTCH BROS COFFEE June 16, 2026 Page 12 portion of the surrounding neighborhood expressing concerns related to hours of operation and vehicle queuing. Both staff and the applicant provided information in response to the inquiry. Environmental Review Staff reviewed the proposed project in accordance with the California Environmental Quality Act (CEQA) and determined the project qualifies for a Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects). Staff Recommendation: Staff requests that the Design Review Committee consider the design (building architecture, site planning, etc.) of the proposed project and recommend the selected action below to the Planning Commission: ☒Recommend approval of the design of the project as proposed by the applicant. ☐Recommend approval with modifications to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be verified by staff prior to review and action by the Planning Director / Planning Commission. ☐Recommend conditional approval of the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be Conditions of Approval and verified by staff during plan check after review and action by the Planning Director / Planning Commission. ☐Recommend denial of the design of the project as proposed by the applicant. Staff Planner: Haide Aguirre, Contract Senior Planner Members Present: Staff Coordinator: Aracely Estrada, Management Analyst II Exhibit A – Project Plans and Project Description Exhibit B – Traffic Management Plan Exhibit C – Traffic Analysis Variance Request DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y E E E E E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W 14"D.T. 20"D.T. 20"D.T. 12"D.T. 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°0 0'00" R=3 0.00 L=6 2.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' LEGEND VICINITY MAP SITE LOCATION PR E L I M I N A R Y S I T E P L A N C1 . 0 PRELIMINARY SITE PLAN PROJECT DATA DU T C H B R O S C O F F E E 1, 0 2 5 S F ACCESSIBLE PATH OF TRAVEL NOTE: CONSTRUCTION NOTES: CA R N E L I A N S T Sheet Number Sheet Title EXHIBIT A DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y E E E E E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W 14"D.T. 20"D.T. 20"D.T. 12"D.T. 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 OHW OHW OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119° 00'00" R=3 0.00 L=6 2.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' LEGEND TR U C K T U R N I N G E X H I B I T C1 . 1 TRUCK TURNING EXHIBIT DU T C H B R O S C O F F E E 1, 0 2 5 S F ACCESSIBLE PATH OF TRAVEL NOTE: CA R N E L I A N S T DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y (8 8 ' P U B L I C R I G H T - O F - W A Y ) E E E E E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W 14"D.T. 20"D.T. 20"D.T. 12"D.T. 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°00'00 " R=30.00 L=62.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' CO N C E P T U A L G R A D I N G P L A N C2 . 0 CONCEPTUAL GRADING PLAN DU T C H B R O S . C O F F E E 98 0 S Q . F T . FF 1 4 3 1 . 6 0 UTILITY CONFLICT NOTE: STORMWATER SUMMARY: LEGEND A C2.0 B C2.0 C C2.0 CUT AND FILL QUANTITIES D C2.0 1430 1435 1430 1435 0+00 1+00 2+00 2+20 1420 1425 1430 1435 1440 1420 1425 1430 1435 1440 0+00 1+00 2+00 2+85 1420 1425 1430 1420 1425 1430 0+00 1+00 2+00 2+50 0+00 1+00 1420 1425 1430 1435 2+50 1420 1425 1430 1435 -0+50 Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SI T E C R O S S - S E C T I O N S C2 . 1 SITE CROSS-SECTIONS CROSS-SECTION 1 CROSS-SECTION 2 CROSS-SECTION 3 CROSS-SECTION 4 N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°00' 0 0" R=30.00 L=62.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' 5' F R O N T S E T B A C K CA R N E L I A N S T R E E T (8 8 ' P U B L I C R I G H T - O F - W A Y ) E E E E IR R IR R IR R IRRIRR IR R IR R E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W F.H. W.V. S.M.H. S.D.M.H. SN. F.H. W.V. C.B./M.H. SN.(2) 22"D.T. 28"D.T. D.I. C.VLT. P.P. C. V L T . ( 3 ) P.P.E.VLT. 14"D.T. 25"D.T. 20"D.T. 20"D.T. 12"D.T. S.M.H. 1427.32' RIM 1418.52' INV.(12"C.P. W) 1418.72' INV.(12"C.P. N) 1418.92' INV.(12"C.P. E) 1418.62' DEPTH 1433.32' RIM 1432.02' INV.(6"C.P. SW) 1431.82' INV.(6"C.P. NE) 1431.87' DEPTH SET 6D NAIL TEMP BENCHMARK ELEV.= 1427.21' W.V. 40 ' D R I V E A C C E S S 30 ' D R I V E A C C E S S B.SW.(3.6'E/O P.L.) CNC.(0.4'E/O P.L.) B.SW.(3.9'E/O P.L.) 1420.11' RIM INVERT INACCESSIBLE 1441.21' RIM 1429.11' INV.(12"C.P. N) 1428.91' INV.(12"C.P. E) 1428.71' INV.(12"C.P. S) 1428.91' DEPTH P P P P P 1421.91' RIM INVERT INACCESSIBLE 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 OH W I S 4 4 ' H I G H , ± I.V. I.V. I.V. POST(2) 1434.93' RIM INVERT UNAVAILABLE OHW OHW OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' EX I S T I N G H Y D R O L O G Y M A P C2 . 2 EXISTING HYDROLOGY MAP BMP DA 1 DMA SUMMARY TOTAL AREA (SF)SURFACE TYPEHUE EXISTING DMA SUMMARY TABLE DMA ID EXISITING STORMWATER SUMMARY: DMA A DMA D DMA B DMA C CA R N E L I A N S T R E E T DA 1 DA 1 DA 1 DA 1 DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y 5' F R O N T S E T B A C K CA R N E L I A N S T R E E T (8 8 ' P U B L I C R I G H T - O F - W A Y ) E E E E E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W W.V. S.M.H. S.D.M.H. SN. F.H. W.V. C.B./M.H. SN.(2) D.I. C.VLT. P.P. C. V L T . ( 3 ) P.P.E.VLT. 14"D.T. 20"D.T. 20"D.T. 12"D.T. S.M.H. 1427.32' RIM 1418.52' INV.(12"C.P. W) 1418.72' INV.(12"C.P. N) 1418.92' INV.(12"C.P. E) 1418.62' DEPTH 1433.32' RIM 1432.02' INV.(6"C.P. SW) 1431.82' INV.(6"C.P. NE) 1431.87' DEPTH SET 6D NAIL TEMP BENCHMARK ELEV.= 1427.21' W.V. 40 ' D R I V E A C C E S S 30 ' D R I V E A C C E S S B.SW.(3.6'E/O P.L.) CNC.(0.4'E/O P.L.) B.SW.(3.9'E/O P.L.) 1420.11' RIM INVERT INACCESSIBLE 1441.21' RIM 1429.11' INV.(12"C.P. N) 1428.91' INV.(12"C.P. E) 1428.71' INV.(12"C.P. S) 1428.91' DEPTH P P P P P 1421.91' RIM INVERT INACCESSIBLE 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 OH W I S 4 4 ' H I G H , ± I.V. 1434.93' RIM INVERT UNAVAILABLE OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°00' 0 0" R=30.00 L=62.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' LEGEND PR O P O S E D D M A E X H I B I T C2 . 3 PROPOSED DMA EXHIBIT BMP DA 1 DMA SUMMARY TOTAL AREA (SF)SURFACE TYPEHUEDMA ID PROPOSED DMA SUMMARY TABLE BMP DA 2 DMA SUMMARY TOTAL AREA (SF)SURFACE TYPEHUEDMA ID NO N - D I S T U R B E D A R E A NON-DISTURBED AREA NON-DI S T U R B E D A R E A STRUCTURAL SOURCE CONTROL BMPs IMPLEMENTED LOCATION(S): PROJECT DATA STORMWATER SUMMARY: CA R N E L I A N S T R E E T DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y 5' F R O N T S E T B A C K (8 8 ' P U B L I C R I G H T - O F - W A Y ) OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W 14"D.T. 20"D.T. 20"D.T. 12"D.T. OHW OHW OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°00'00" R=30.00 L=62.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' 15 COMMUNICATIONS EASEMENT INST. NO. 2013-0502285 INST. NO. 2013-0502285 10 PA R K I N G E A S E M E N T ( 7 S P A C E S ) IN S T . N O . 1 9 9 5 0 3 3 3 8 1 5 7 10' ELECTRICAL EASEMENT INST. NO. 80-092981 6 6' ELECTRICAL EASEMENT BK. 9869, PG. 1470 16 Pu m p e r F i r e T r u c k Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION C 97853 ET S AT OF OLAFI AINRCIVIL L ICENSED PROFESS IONAL ENGINEER ANTHONY E. MERLINONot f o r Con s t r u c t i o n SCALE: 1"=20' LEGEND VICINITY MAP SITE LOCATION FI R E A N D E M E R G E N C Y A C C E S S P L A N C3 . 0 FIRE DEPARTMENT AND EMERGENCY VEHICLE ACCESS PLAN ±38' Lock to Lock Time Track Width : : : feet Fire Truck 48' 6.0 8.40 8.40 31.007.00 48.00 Steering Angle 35.0: ±73' ±46' ±50' ±75' ±122' ACCESS PATH CA R N E L I A N S T R E E T DRIVE A I S L E DR I V E A I S L E DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y 5' F R O N T S E T B A C K (8 8 ' P U B L I C R I G H T - O F - W A Y ) E E E E E E E C C C SD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E E G G G G G OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OH W OHW OHW OHW OHW OHWOHW OHWOHW OHW OHW OHW OHW OHW OHW OHW OHW OHW OHW N74°40' 2 5 " E 1 9 7 . 0 0 ' Δ=119°00' 00" R=30.00 L=62.31 N44 ° 1 9 ' 3 5 " W 1 6 2 . 7 9 ' N1 3 ° 4 0 ' 2 5 " E 1 1 8 . 9 6 ' S74°50'4 9 " W 9 0 . 2 2 ' S88°40'25"W 37.98' S1 ° 1 9 ' 3 5 " E 3 0 9 . 6 3 ' Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION SCALE: 1"=20' VICINITY MAP SITE LOCATION CONCEPTUAL LANDSCAPE PLAN DU T C H B R O S . C O F F E E UTILITY CONFLICT NOTE: PROJECT DATA PROPERTY BOUNDARY PROPERTY BOUNDARY LANDSCAPE REQUIREMENTS EVERGREEN HEDGE TO SCREEN PARKING LOT EVERGREEN HEDGE TO SCREEN PARKING LOT EXISTING OVERHEAD POWER LINES CO N C E P T U A L L A N D S C A P E P L A N LP - 1 o f 2 BIORETENTION FACILITY. DO NOT INSTALL ROCK MULCH IN BIORETENTION FACILITY. SEE CIVIL SET CA R N E L I A N S T R E E T TRANSFORMER SCREENED BY HEDGE MONUMENT SIGN. BY OTHERS ENHANCED STREET CORNER LANDSCAPING. LOWER PLANTS ADJACENT TO ROAD, SIDEWALK, AND SIGN TO MAINTAIN VISIBILITY. TALLER SHRUBS AT BACK ENHANCED STREET CORNER LANDSCAPING. LOWER PLANTS ADJACENT TO ROAD, SIDEWALK, AND FIRE HYDRANT TO MAINTAIN VISIBILITY. TALLER SHRUBS AT BACK WHERE SPACE ALLOWS ADDITIONAL LANDSCAPING ALONG PUBLIC RIGHT OF WAY. SHORTER SHRUBS TOWARDS FRONT. TALLER SHRUBS TOWARDS BACK OF LANDSCAPE AREA ADDITIONAL LANDSCAPING ALONG PUBLIC RIGHT OF WAY. SHORTER SHRUBS TOWARDS FRONT. MEDIUM-HEIGHT SHRUBS TOWARDS BACK OF LANDSCAPE AREA ADJACENT TO THE OUTDOOR SPACE Fo r : Ti t l e : 23 6 0 3 73 6 5 C A R N E L I A N S T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 DUTCH BROS COFFEE - CA7502 - RANCHO CUCAMONGA, CA “ “ ” “ ” ” Dial 811 Callbefore you dig. below.Know what's PRELIMINARY NOT FOR CONSTRUCTION PLANT PALETTE IMAGES UTILITY CONFLICT NOTE: PL A N T P A L E T T E I M A G E S LP - 2 o f 2 PARKINSONIA FLORIDA / BLUE PALO VERDE TREES OLEA EUROPAEA 'MAJESTIC' / FRUITLESS OLIVE LAGERSTROEMIA INDICA / CRAPE MYRTLE HEDGE ELEAGNUS ANGUSTIFOLIA 'QUICK SILVER' / SILVERBERRY SHRUBS & ORNAMENTAL GRASSES DIANELLA REVOLUTE 'LITTLE REV'LANTANA 'NEW GOLD'SALVIA GREGII 'DEEP RED'LEUCOPHYLLUM 'GREEN CLOUD'MUHLENBERGIA 'PINK CLOUD' BIORETENTION PLANTS CALIFORNIA WILD ROSE RIBES / CATALINA PERFUME TUFTED HAIR GRASS JUNCUS PATENS LEYMUS 'CANYON PRINCE' SCALE: 1/4" = 1'-0" REAR ELEVATION SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" 1 4 +24'-0" B.O AWNING +10'-6" +0'-0" T.O. PARAPET 2 ELEVATION - WALK-UP WINDOW 3 B.O CANOPY & AWNING SCALE: 1/4" = 1'-0" ELEVATION - DRIVE-THRU WINDOW 1B 1A 1B +24'-0" T.O. PARAPET 2 +10'-6" +10'-6" +20'-10 1/2" +24'-0" 1A EXTERIOR FINISH SCHEDULE ID TAG MATERIAL MANUFACTURER MODEL REMARKS ZONE 1 (BODY) 1A EXTERIOR CEMENT PLASTER SHERWIN WILLIAMS 8656-11295 - BLDG DB DARK GRAY 3-COAT SYSTEM W/ ACRYLIC MEDIUM SAND FINISH; REVEALS AS SHOWN 1B EXTERIOR CEMENT PLASTER SHERWIN WILLIAMS 8656-12046 - BLDG DB LIGHT GRAY 3-COAT SYSTEM W/ ACRYLIC MEDIUM SAND FINISH; REVEALS AS SHOWN ZONE 2 (TOWER) (Z2) 2 FIBER CEMENT SIDING NICHIHA ILLUMINATION, AWP 3030 W/ OPEN OUTSIDE CORNERS GC TO ORDER PANELS UNPAINTED; OPEN OUTSIDE CORNERS AND PANELS TO BE PAINTED BY GC DB BLUE ZONE 3 (3'-2" BASE) 3 STONE VENEER ELDORADO STONE CLIFFSTONE, BANFF SPRINGS STONE VENEER SILL ELDORADO STONE SNAPPED EDGE WAINSCOT SILL; PEWTER ZONE 4 (FRAMED CANOPY) 4 FASCIA WESTERN STATES METAL ROOFING T-GROOVE, 10"3 SIDES; COLOR: BLDG DB DARK GRAY 5 SOFFIT HEWN ELEMENTS NATURAL NORTHWESTERN SPRUCE 1X6, T&G, 1 8" REVEAL 6 COLUMNS ELDORADO STONE CLIFFSTONE, BANFF SPRINGS NOTE: EXTERIOR DOORS TO BE PAINTED PER A6.1 +5 1 2" FURROUT T.O. CANOPY PARAPET +12'-3" +20'-10 1/2" +20'-10 1/2" +0'-0" FRONT ELEVATION2 +0'-0" B.O CANOPY & AWNING +5 1 2" FURROUT T.O. SLAB T.O. PARAPET 2 T.O. SLAB T.O. SLAB B.O CANOPY & AWNING +10'-6" +12'-3" +20'-10 1/2" +24'-0" T.O. PARAPET 1 T.O. PARAPET 1 T.O. PARAPET 1 +3'-2" T.O. PARAPET 1 T.O. SLAB T.O. CANOPY PARAPET +12'-3" T.O. PARAPET 2 T.O. CAP +0'-0" XXXX LINE OF ROOF TOP UNITS BEYOND, SHIELDED FROM VIEW PARAPETS LINE OF ROOF TOP UNITS BEYOND, SHIELDED FROM VIEW PARAPETS LINE OF ROOF TOP UNITS BEYOND, SHIELDED FROM VIEW PARAPETS T.O. PARAPET LINE OF ROOF TOP UNITS BEYOND, SHIELDED FROM VIEW PARAPETS T.O. SERVICE COUNTER +2'-10" +3'-2" T.O. CAP T.O. SERVICE COUNTER +2'-10" +3'-2" T.O. CAP T.O. SERVICE COUNTER +2'-10" 3' - 6 " M I N . SCONCE LIGHTS, 8'-0" B.O. OF FIXTURES,TYP. CANOPY SOFFIT 5 CANOPY SOFFIT 5 CANOPY COLUMNS 6 CANOPY FASCIA 4 SCONCE LIGHTS, 8'-0" B.O. OF FIXTURES,TYP. CANOPY COLUMNS 6 CANOPY FASCIA 4 FRAMED CANOPY CANOPY SOFFIT 5 FRAMED CANOPY CANOPY COLUMNS 6 FRAMED CANOPY METAL AWNING, SEE DETAIL 2/A4.0 EQ21A EQ21A EQ21B PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 2 LIGHTED SIGN, INSTALLED BY SIGN CONTRACTOR, COORDINATE WITH ELECTRICAL J-BOX AND BLOCKING REQUIREMENTS STONE VENEER 3 PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1A STAINLESS STEEL SERVICE TRAY, DUTCH BROS FURNISHED, CONTRACTOR INSTALLED. SIDING SYSTEM 1A LIGHTED SIGN, INSTALLED BY SIGN CONTRACTOR, COORDINATE WITH ELECTRICAL J-BOX AND BLOCKING REQUIREMENTS METAL AWNING, SEE DETAIL 2/A4.0 PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1B SIDING SYSTEM 2 PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1A PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 2 SIDING SYSTEM 1B PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1B SIDING SYSTEM 1A PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1B SIDING SYSTEM 1B SIDING SYSTEM 1A PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 1A SIDING SYSTEM 2 ADDRESS NUMBERS: -12" ARIAL FONT -2" STROKE -SATIN ALUM. FINISH -VERIFY FINAL LOCATION METAL AWNING, SEE DETAIL 2/A4.0 PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 2 SIDING SYSTEM 2 LIGHTED SIGN, INSTALLED BY SIGN CONTRACTOR, COORDINATE WITH ELECTRICAL J-BOX AND BLOCKING REQUIREMENTS SIDING SYSTEM 1B SIDING SYSTEM 1B LED MENU BOARD EQ21 ROOF OVERFLOW DOWNSPOUT P-14 ZURN Z1999; COORD. W/ PLUMBING LED MENU BOARD EQ21 LIGHTED SIGN, INSTALLED BY SIGN CONTRACTOR, COORDINATE WITH ELECTRICAL J-BOX AND BLOCKING REQUIREMENTS SCONCE LIGHTS, 8'-0" B.O. OF FIXTURES,TYP. CANOPY FASCIA 4 INTERNAL CANOPY ROOF DRAIN; REFER TO A3.1 & A4.0 FOR ADDITIONAL INFORMATION STONE VENEER 3 SIDING SYSTEM 1A METAL AWNING, SEE DETAIL 2/A4.0 6" STEEL PIPE BOLLARD WITH PLASTIC SLEEVE, COLOR: DUTCH BROS. BLUE OVERFLOW DOWNSPOUT P-14 ZURN Z1999; COORD. W/ PLUMBING PRE-FINISHED PARAPET CAP FLASHING, COLOR TO MATCH 2 LOCK BOX KEY EQ34 WALL MOUNTED LIGHT FIXTURE WALL HYDRANT P16 COORD. W/ PLUMBING METAL AWNING, SEE DETAIL 2/A4.0 EQ21B EQ21B EQ21B SIDING SYSTEM 2 LIGHTED SIGN, INSTALLED BY SIGN CONTRACTOR, COORDINATE WITH ELECTRICAL J-BOX AND BLOCKING REQUIREMENTS 6" STEEL PIPE BOLLARD WITH PLASTIC SLEEVE, COLOR: DUTCH BROS. BLUE STONE VENEER 3 BULK TANK FILL BOX EQ19A ROOF OVERFLOW DOWNSPOUT P-14 ZURN Z1999; COORD. W/ PLUMBING 6" STEEL PIPE BOLLARD WITH PLASTIC SLEEVE, COLOR: DUTCH BROS. BLUE METAL AWNING, SEE DETAIL 2/A4.0 PROPOSED ELECTRICAL GEAR LOCATION SCREEN WALL5 SCALE: 1/4" = 1'-0" 3' - 0 " CMU CAP; BASALITE 490 12x16x2 8x8x16 SPLIT FACE; BASALITE 490; COLOR TO MATCH DB DARK GRAY AT THE BUILDING LOW SEAT WALL6 SCALE: 1/4" = 1'-0" 18 " CMU CAP TO MATCH; 12x16x2 8x8x16 SPLIT FACE; BASALITE 490; COLOR TO MATCH DB DARK GRAY AT THE BUILDING A6.1 BUILDING ELEVATIONS COLOR “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 24 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 SCALE: 3/8" = 1'-0" FLOOR PLAN1 0'3'2'1' A2.0 FLOOR PLAN/ DETAILS/ SCHEDULES “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 25 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 N 45 36"x36" KEYED ACCESS, BY G.C. 06 P-14 P-14 P-14 ROOF MOUNTED HVAC EQUPMENT; COORD. W/MECHANICAL 14" PER 1'-0" 14" PE R 1 ' - 0 " METAL AWNING BELOW METAL AWNING BELOW BUILDING PARAPET 1 PARAPET 2 ROOF DRAIN, WITH OVERFLOW; DRAIN & DAYLIGHT ONTO PARAPET 1 ROOF. DAYLIGHT OVERFLOW 18" ABOVE GRADE. PARAPET 2 ROOF DRAIN WITH OVERFLOW; CONNECT PARAPET 2 ROOF DRAIN TO STORM SEWER OR DAYLIGHT THROUGH FACE OF CURB AT DRIVE AISLE. DAYLIGHT OVERFLOW 18" ABOVE GRADE. 14" PE R 1 ' - 0 " FRAMED CANOPY BELOW 14" PE R 1 ' - 0 " RTU - 2 700 # CANOPY ROOF DRAIN TO DOWNSPOUTS: CONNECT TO STORM SEWER OR DAYLIGHT THROUGH FACE OF CURB W/ 3" PVC UNDER SLAB. CANOPY ROOF OVERFLOW DAYLIGHT 1" PROUD OF SOFFIT MATERIAL LINE OF COLUMN BELOW CRICKET BUILDING PARAPET 1 1 / 2 " PE R 1 ' - 0 " 1/2" PER 1'-0" 14" PE R 1 ' - 0 " 1/4" SLOPE A T V A L L E Y 1/4" SLOPE A T V A L L E Y 1/4" S L O P E A T V A L L E Y 14" PE R 1 ' - 0 " BUILDING PARAPET 2 8' - 4 " 8'-9" 3' - 6 " 16'-0" 3'-7" 1 / 2 " PE R 1 ' - 0 " 1/2" PER 1'-0" METAL AWNING BELOW 36"x30" ROOF ACCESS HATCH EQ31 CRICKET ROOF MOUNTED HVAC EQUPMENT; COORD. W/MECHANICAL CONDENSER 210# EQ15A COORD. WITH MECHANICAL; INSTALLED ON SLEEPERS. CONDENSER 300# CONDENSER 300# CRICKET EQ8A COORD. WITH MECHANICAL; INSTALLED ON SLEEPERS. 14" PER 1'-0" METAL AWNING BELOW 1 / 2 " PE R 1 ' - 0 " RTU - 1 700 # CRICKET SLOPED RIDGID INSULATION VALLEY 1/2" PER 1'-0" SCALE: 3/8" = 1'-0" ROOF PLAN1 0'3'2'1'A4.0 ROOF PLAN/ ROOF DETAILS “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 25 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 45 TRASH ENCLOSURE PLAN SCALE: 1/2" = 1'-0" 1 TS 3" x 2" x 1/4" STD STEEL, WELD ALL JOINTS & GRIND SMOOTH (2) 6" DIA. PIPE GATE POST FILL SOLID W/ CONCRETE, EMBED 3'-0" INTO CONC. FTG. PAINT PER PLAN 3" x 2" x 1/4" STD. STEEL ANGLE, WELD ALL JOINTS & GRIND SMOOTH METAL SIDING TO MATCH BUILDING (3) STEEL HINGE COLLARS W/ GREASE FITTINGS, WELD TO GATE ANGLE FRAMING, PAINT PER PLAN METAL SIDING, PAINT PER PLAN 1" CMU, PER PLAN W/ SOLID GROUT AND REINFORCING PER STRUCTURAL 3" x 2" x 1/4" HSS FRAME, WELD ALL JOINTS & GRIND SMOOTH, PAINT PER PLAN 6" DIA. HSS GATE POST (4" DIA.AT MAN GATE) FILL SOLID WITH CONCRETE, EMBED 3'-0" INTO CONC. FTG. PAINT PER PLAN 3" x 2" x 1/4" STD. STEEL ANGLE, WELD ALL JOINTS & GRIND SMOOTH, PAINT PER PLAN (3) STEEL HINGE COLLARS W/ GREASE FITTINGS, WELD TO GATE ANGLE FRAMING, PAINT PER PLAN 7/8" STEEL ROD SLIDE STOP TAB PRE-MANUFACTURED METAL GATE HANDLES 1 1/2" X 1/4" FLAT STOCK LOCK TAB CANE BOLT "HOLD-OPEN" TABS FINISH GRADE 6' - 0 " T . O . W A L L 8"x8"x16" SPLIT FACE CONC. BLOCK - SOLID GROUT CELLS w/ #4 @ 24" VERTICAL @ ℄ AND #4 @ 24" HORIZ. PER STRUCT. CALCS GROUT SOLID BELOW GRADE, TYP. #4 @ 16" O.C. TYP. 1' - 6 " 2'-6" #4 @ 24" O.C. TYP. (ALT. BEND) 32" LAP 2 - #4 CONT. 6" CURB AS OCCURS - SEE PLAN 5" THICK MIN., 3000 P.S.I. CONCRETE SLAB WITH #3 @ 18" O.C. EACH WAY UNLESS OTHERWISE NOTED IN GEOTECH REPORT TRASH ENCLOSURE SECTION SCALE: 1/2" = 1'-0" 6 TRASH ENCLOSURE GATE JAMB DETAIL SCALE: 1-1/2" = 1'-0" TRASH ENCLOSURE GATE JAMB DETAIL SCALE: 1-1/2" = 1'-0" 47 TRASH ENCLOSURE GATE LOCKING HANDLE SCALE: 1-1/2" = 1'-0" 3 1'-6" 3' - 0 " M I N . 1' - 0 " 2' - 0 " 2" 3' - 0 " CONCRETE CAP 6" DIA. STEEL PIPE FILLED w/ CONCRETE SLOPED CONCRETE BASE CONCRETE FOOTING, REFER TO STRUC. FOR REINFORCEMENT INCREASE DEPTH WHERE FROST DEPTH EXCEEDS 3'-0". COORD. W/ STRUCTRUAL FOR FROST DEPTH. BOLLARD DETAIL SCALE: 1/2" = 1'-0" 5 20'-0" 4 A9.0 7 A9.0 4' - 6 " CL 1 A9.1 8" 3'-1" x 5'-8" PEDESTRIAN ACCESS GATE, W/ 4" HSS POSTS, FILLED W/ CONC.,EMBED 36" INTO CONC. FTG. 6"H x 6"W CONC. CURB AT SIDES OF TRASH ENCLOSURE, TYP. (2) 4'-4" x 5'-8" STEEL GATES, W/ 6" DIA. HSS GATE POST, FILLED W/ CONC.; EMBED 36" INTO CONC. FTG. PROVIDE METAL SLEEVES IN CONC. APRON FOR GATE CANE ANCHORS, TYP. SIM. CL CL 6 A9.0 TYP. 7 A9.0 PROVIDE METAL SLEEVES IN CONC. APRON FOR GATE CANE ANCHORS, TYP. PROVIDE METAL SLEEVES IN CONC. APRON FOR GATE CANE ANCHORS, TYP. 3 8"x16"x8" SPLIT FACE, CMU WALLS W/ 12"x16"x2" CMU CAP PROVIDE METAL SLEEVES IN CONC. APRON FOR GATE CANE ANCHORS, TYP. 2 TRASH ENCLOSURE GATE JAMB DETAIL SCALE: 1/2" = 1'-0" 2 A9.1 3 A9.1 6'-0"6'-0"CL 6" METAL BOLLARD FILLED W/ CONC. CLCL SL O P E : 1 / 8 " P E R F O O T SLOPE : 1 / 8 " P E R F O O T TO ARE A D R A I N DRAIN TO SANITARY SEWER SYSTEM SLOPE : 1 / 8 " P E R F O O T TO ARE A D R A I N DUMPSTER BY REFUSE SERVICE PROVIDER DUMPSTER BY REFUSE SERVICE PROVIDER 4'-0"4' - 0 " 1' - 6 " T Y P . 1'-6" TYP. 7' - 4 " 12 ' - 0 " 10 ' - 0 " 8" TRASH ENCLOSURE GENERAL NOTES: 1.REFER TO STRUCTURAL FOR MASONRY, CONCRETE, STRUCTURAL STEEL AND REINFORCING STEEL FOR SPECIFICATIONS. 2.PROVIDE LOCKING MECHANISM ON GATES AND PEDESTRIAN GATE. 3.PROVIDE SITE LIGHTING AT TRASH ENCLOSURE. MIN. 5 FOOT CANDLE. 4.GATE TO BE BUILT WITH 3"X 2" SQUARE STEEL TUBING WITH ALL JOINTS FULLY WELDED TOGETHER AND 1 CROSS MEMBER PER GATE. FRAME TO BE PRIMED AND PAINTED PER PLAN. 6" THICK MIN., 3000 P.S.I. CONCRETE SLAB WITH #3 @ 18" O.C. EACH WAY UNLESS OTHERWISE NOTED IN GEOTECH REPORT 6" THICK MIN., 3000 P.S.I. CONCRETE SLAB WITH #3 @ 18" O.C. EACH WAY UNLESS OTHERWISE NOTED IN GEOTECH REPORT #3 TIES @ 12" (4) #4 VERTICAL (1) EA. CORNER (3) #3 TIES @ 3" O.C. @ TOP. 6" ( 3 " C L R . MI N . ) 1'-6" 3' - 0 " 3" x 2" x 1/4" STEEL ANGLE FRAME, WELD ALL JOINTS & GRIND SMOOTH, PAINT PER PLAN 3" x 2" x 1/4" TUBE STEEL FRAME, WELD ALL JOINTS & GRIND SMOOTH, PAINT PER PLAN 18 GA METAL DECK, PAINT PER PLAN ROUND CONCRETE TOP, PAINT PER PLAN 6" DIA PIPE GATE POST, FILL SOLID WITH CONCRETE, PAINT PER PLAN (3) STEEL HINGE COLLARS W/ GREASE FITTINGS, WELD TO GATE ANGLE FRAMING 3" X 1/4" STEEL PLATE WELDED TO METAL DECK, PAINT PER PLAN (3) STEEL HINGE COLLARS W/ GREASE FITTING; WELD TO GATE ANGLE FRAMING, PAINT PER PLAN (3) STEEL HINGE RETAINING SLEEVE, WELDED TO STEEL GATE POST, PAINT PER PLAN 3" x 2" x 1/4" TUBE STEEL FRAME; WELD ALL JOINTS & GRIND SMOOTH, PAINT PER PLAN 3" x 2 x 1/4" STEEL ANGLE FRAME, WELDED TO METAL DECK & TUBE STEEL FRAME, PAINT PER PLAN 1' - 2 " 1' - 2 " 9" 6" T Y P . 3" T Y P . PROVIDE WEEP HOLES AT BOT. OF ANGLE FRAME, AT 12" O.C. 6' - 0 " TRASH ENCLOSURE PLAN/ ELEVATIONS A9.0 “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 24 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 TRASH ENCLOSURE FRONT ELEVATION SCALE: 1/2" = 1'-0" 1 6' - 0 " T . O . W A L L TRASH ENCLOSURE REAR ELEVATION SCALE: 1/2" = 1'-0" 2 TRASH ENCLOSURE SIDE ELEVATION SCALE: 1/2" = 1'-0" 3TRASH ENCLOSURE CANOPY- PLAN SCALE: 1/2" = 1'-0" 5 4 TRASH ENCLOSURE TRELLIS SUPPORT DETAIL SCALE: N.T.S. SIMPSON CC 4"X4" POST 1" DRY PACK PLASTER FINISH T.O.CMU SIMPSON CBSQ PER STRUCTURAL CALCS PLAN VIEW PAINT ALL EXPOSED METAL 16 GA GI FLASHING BETWEEN 4X10 BEAMS FOR FULL DEPTH OF ENCLOSURE/ SEAL EDGES EVENLY PACED (10) 4X10 BEAM 4" SQUARE POST @(4) CORNERS 11 ' - 7 " 1' - 2 " 1'-2" 22'-1" 1'-2" 13 ' - 1 1 " 8" CMU WALL BELOW HATCHED AREA DENOTES GI FLASHING BETWEEN 4X10 BEAMS FOR FULL DEPTH OF ENCLOSURE/SEAL EDGES; UNDERSIDE TO BE PAINTED PT-2 PROVIDE (2) L8 LED STRIP LIGHTING WITH SURFACE MOUNT BRACKETS SPACED EQUALLY AT UNDERSIDE OF TRASH ENCLOSURE ROOF; REFER TO ELECTRICAL PLANS FOR ADDITIONAL INFORMATION (10) 4x10 BEAM EVENLY SPACED; PAINTED PT-2 TRASH ENCLOSURE MATERIALS ID MATERIAL MANUFACTURER COLOR NOTES 3 SPLIT FACE 8X8X16 BASALITE 490 IF INTEGRAL COLOR BLOCK IS UNAVAILABLE, BLOCK TO BE PAINTED DB DARK GRAY CMU CAP BASALITE 490 12X16X2 PT-2 PAINT SHERWIN-WILLIAMS 8656-1125 - BLDG DB DARK GRAY BLDG DB DARK GRAY, GATES BODY, ROOF BEAMS & POSTS PT-3 PAINT SHERWIN-WILLIAMS 8656-12045 - BLDG DB BLUE BLDG DB BLUE, GATE FRAMES & POSTS PROVIDE ANTI GRAFFITI COATING AT EXTERIOR; INTERIOR SURFACE TO BE SMOOTH & NON-ABSORBENT 6' - 0 " T . O . W A L L 3' - 0 " E M B E D , T Y P . 16 GA GI FLASHING BETWEEN 4X10 BEAMS FOR FULL DEPTH OF ENCLOSURE/ SEAL EDGES EVENLY PACED (10) 4X10 BEAM 4 A9.1 A35 EA. SIDE, EA END OF 4X10 TO 4X16 4X10 4X16 1' - 8 " 1" 1' - 4 " 3 4 A9.0 (3) 3"x1/4" STEEL PLATES WELDED TO METAL DECK CONC.CURB PER CIVIL DWGS. 6" DIA. HSS GATE POST FILL SOLID w/ CONCRETE, EMBED 3'-0" INTO CONC. FTG. W/ 5/8" Ø x 6" ANCHOR, PAINT PER PLAN 3/4" PIPE CANE BOLT HOLDER, SET INTO CONC. SLAB, 4" DEEP 1/2" DIA. x 26"L CANE BOLT LATCH RODS CORRUGATED METAL PAINTED PER PLAN CMU WALLS, PER PLAN COORD. W/ STRUCT. HSS POST EMBED IN CONC., TYP. CANE BOLT "HOLD-OPEN" TABS 4" SQUARE POST @(4) CORNERS PEDESTRIAN ACCESS DOOR, W/ CORRUGATED METAL, PAINTED PER PLAN. PROVIDE SIMILAR LOCKING MECHANISM TO MAIN GATE PROVIDE SIMILAR LOCKING MECHANISM TO MAIN GATE HSS GATE POST PAINT PER PLAN 4X10 BEAM PT-2 4" SQUARE POST @(4) CORNERS PT-2 4X16 BEAM PT-2 WIRE MESH ON ALL 4 SIDES OF THE TRASH ENCLOSURE WITH 2" GAP FROM ADJACENT STRUCTURE TO PREVENT ACCESS POINT. 1' - 2 " WIRE MESH ON ALL 4 SIDES OF THE TRASH ENCLOSURE WITH 2" GAP FROM ADJACENT STRUCTURE TO PREVENT ACCESS POINT. 19'-9" TRASH ENCLOSURE PLAN/ ELEVATIONS A9.0 “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 24 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 14"D.T. 20"D.T. 20"D.T. 12"D.T. DU T C H B R O S C O F F E E 1, 0 2 5 S Q . F T . NO P A R K I N G NO PARKING EX I T L A N E EX I T L A N E NO PA R K I N G EV C H A R G I N G ON L Y S5 @ 20' S1 @ 20' S4 @ 20' S3 @ 20' S5 @ 20' (E) @ 15' (E) @ 15' S2 @ 20' S5 @ 20' S1 @ 20' L7 @ 10' L7 @ 10' L7 @ 10' L7 @ 10' L6 @ 8' L6 @ 8' L4 @ 8' L4 @ 8' L9 @ 10.5' (TYP. OF 8) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.2 0.2 0.0 0.0 0.0 0.3 0.6 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.5 0.5 0.5 0.2 0.1 0.1 0.4 1.4 1.0 0.4 0.0 0.0 0.7 1.5 0.3 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.4 0.5 0.6 0.6 0.6 0.5 0.5 0.5 0.4 0.3 0.2 0.1 0.2 0.1 0.8 3.7 3.3 4.8 0.6 0.2 0.1 0.7 2.7 2.3 1.7 0.1 0.0 0.4 1.8 0.6 0.1 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.9 1.1 1.1 1.0 0.9 0.9 0.9 0.8 0.7 0.6 0.4 1.0 0.3 1.3 8.6 10.8 6.7 2.1 0.4 0.2 1.1 3.5 2.3 2.6 0.2 0.0 0.2 3.5 1.9 0.1 0.2 0.3 0.4 0.6 0.8 0.9 1.1 1.4 1.6 1.6 1.6 1.4 1.6 2.0 1.9 2.1 1.9 1.5 7.6 18.0 1.1 0.2 2.1 5.5 4.2 6.0 2.6 0.0 0.1 4.4 2.2 0.3 0.3 0.6 0.7 1.0 1.1 1.3 1.6 1.9 2.0 2.1 2.0 2.0 2.0 2.2 1.9 1.6 1.3 1.3 2.7 6.6 0.8 0.3 1.4 4.4 4.1 3.8 1.8 0.0 0.1 1.4 2.1 0.6 0.5 0.9 1.1 1.3 1.4 1.7 2.2 2.3 2.3 2.3 2.4 3.0 2.6 2.3 1.8 1.5 1.3 1.5 2.0 2.0 6.2 25.1 29.1 14.8 4.4 1.6 1.0 1.4 3.7 2.9 2.2 1.4 0.0 0.0 0.3 1.2 0.9 0.5 1.1 1.2 1.4 1.7 2.2 3.0 2.7 2.4 2.4 2.5 2.7 2.5 1.9 1.5 1.2 1.7 1.8 1.6 1.8 2.4 3.4 4.4 7.4 4.8 3.0 2.0 1.7 2.2 1.5 0.5 0.3 0.0 0.0 0.1 0.4 0.3 0.4 1.1 1.5 2.0 1.8 2.3 2.8 2.7 2.4 2.3 2.3 2.1 1.8 1.5 1.3 1.9 2.4 2.1 1.8 1.7 1.9 1.9 2.3 3.9 7.3 5.2 2.4 1.3 1.1 0.8 0.3 0.1 0.0 0.0 0.0 0.0 0.1 0.2 1.1 2.1 3.4 2.3 2.4 2.4 2.4 2.3 2.1 2.0 1.6 1.4 1.3 1.8 2.9 4.9 4.6 3.1 1.8 2.0 1.8 2.1 3.8 6.9 5.3 2.6 1.2 1.0 0.7 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.1 1.1 2.3 5.1 3.2 2.4 2.1 2.1 2.0 2.0 1.8 1.3 1.2 1.5 2.0 3.0 6.4 7.1 4.2 2.3 1.8 1.4 1.5 2.3 3.9 3.2 1.7 1.2 1.0 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.7 2.1 3.6 3.2 2.4 2.2 1.9 1.8 1.9 1.9 1.5 1.3 1.5 1.5 2.4 4.0 5.6 3.4 1.8 1.0 0.9 1.1 1.3 1.6 1.5 1.2 0.9 0.7 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.2 1.6 2.3 2.4 2.8 2.3 2.2 2.2 1.9 1.5 1.4 1.3 1.2 1.5 1.9 2.3 1.7 0.6 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.9 1.2 1.2 1.5 2.9 3.5 3.2 2.3 1.6 1.3 1.2 1.2 1.2 1.0 1.5 1.2 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.4 0.5 0.9 0.9 1.1 2.2 3.6 4.6 3.4 2.0 1.1 1.2 0.9 0.9 1.0 0.8 0.4 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.0 1.0 0.4 0.6 0.6 1.3 2.3 4.8 7.5 5.0 2.3 1.6 0.9 0.5 0.5 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.2 1.7 0.3 0.5 0.8 1.4 1.7 3.7 6.4 6.2 2.5 1.2 0.4 0.1 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 2.4 2.8 0.4 0.5 0.9 1.1 1.3 2.5 3.2 3.0 1.6 0.4 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.0 3.5 1.2 0.4 0.7 1.0 1.0 1.2 1.8 1.3 0.3 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 2.0 1.6 0.3 0.4 0.7 0.9 1.1 0.9 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 1.5 0.5 0.2 0.4 0.6 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.5 0.3 0.1 0.2 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 (E) @ 15' (E) @ 15' PHOTOMETRIC SITE PLAN 1 ELECTRICAL PHOTOMETRIC PLAN REFER TO STRUCTURAL/ARCHITECTURAL DETAIL FOR ADDITIONAL REQUIREMENT. NOTE: INTERFACE OF CONDUITS BY EACH LIGHT POLES FOR THE BOX WITH TRAFFIC RATED COVER PROVIDE A CONCRETE CHRISTY POLE BASE DETAIL SCALE: N.T.S. “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 25 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 ENINEERIN 400 N. McCarthy Blvd., Suite 250 info@acies.net | Copyright c 2025 ph: (408)522-5255 | fx: (408)522-5260 Milpitas CA, 95035 E0.2 LIGHTING FIXTURE SCHEDULE LABEL QTY MANUFACTURER CATALOG NUMBER DESCRIPTION NUMBER OF LAMPS LUMEN PER LAMP TOTAL LAMP LUMENS LIGHT LOSS FACTOR WATTAGE L4 2 LIGMAN MT-31416-N-W40 MATRIX 3 SQUARE WALL UP-DOWN LIGHT LED (UNDER CANOPY)2 1100 1100 0.72 28.60 L6 2 RAB LIGHTING INC.SLIM22-S-30 @25W3000K angle 0 OUTDOOR FULL-CUTOFF WALL-MOUNTED AREA LUMINAIRES (UNDER CANOPY)1 3790 3790 0.72 27.20 L7 4 SELF CROWN-L144-277V 840_BA110 70" OUTDOOR LED COVE LIGHTING CCT 4000K (UNDER CANOPY)1 6300 6300 0.72 60.00 L9 8 DMF LIGHTING DRD5S-4R-07930 DRD5S-4R-07930 (UNDER CANOPY)1 757 757 0.72 8.37 S1 2 NLS LIGHING, LLC NV-1-T5-32L-1-30K NV-1 SITE FIXTURE WITH VERSION 1 BACKS SHIELDS (BUG RATING: B4-U0-G2)1 12184 12184 0.72 106.00 S2 1 NLS LIGHING, LLC NV-1-T4-16L-1-30K-UNV NV SERIES AREA LIGHTING FIXTURE (BUG RATING: B1-U0-G1)1 6229 6229 0.72 55.50 S3 1 NLS LIGHING, LLC NV-1-T4-16L-1-30K8-HSS NV SERIES AREA LIGHTING FIXTURE (BUG RATING: B0-U0-G1)1 3538 3538 0.72 56.00 S4 1 NLS LIGHING, LLC NV-1-T3-16L-1-30K-UNV NV SERIES AREA LIGHTING FIXTURE (BUG RATING: B1-U0-G1)1 6383 6383 0.72 56.00 S5 3 NLS LIGHING, LLC NV-1-T3-32L-7-30K-UNV NV SERIES AREA LIGHTING FIXTURE (BUG RATING: B2-U0-G2)2 7810 15620 0.72 142.00 (E)3 EXISTING LIGHT POLE 1 3538 3538 0.72 56.00 (E)1 EXISTING LIGHT POLE 2 3538 7077 0.72 112.00 STATISTICS DESCRIPTION SYSMBOL AVE MAX MIN MAX/MIN AVE/MIN DRIVE THRU DUTCH BROS COFFEE PARKING AND DRIVEWAY TRASH ENCLOSURE LUMINAIRE SCHEDULE BOND TO POLE GROUNDING LUG. #6 BARE STRANDED COPPER WIRE. OR ARCHITECTURAL DRAWINGS POLE BASE, SEE CIVIL DRAWINGS PAVING, TACK COAT TO CONCRETE CONCRETE, PLANTING OR A.C. TIE ANCHOR BOLTS TO REBARS PER LIGHT POLE MANUFACTURER ANCHOR BOLTS & LEVELING NUTS SLOPING DOWN TO CONCRETE FINISH EXPOSED PORTION SMOOTH, 1" MIN. UNDER LIGHTPOLE PLATE, LIGHT POLE COPPER WELD GROUND ROD. 10'-0" x 3/4" DIAMETER 24" MIN. EXPOSED CONCRETE WITH SACKED FINISH ELECTRICAL CONDUIT TOOLED RADIUS CORNER LIGHT FIXTURE. SEE COPPER GROUND USE 1#6 BARE CADWELD CONENCTION 3'-0" TO GROUND ROD BASE COVER PULL BOX 2"X4" HANDHOLE COVER W/TAMPER-PROOF STAINLESS STEEL CREWS 17'-0" 2'-0" DIAMETER SQUARE STRAIGHT STEEL POLE TO MATCH EXISTING 2.3 fc 7.4 fc 1.0 fc 7.4:1 2.3:1 1.9 fc 29.1 fc 0.0 fc N/A N/A 1.6 fc 3.0 fc 0.3 fc 10.0:1 5.31 4.3 fc 5.1 fc 3.6 fc 1.41 1.2:1 E0.3 EXTERIOR LIGHTING CUTSHEETS “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 25 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 ENINEERIN 400 N. McCarthy Blvd., Suite 250 info@acies.net | Copyright c 2025 ph: (408)522-5255 | fx: (408)522-5260 Milpitas CA, 95035 E0.4 EXTERIOR LIGHTING CUTSHEETS “ “ ” “ ” ” SHEET NAME: SHEET NUMBER: DESCRIPTION:DATE:REV: Pr o j e c t N o : C A 7 5 0 2 Du t c h B r o s C o f f e e - N e w F r e e s t a n d i n g S t o r e 25 5 0 - A 1 P R O T O T Y P E 73 6 5 C A R N E L I A N S T R E E T RA N C H O C U C A M O N G A , C A 9 1 7 3 0 c ARMET DAVIS NEWLOVE & ASSOCIATES, AIA ARCHITECTS 1330 OLYMPIC BLVD. SANTA MONICA, CALIFORNIA 90404 PH 310 452-5533 FAX 310 450-4742 DATE: 10/16/2024 ENGINEERING 400 N. McCarthy Blvd., Suite 250 info@acies.net | Copyright c 2025 ph: (408)522-5255 | fx: (408)522-5260 Milpitas CA, 95035 SITE ADDRESS PROJECT NO. DATE JURISDICTION 7365 Carnelian Street Rancho Cucamonga, California 91730 23603 05/28/2026 City of Rancho Cucamonga PROJECT NARRATIVE PREPARED BY Conditional Use Permit- Variance Dutch Bros Coffee (CA7502) Core States Group PREPARED FOR CLIENT ADDRESS Dutch Bros, LLC. 1930 West Rio Salado Parkway Tempe, AZ 85281 - 1 - Revised Project Narrative-5-26-26 Project Overview The project proposes to develop a 0.65-acre (28,865 square-foot) site within an existing commercial development for construction of a new 1,025 square-foot Dutch Bros Coffee with dual drive-through lanes to accommodate stacking of up to 24 vehicles in the queue. Site improvements include an exit/bypass lane, interior and exterior landscaping, and a trash enclosure. New surface parking for eight (8) vehicles is proposed, one (1) space being designated as a future EVCS space and one (1) as an accessible space. Additional parking within the overall development is also available for Dutch Bros. Bicycle parking is proposed to the southwest of the building, south of the patio area and pedestrian walk -up window. The property is within the Neighborhood General 3 – Limited (NG3-L) zoning district. A fast-food restaurant requires a Minor Design Review with review and a decision by City staff, and the drive -through use requires a Conditional Use Permit and Site Plan Review with review by City staff and a decision by the Planning Commission. Operational Characteristics Dutch Bros Coffee, known for their upbeat baristas and genuinely caring service, is a growing drive-through coffee company with more than 1,100 locations in 26 states and over 32,000 employees. Their three main values include speed, quality, and service. All Dutch Bros Coffee locations serve Private Reserve Coffee, White Coffee and Decaf Coffee as espresso options, all roasted in Grants Pass, Oregon. Along with coffee, the menu includes a variety of Dutch Bros Blue Rebel energy drinks, lemonade, and tea. Limited packaged food items will be provided such as muffin tops and granola bars. Dutch Bros Coffee continues to grow; wherever it does, the love, donations and smiles grow with it. The company donates over $3.5 million a year to its local communities and non-profit organizations. Dutch Bros Foundation and Dutch Bros Coffee are both about people first and actively engage in its communities through giving and action in four core areas: youth, music, health, and origins. Site Design and Orientation The proposed Dutch Bros Coffee building will be constructed within an existing development housing various offices. Access will be from the southwest corner of the site via internal drive aisles to the overall development. The access will lead the customer north towards the drive-through entrance to the northeast of the entrance driveway, wrapping around the eastern and northern property lines leading to the drive- through service window on the eastern side of the building. The project will include a separate customer window and patio area that is oriented to the northwest of the site to serve pedestrian walk-up traffic only. Two (2) tables with seating are proposed in the patio area. Surface parking for eight (8) vehicles is located south of the building. The proposed trash enclosure is located even further south of the building, next to the vehicle entrance to the site. Employees and Hours of Operation Dutch Bros Coffee employs approximately seven (7) to ten (10) employees per shift, with three (3) shifts, depending on the demand. The typical hours of operation are from 5:00 a.m. to 11:00 p.m. Dutch Bros may seek 24-hour operations depending on the demand and restrictions within the City. - 2 - Revised Project Narrative-5-26-26 Parking The project is located within an existing commercial development consisting of 64,880 square feet of commercial and office space, a McDonalds and Legend Burgers restaurant with 414 total existing parking stalls. Based on the applicable parking requirements, the existing commercial building requires 260 parking stalls, calculated at a ratio of four (4) parking stalls per 1,000 square feet. The proposed Dutch Bros development requires an additional ten (10) parking stalls, based on the requirement of one (1) parking stall per 100 square feet. In addition, existing parking agreements within the shopping center affect the overall parking supply. A recorded agreement allocates 14 parking spaces exclusively to the McDonald’s parcel, with no shared parking access provided between McDonald’s and the remainder of the development. A separate shared parking agreement exists between the subject property and the adjacent Legend Burgers parcel, which independently appears to satisfy its own parking requirements and includes an additional 41 parking spaces available through the shared parking arrangement. Based on these requirements, the overall development, including the proposed Dutch Bros, requires a minimum of 325 parking spaces. As proposed, the Dutch Bros development will remove ten (10) existing parking stalls and add eight (8) new parking stalls, resulting in a net loss of two (2) parking spaces. Following construction, the subject parcel will provide 349 on-site parking stalls, exceeding the minimum parking requirement by 65 stalls. In addition, the shared parking agreement with the Legend Burgers parcel provides access to 41 additional shared parking spaces, increasing the total available shared parking supply to 390 stalls. The McDonald’s parcel also contains 22 additional parking spaces; however, these spaces are not shared with the rest of the development. Including these spaces, the total parking supply within the overall commercial center equals 412 parking stalls which exceeds the parking minimum requirements for the overall development by 87 stalls. Queuing and Stacking Approximately 480 feet of stacking space is available behind the drive -through window which will accommodate 24 vehicles (see attached queuing exhibit). Dutch Bros Coffee will implement a runner system at the proposed facility that is designed to increase speed and efficiency in serving drive -through customers. Dutch Bros Coffee employees travel from vehicle to vehicle to greet customers and take orders. These "runners" utilize a handheld device to transmit customers’ orders to the multiple drink stations inside the building. Additionally, runners will charge individuals while in line, so by the time they arrive at the service window they may pick up their order and be on their way. This system decreases wait times, while allowing the runners to have a more personal face-to-face interaction with customers. The drive-through will not include any speaker boxes. All customer orders are taken in person either at the window or with a runner that carries a handheld device to transmit orders to the kitchen. This ordering process minimizes noise impacts and decreases the amount of vehicle idling at menu boards that are common at traditional drive-through facilities. Architecture The proposed building is visually interesting and will be constructed with a variety of high -quality building materials and painted with simple, bold colors. Vertical and horizontal façade breaks, building massing, and modulation have all been incorporated into the design of the building. Canopy awnings are provided over all entrances and service doors, including a large 300-square-foot canopy over the customer walk-up service window providing weather protection. The building features modulation with a tower element, building wall articulation, and building materials that are aesthetic ally pleasing and compatible with other newer developments in the community. Colorful and visually interesting wall signs depicting the Dutch Bros Coffee logos will be installed on all sides of the building. - 3 - Revised Project Narrative-5-26-26 Signs and Lighting Signs proposed for use at the project site will conform to the City of Rancho Cucamonga regulations. Signs proposed to be installed at the project site include a freestanding sign, wall signs, menu signs, drive- through, parking lot, and directional signs. Signs will be constructed with high-quality materials and properly installed under separate permits. Site lighting will be provided at the project site for the safety and security of all customers, pedestrians, and employees. Outdoor lighting and illumination at the site will include parking lot security lighting and pedestrian scale lighting within the patio space and along the pedestrian pathway. Exterior building lighting will be installed on the building façade. The drive-through area will be provided with security lighting. All lights will include shields to direct light toward the project site and ke ep glare away from the adjacent land uses and rights-of-way. Variance from Development Standards The proposed Dutch Bros Coffee drive-through project site is zoned Neighborhood General 3 – Limited (NG3-L) and designated as Neighborhood Center in the General Plan. To accommodate redevelopment and operation of the site, the applicant is requesting variances from applicable development standards. The table below summarizes the applicable standards, what is proposed by the project, and the justification for the variance requests: Development Standard Proposed Project Reason for Variance Built Percentage of Primary Frontage 65% 12% A variance is requested because the drive- through use requires a site layout that prioritizes vehicle circulation, which limits how much of the building can be placed along the primary frontage. The site is also relatively shallow and wide, making it physically infeasible to meet the 65% frontage requirement. Development Site Width Min. 25 ft Max. 180 ft Min. 94 ft and Max. 214 ft (Average 154 ft) A variance is requested because the irregular shape of the site exceeds the maximum width requirement in certain areas, even though the site’s average width complies with the required parameters. The nonconforming width is a result of the site’s unique configuration and existing property boundaries rather than any proposed intensification or expansion of use. Height, Clear, Bottom of Projection Min. 8 ft Max. 10 ft. Will be reduced to 10 ft 3 in. (Plans show 10 ft 6 in.) A variance is requested for the canopy clearance height over the walk service area/outdoor seating area. The Dutch Bros prototypical canopy height is 10 feet 6 inches measured from finished grade to the underside of the canopy. In response to the City’s maximum allowable height requirement of 10 feet, the canopy height will be reduced to 10 feet 3 inches. This reduction represents the lowest reasonable modification while maintaining the architectural cohesiveness, functionality, and structural integrity of the Dutch Bros prototype design. - 4 - Revised Project Narrative-5-26-26 Transparency Min. 70% and Max. 90% Total Glazing: 6% Total Glazing with Canopy: 29% A variance is requested due to the unique operational nature of the Dutch Bros use. The majority of the building area is dedicated to operational equipment and staff service functions, which are not intended to be publicly visible. The primary public-facing area is the walk-up service space located beneath the covered canopy, which provides substantial transparency and visibility for customer interaction and pedestrian engagement. The variance is necessary to accommodate the operational characteristics and physical constraints of the proposed use and site layout, while still advancing the City’s objectives for walkability, compatibility with adjacent residential areas, and context-sensitive commercial development. As demonstrated in the findings below, each of the requested variances meets the required criteria s et forth in the Development Code and supports the broader intent of the NG3-L Form-Based Code and drive-through regulations. Required Findings a. That strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this code; Response: Strict application of the applicable development standards would create practical difficulties and impose site design constraints that are inconsistent with the objectives of the NG3 zone and the City's drive-through facility regulations. The purpose of th e NG3 zone is to encourage walkable, medium-intensity development along key corridors while providing an appropriate transition between auto-oriented commercial uses and adjacent neighborhoods. Likewise, the drive-through standards are intended to promote safe circulation, minimize operational impacts, and maintain a functional pedestrian environment. The subject property presents unique physical constraints due to its shallow depth, extensive street frontage, and irregular configuration. The site contains approximately 232 feet of frontage along the primary street, but limited depth to accommodate both a building and the vehicle circulation required for a drive-through use. Requiring 65 percent of the frontage to be occupied by building façade would significantly constrain the ability to provide safe and efficient vehicle circulation, queuing, and site access. Strict enforcement of the frontage requirement would therefore frustrate the operational needs of the use and undermine the City's objective of maintaining safe circulation patterns. Similarly, the requested variance related to site width is necessitated by the property's existing irregular shape and established property boundaries. While portions of the site exceed the maximum width standard, the average site width remains generally c onsistent with the intent of the regulation. Literal enforcement of the maximum width requirement would effectively penalize a pre-existing site condition that cannot reasonably be altered through project design. The requested canopy clearance variance is limited to a minor three-inch deviation from the maximum permitted projection height. Reducing the canopy further would compromise the functionality, structural efficiency, and architectural integrity of the Dutch Bros prototype design without providing a corresponding public benefit. The proposed height represents the minimum practical modification while maintaining the usability of the covered pedestrian space. Strict application of the transparency requirement would also create practical difficulties because the Dutch Bros operational model differs substantially from a traditional retail storefront. Much of the building area is dedicated to equipment, storage, preparation, and employee service functions that are not intended for public occupancy or viewing. Requiring transparency levels intended for conventional retail uses would not meaningfully advance the objectives of the code and would - 5 - Revised Project Narrative-5-26-26 conflict with the operational needs of the business. Instead, the project concentrates transparency and pedestrian activity within the walk-up service area and covered canopy space, where customer interaction occurs. Importantly, the property is currently developed with an existing multi-tenant commercial building that provides no meaningful building frontage along the primary street. Although the proposed project does not fully satisfy every quantitative development s tandard, it introduces a new street- facing building, enhanced architecture, pedestrian amenities, landscaping, and an activated walk - up service area that collectively advance the intent of the NG3 zone to a greater degree than the existing development. As such, strict enforcement of the regulations would create unnecessary hardship while impeding a project that substantially furthers the underlying objectives of the zoning code. b. That 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; Response: The subject property is affected by exceptional physical circumstances that are not generally applicable to other properties within the NG3-L zone. The site is characterized by an unusually wide and shallow configuration, with approximately 232 feet of str eet frontage and limited depth available for development. This irregular geometry creates unique design constraints that affect building placement, vehicle circulation, queuing, and site access in ways that are not typical of more regularly shaped commercial parcels. In addition, the existing property boundaries result in portions of the site exceeding the maximum site width standard despite maintaining an average width that is generally consistent with the intent of the code. These conditions are inherent characteristics of the property and are not the result of actions taken by the applicant. The intended use of the property also presents unique operational considerations. Dutch Bros operates as a small-format drive-through coffee facility that relies on efficient vehicle circulation, customer queuing, and limited building area devoted primarily to equipment, preparation, and employee service functions. Unlike traditional retail establishments, customer interaction occurs primarily through the drive-through lanes and the walk-up service area located beneath the covered canopy rather than within an interior customer space. As a result, development standards related to frontage occupancy, canopy height, and building transparency affect the project differently than they would a conventional retail or commercial building. The combination of the site's unusual physical configuration and the operational characteristics of the proposed use constitute exceptional circumstances that do not generally apply to other properties within the NG3-L zone and create conditions that warrant consideration of the requested variances. c. That 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; Response: Strict application of the applicable development standards would deprive the applicant of reasonable development privileges available to other property owners within the NG3 -L zone. The proposed Dutch Bros Coffee use is a conditionally permitted use within the zone and is consistent with the commercial and service-oriented uses contemplated for the area. However, due to the subject site’s shallow depth, wide frontage, and irregular configuration, the applicant cannot satisfy certain numerical standards in the same manner as properties with larger, deeper, or more regularly shaped parcels. - 6 - Revised Project Narrative-5-26-26 Other properties within the NG3-L zone may be able to meet the building frontage, transparency, canopy, and site-width standards without compromising site access, internal circulation, building functionality, or operational feasibility. By contrast, literal enforcement of these standards on the subject property would require a site and building design that conflicts with the practical requirements of a small-format drive-through coffee facility, including safe vehicle queuing, efficient circulation, employee service areas, and a functional walk-up customer area. The proposed project would substantially improve the existing condition by introducing a new street-facing building, activated walk-up service area, covered pedestrian space, enhanced landscaping, and upgraded site design where the existing development provides no meaningful building frontage along the primary street. Denial of the requested variances would prevent the applicant from making reasonable and productive use of the property for a permitted commercial use, while other similarly zoned properties w ith less constrained site conditions would continue to enjoy that development opportunity. Accordingly, strict enforcement would deprive the applicant of privileges enjoyed by other property owners in the same zone. d. That 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; Response: Approval of the requested variances would not constitute a grant of special privilege, but rather a reasonable accommodation of the unique physical characteristics of the site and the operational requirements of the proposed use. The variances do not authorize a use that is otherwise prohibited within the NG3-L zone, nor do they permit a greater development intensity, increased floor area, additional building height, or expanded operational rights beyond those available to other similarly zoned properties. The requested relief is limited to the minimum necessary to accommodate the site's shallow depth, irregular configuration, and the circulation requirements associated with a permitted drive -through coffee facility. Other properties within the zone that pos sess similar physical constraints would be entitled to seek comparable relief through the variance process. As such, approval would not provide the applicant with rights unavailable to other property owners but would instead allow reasonable use of the property under circumstances that differ from those of more regularly configured parcels. Furthermore, the project remains consistent with the intent of the NG3 -L zone by introducing a new commercial building, enhanced architectural design, pedestrian amenities, landscaping, and an active walk-up service area. While the project does not fully comply with certain numerical development standards, it advances the broader objectives of the zoning regulations and represents an improvement over the existing site condition. The requested variances are therefore not special privileges but narrowly tailored accommodations that enable development of a permitted use while maintaining consistency with the purpose and intent of the zoning code and the development pattern of the sur rounding area. . e. That 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. Response: Granting the requested variances will not be detrimental to the public health, safety, or welfare, nor will it be materially injurious to surrounding properties or improvements. The proposed Dutch Bros Coffee facility has been designed to provide safe vehi cle circulation, adequate queuing capacity, pedestrian connectivity, and clear site access while maintaining compatibility with surrounding commercial development. The requested variances do not increase the intensity of the proposed use, expand operating - 7 - Revised Project Narrative-5-26-26 areas, or authorize development that would create adverse impacts related to traffic, noise, lighting, or public safety. To the contrary, the variances facilitate a site design that supports safe and efficient circulation patterns for both vehicles and pedestrians. Strict compliance with certain development standards could compromise these objectives by forcing a less functional site layout. The project incorporates high-quality architectural design, enhanced landscaping, pedestrian pathways, site lighting, and a covered walk-up service area that contribute positively to the public realm. Although the building does not meet all prescribed frontage and transparency requirements, it introduces a new street-facing structure and pedestrian-oriented features where none currently exist, thereby improving the visual character and functionality of the site. The requested canopy height deviation is minor in nature and will not adversely affect visibility, neighboring properties, or the pedestrian environment. Likewise, the site width variance reflects an existing physical condition of the property and will not alter the scale, intensity, or operational characteristics of the development. Rather than creating adverse impacts, the proposed project will redevelop and activate an underutilized portion of the site with a community-serving commercial use that is compatible with surrounding development. As a result, approval of the requested variances will not be detrimental to public health, safety, or welfare and will not materially injure nearby properties or improvements. Conclusion The proposed Dutch Bros Coffee will enhance the commercial character and vitality of the Neighborhood General 3 – Limited (NG3-L) zone. Dutch Bros locations are recognized for their high -quality operations, well-maintained facilities, and efficient customer service provided by a friendly and professional staff. In addition to offering a valued neighborhood-serving amenity, the proposed project will introduce enhanced landscaping, pedestrian-oriented open space, architectural improvements, and upgraded site lighting that will contribute positively to the overall appearance and functionality of the property. The project represents a meaningful investment in the site and will improve the experience of customers, pedestrians, and surrounding businesses alike. As demonstrated throughout this narrative, the proposed development advances the intent of the NG3-L zone by creating an attractive, safe, and well-designed commercial environment that will enhance the quality of the project site and provide lasting benefits to the surrounding community and the City of Rancho Cucamonga. Traffic Management Plan & Site Summary CA7502 | Rancho Cucamonga *Near 7365 Carnelian Street Operator:TBD Coach:TBD Regional Activation Coach:TBD Construction Manager: John Caglia Construction Coordinator: Alyssa Jones Created By: Kyle Dallas|Site & Traffic Plan Administrator C: 602.525.8737 E: Kyle.Dallas@DutchBros.com Standard Edition Revised as of 02/19/2025 1Exhibit B Speed, Quality, Service Timing Standards 45 seconds per car (at window). Speed timings conducted weekly in addition to a quarterly company wide evaluation. Escape Lane An escape lane permits customers to leave the line as soon as their drinks are delivered by a drink runner. Peak Hours Dutch Bros. will staff an additional traffic controller during peak hours as needed. 2 Speed, Quality, Service Off-Site Operations Dutch Bros. continuously evaluates the need of off-duty police officer support during our grand opening period and case-by-case situations thereafter. Third party traffic control (off-duty police officers/private security company) provide off-site support during business hours as determined necessary by Dutch Bros. leadership. Their job is to safely direct customer vehicles to and from a location. Prevent vehicles from blocking critical drives or otherwise restricting traffic flow (off-site). Staffing Model Schedules are written a minimum of 1-2 weeks in advance (in accordance with state and local guidelines) based on gross sales, trends, local events, and weather. 3 Outside Traffic Management Line Buster (LB) Job Duty: Increase speed of the customers experience by taking orders while ensuring 2’ gap between cars. Ensuring when the line moves forward the customer(s) also move forward. Drink Runner (DR) Job Duty: Deliver completed drinks to the customer in line before reaching the window. Ensuring escape lane is used to minimize service time. Dutch Bros. Traffic Controller | Dutch Bros. Employee (DBTC) Job Duty: Direct traffic in and out of location. Preventing vehicles from blocking critical drives or otherwise restricting traffic flow. (On-Site Only) Third Party Traffic Controller or Off Duty Police Officer (TC) Job Duty: Direct traffic in and out of location. Preventing vehicles from blocking critical drives or otherwise restricting traffic flow. (On/Off-Site)4 Additional Information Full Shop Meetings: ●Monthly meetings in which all shop personnel are required to attend. Discuss traffic plans and new commitments in detail. Pre-Shift Huddles: ●Before each shift (morning, noon, night) the crew goes over updates, important communication, potential challenges, and ensures strategy is set for the shift. Promotional Days / Major Holidays / Sticker Days: ●Dutch Bros. will determine if third party traffic control is needed and will or on case-by-case scenarios when the line is anticipated to overflow outside of the premises or cause any disruption to regular traffic flow around the premises. Evolving Traffic Plan: ●The traffic management plan will be utilized whenever necessary to mitigate traffic congestion that may occur from our new shop opening. We reserve the right to adjust the plan as conditions dictate, and expect that after the initial community response, our traffic patterns typically settle to a predictable level within the first 90 days of operation. 5 Directional Signage Examples 6 Site Information Total Lot Area:28,551 Square Feet Car Stacking:19 On-Premises Queue Parking Space(s):9 Exclusive Spaces ADA Parking:1 Exclusive Space(s) Nearest Dutch Bros.: CA5303 887 W Foothill Blvd., Upland, CA 91786 7 Grand Opening Staffing Plan *Not every position will be shown on Grand Opening Staffing Plan. Subject to site by site staffing needs.* Special Things to Note: 1.TC1 will manage the entrance of the queue and ensure organization of any overflow cars. 2.Dashed Green Line reflects the anticipated queuing location of any overflow cars. 3.TC2 will direct egressing traffic by alternating between two different routes depending on traffic flow in the development.8 Grand Opening Signage Plan Special Things to Note: 1.All A-Frame signs will be removed at the end of each business day. 10:00 pm Sun.-Thurs. 11:00 pm Fri.-Sat. 2.“Do Not Block” a-frame will state “ Do Not Block Drive Aisle” 3.n/a 9 EXHIBIT C DESIGN REVIEW COMMENTS June 16th, 2026 6:00 p.m. Jared Knight, Associate Planner DESIGN REVIEW – JRC INVESTMENT INC. – GROVE DOZEN– A request for the design review of a proposed 5,098 square foot, three-story mixed-use building featuring 12 residential apartment units and two nonresidential tenant spaces totaling 1,634 square feet of non-residential use to be developed on an existing 26,541 square foot parcel within the Neighborhood General 3 (NG3) Zone, located at 8547 Gove Avenue (APN:0207-222-04). This application is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under State CEQA Guidelines Section 15332 – Infill Development Projects. (DRC2023-00343) Site Characteristics The project site is an existing parcel totaling approximately 26,541 square feet, located to the southeast of the intersection of Grove Avenue and Arrow Route, along the border of the City of Rancho Cucamonga and the City of Ontario, which is to the West of the project. The project site was previously developed as a Vehicle Services use but is currently vacant. The project site is covered with low-lying vegetation consisting of grass and weeds, with a paved pad, which is proposed to be removed. Figure 1 - Aerial Image of the Project Site DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 2 Land Uses The existing Land Use, General Plan, and Zoning Designations for, the project site and the surrounding properties are as follows: Land Use General Plan Zoning Site Vacant Neighborhood Corridor Neighborhood General 3 (NG3) North Vehicle Services (Major) Neighborhood Corridor Neighborhood General 3 (NG3) South Single Family Residential Neighborhood Corridor Neighborhood General 3 (NG3) East Single Family Residential Traditional Neighborhood Low Medium Residential (LM) West Single Family Residential City of Upland – Medium Residential City of Upland – RS-4,000 Project Overview, Architecture, Building Plotting, and Site Layout The project proposes the construction of a mixed-use development, consisting of a single three- story building with a total footprint of approximately 5,098 square feet. The proposed development includes 12 residential units and two ground-floor non-residential tenant spaces with a combined square footage of 1,634 square feet. The project provides a contemporary ranch architectural style, which includes slate tile roofing, decorative stone veneer, stucco finish, decorative steel balconies, and decorative wood siding to create a visually appealing street frontage. Windows, balconies, and stone veneers are used to create visual interest on all sides of the proposed structure. Figure 2 – Proposed West (Frontage) Elevation DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 3 Figure 3 – Proposed East Elevation Figure 4 - Proposed South Elevation Figure 5 - Proposed North Elevation Access to the proposed development will be provided via a new driveway off Grove Avenue, built to city standards to allow for fire and utility access. Parking is provided in the rear of the property, DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 4 and a trash enclosure utilizing decorative concrete block and a tube steel trellis roof consistent with city standards is also proposed to service the new units. The proposed new residential units are located on all three floors and are accessible via the rear and south side of the property. The applicant proposes a mix of one-bedroom and two-bedroom apartments as detailed in the following table: Apartment Number Location Bedrooms Bathrooms 1 Ground Floor 2 2 2 Ground Floor 1 1 3 Second Floor 2 2 4 Second Floor 2 2 5 Second Floor 2 2 6 Second Floor 1 1 7 Second Floor 1 1 8 Third Floor 2 2 9 Third Floor 2 2 10 Third Floor 2 2 11 Third Floor 1 1 12 Third Floor 1 1 The proposed non-residential tenant spaces are located on the ground floor and are accessible via the building frontage along Grove Avenue. Tenant space 1 is located on the northwest side of the proposed structure and has 788 square feet in floor space, while tenant space 2 is located on the southwest side of the property and is 846 square feet in floor space. Each tenant space includes one bathroom. The ground floor of the property also features a clubhouse, leasing office, and mail room, which will be associated with the residential use. Parking Pursuant to Section 17.64.050, parking requirements for multi-family residential developments are determined by the number of bedrooms provided by each individual unit. One-bedroom units require at least 1.5 parking spaces per unit, while 2-bedroom units require at least 2 parking spaces per unit. Thus, the proposed development is required to provide a minimum of 26 parking spaces to serve the residential units. While the proposed non-residential nuts do not currently have tenants or specific proposed uses, the general commercial parking requirement of 4 spaces for every 1000 square feet has been utilized to determine the required parking. Thus, for the combined 1,634 square feet of non- residential space, a total of 7 parking spaces is required. Taken together with the requirements for the residential units, the total required parking for the proposed project is 33 spaces. The proposed project provides 31 parking spaces and thus is deficient by 2 parking spaces. However, Development Code Section 17.64.060B allows for mixed-use developments to request DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 5 a reduction in the total parking requirements with the submittal of a parking study and associated parking management plan demonstrating how the proposed land use shall utilize on-site parking. The parking study provided by the applicants includes provisions for an on-site parking permit program, time restrictions on usage of guest parking, and monitoring of on-site parking to minimize parking conflicts. Additionally, future tenants with higher parking demand such as restaurants, dental offices, or medical offices shall require planning approval to minimize parking conflicts. Staff have reviewed the parking study provided by the applicant and have concluded that with the implementation of the associated parking management plan the proposed 31 parking spaces shall be sufficient to accommodate the proposed residential and non-residential uses. Additionally, Development Code Section 17.64.050 requires that covered parking be provided to multifamily residential units at a ratio determined by the number of bedrooms present in each unit. Based on the number of bedrooms provided, a total of 12 covered parking spaces shall be required. Pursuant to the Development Code, the use of carports is subject to the approval of the Design Review Committee. Compliance with Development Standards The project is within the Neighborhood General 3 (NG3) zone, which is intended for medium density development in proximity to smaller-scale residential neighborhoods. The development standards for the zone and how the project complies are shown in the following table: Neighborhood General 3 (NG3) Zone Development Standards Required Proposed Compliant Dwelling Units per Acre Min 0 Max 24 12 Yes Build-to Line Min 5 ft Max 15 Ft 5 ft 1 in Yes Minimum Percentage of Frontage Width 65% 65% Yes Minimum Ground Floor residential 10 ft 12 ft Yes Minimum Ground Floor Nonresidential 10 ft 12 ft Yes Maximum Building Stories 3 3 Yes Minimum Parking Setback 30 ft 117 ft Yes Pursuant to Section 17.130.060, the proposed project is to be classified under the “Mainstreet” Building Type, which is ais a medium-sized structure that fosters a continuous walkable pedestrian environment. The ground floor is intended to support active commercial uses with shopfront frontages that wrap corners to enhance walkability. The development standards for the Mainstreet Building Type and how the project complies are shown in the following table. Mainstreet Building Type Development Standards Required Proposed Compliant DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 6 Site Width Min. 25 ft Max 180 ft 85 ft Yes Site Depth Min. 65 ft 257 ft Yes Rear Yard Setback Min. 5 ft 192 ft Yes Building Height (Eave) Max 35 ft 32 ft Yes Building Height (Overall) Max 40 ft 37 ft Yes Building Width Max 180 ft 56 ft Yes Building Depth Max 100 ft 100 ft Yes The project is required to provide specific building entrances within the form-based zones, that define the transition to the public frontage. The project utilizes the “shopfront” frontage type, as detailed in Section 17.132.050. The standards for the shopfront frontage type and how the project complies are shown in the following table: Shopfront Frontage Type Development Standards Required Proposed Compliant General Requirements Clear Height 12 ft Yes Width of Bay 13 ft & 15 ft Yes Projection Requirements Depth Min. 4 ft 4 ft Yes Setback from Curb Min 2 ft 13 ft Yes Height 9 ft 4 in Yes Landscaping The project provides 14 new trees, including crape myrtles and Brisbane box trees along the perimeter of the parcel, with an average box size of 24”, in addition to low-water-usage shrubbery and bushes including lavender, bottle bush, flax lily, and Santa Barbara daisy. A 1,907 square foot common open space area is provided on the southeast corner of the property, featuring picnic tables, benches, a BBQ grill, and turf. The proposed landscaping plan is provided in Figure 6. DRC COMMENTS DRC2023-00343 – GROVE DOZEN June 16, 2026 Page 7 Figure 6 – Preliminary Landscape Plan Staff Recommendation The project is consistent with the Neighborhood Corridor General Plan land use designation and the development standards of the Neighborhood General 3 zone. The project makes creative use of an existing vacant parcel, providing additional housing and commercial space in an underserved area of the city. Staff requests that the Design Review Committee consider the design (building architecture, site planning, etc.) of the proposed project and recommend the selected action below: ☒Recommend Approval of the design of the project as proposed by the applicant. ☐Recommend Approval with Modifications to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be verified by staff prior to review and action by the Planning Director / Planning Commission. ☐Recommend Conditional Approval of the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be Conditions of Approval and verified by staff during plan check after review and action by the Planning Director / Planning Commission. ☐Recommend Denial of the design of the project as proposed by the applicant. Design Review Committee Action: Staff Planner: Jared Knight, Associate Planner Members Present: Staff Coordinator: Aracely Estrada, Management Analyst Exhibit A – Project Plans 85 4 7 G R O V E A V E . SHOP #1 A.C. DRIVEWAY NEW PROPERTY LINE (E) STREET CURB LINE FABRIC AWNING ABOVE (N ) C O N C . S I D E W A L K COMMON OPEN SPACE CONC. WALK LANDSCAPE SITE PLAN APT. #1 N (TWO BEDROOM) CLUB HOUSE PROJECT DESCRIPTION 3-STORY APARTMENT AND SHOP MIXED-USE BUILDING APN 020722204 LOT AREA 26,541 SF (GROSS) 26,199 (NET) ZONING FORM-BASED ZONE- NEIGHBORHOOD GENERAL 3 (NG3) BUILDING TYPE MAIN STREET MAX. DENSITY 24 X (26,541/43,560) = 14.62 UNITS DENSITY PROVIDED 12 APARTMENT UNITS + 2 SHOP UNITS = 14 UNITS TOTAL BUILDING. FLOOR AREA 14,665 SF 1ST. FLOOR 4,670 SF 2ND. FLOOR 5,098 SF 3RD. FLOOR 4,897 SF FLOOR AREA RATIO 14,665 SF / 26,541 SF = 0.55 (MAX. 0.6) BUILDING HEIGHT AT EAVE 31'-6" ( MAX. 35' ) BUILDING HEIGHT OVERALL 37'-4" ( MAX.40' ) CEILING HEIGHT 1ST. FLOOR 12'-0" 2ND./3RD. FLOOR 9'-0" PARKING REQ.26 SPACES FOR APARTMENTS- 1.5 SPACES X 5 (ONE BEDROOM UNIT) = 8 SPACES 2 SPACES X 7 (TWO BEDROOM UNIT) = 14 SPACES 1 SPACE X 12/3 (1 VISITOR'S SPACE PER 3 UNITS) = 4 SPACES PARKING PROVIDED 31 SPACES (FOR APARTMENTS + SHOPS) COMMON OPEN SPACE PROVIDED 1,907 SF PROJECT DATA 1/16" = 1'-0" PROPERTY LINE # OF BEDRM. 2 SQ. FT. 1,286APT. #1 12 APARTMENT UNITS 1APT. #2 APT. #3 2 APT. #4 2 1,043 APT. #5 2 901 APT. #6 1 APT. #7 1 LOCATION 1ST. FLOOR 1ST. FLOOR 2ND. FLOOR 2ND. FLOOR 2ND. FLOOR 2ND. FLOOR 2ND. FLOOR APT. #8 APT. #9 APT. #10 APT. #11 APT. #12 3RD. FLOOR 3RD. FLOOR 3RD. FLOOR 3RD. FLOOR 3RD. FLOOR 2 SHOP UNITS SHOP #1 1ST. FLOOR AREA OF UNITS TRASH ENCL. 9'-0" 100'-0" CONC. WALK 6' H. SPLIT-FACE CONC. BLK. WALL (BROWN) W/ DECORATIVE CAP 4' - 0 " 5' - 6 " 2 A-4.0 EXISTING PROPERTY LINE APT. #2 (ONE BEDROOM) LEASING OFFICE CONC. WALK PLANTER MAIL RM. SHOP #2 CL (N) STREET CURB LINE 85 . 4 0 ' 296.58' 85 . 5 1 ' 296.58' STREET DEDICATION 44'-0" 5'-1" SHOP #2 1ST. FLOOR 7' - 0 " PL A N T E R CO N C . W A L K PLANTER 737 2 2 1,133 2 901 1 1 737 & CLUB HOUSE TOTAL FLOOR AREA 13,398 SF EXCL. HALLWAYS: 222 SF (2ND. FL.) + 222 SF. (3RD. FL.) = 444 SF 751 788 SF 846 SF 587 SF A.C. DRIVEWAY PROPERTY LINE PROPERTY LINE 6' H. SPLIT-FACE CONC. BLK. WALL (BROWN) W/ DECORATIVE CAP 6' H. SPLIT-FACE CONC. BLK. WALL (BROWN) W/ DECORATIVE CAP 12'-0" NOTE: SEE LANDSCAPE PLANS FOR LANDSCAPE DETAILS 18 ' - 0 " 27 ' - 0 " PROVIDED 85.4'WIDTH DEPTH 256.58' SIDE YARD SETBACK 8'-5", 21' BUILDING HT. REQUIRED MIN. 25', MAX. 180' OVERALL BUILDING TYPE-------- MAIN STREET MIN. 65' 0 REAR YARD SETBACK MIN. 5' 191'-7" 191'-7" SITE SIZE TO EAVE MAX. 35' MAX. 40' 31'-6" 37'-4" BUILDING MASSING 56'WIDTH DEPTH MAX. 180' MAX. 100'100' PROVIDED 12'HEIGHT CLEAR 13', 15' PR O J E C T I O N REQUIRED MIN. 12', MAX. 16' FRONTAGE TYPE-------- SHOPFRONT MIN. 4'4' 13' 9'-4" WIDTH OF BAY MIN. 10', MAX. 25' 15 ' - 0 " DEPTH SETBACK FROM CURB MIN. 2' HEIGHT MIN. 8', MAX. 10' GE N E R A L LEASING OFFICE 1ST. FLOOR 1,634 SF 651 SF NOTE: PUBLIC AND PRIVATE FIRE SERVICE WATER MAINS, PUBLIC AND PRIVATE HYDRANTS, WATER CONTROL VALVES, FIRE SPRINKLER RISERS, FIRE DEPARTMENT CONNECTIONS (FDCS), AND OTHER FIRE PROTECTION WATER RELATED DEVICES AND EQUIPMENT ARE REQUIRED TO BE PROVIDED, DESIGNED, AND INSTALLED IN ACCORDANCE WITH FIRE DISTRICT STANDARD 5-10. THIS PROJECT WILL BE REQUIRED TO INSTALL A NEW PUBLIC FIRE HYDRANT TO PROVIDE ACCESS TO WATER AS REQUIRED BY FIRE CODE. OFFSITE AND ONSITE FIRE WATER PLANS ARE REQUIRED TO BE SUBMITTED AS SEPARATE PERMIT. 17'-0" ADJACENT EXISTING BUILDING MAIL ROOM 64 SF1ST. FLOOR SUBTOTAL 11,113 SF STAIRS #1 STAIRS #2 1 17 182531 ARCHITECT: TE-SHUN YEH (N ) P A R K W A Y NEW STREET LIGHT PER CITY STD. 410 5' - 0 " 23 ' - 0 " 4'-1" 18 ' - 0 " 7' - 0 " ( + ) 9'-0"8'-0"9'-0" 8" 23 ' - 0 " 5 17'-3"5'-0"2'-5" 10 15 ' - 1 0 " 8" 121'-2" (1907 SF.) 43 ' - 9 " 32'-0 " 1,133 724 1,043 724 1 ( < 150', FIRE APPARATUS ACCESS ROAD NOT REQUIRED) 85 4 7 G R O V E A V E . A.C. DRIVEWAY (N ) C O N C . S I D E W A L K CONC. WALK CONC. WALK 85 . 4 0 ' 296.58' CO N C . W A L K (N ) P A R K W A Y ( < 150', FIRE APPARATUS ACCESS ROAD NOT REQUIRED)HOSE PULL 143' ( < 150', FIRE APPARATUS ACCESS ROAD NOT REQUIRED) END POINT OF MEASUREMENT FIRE DEPT HOSE PULL ILLUSTRATION HOSE PULL 144' A-1.0 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A Exhibit A 1ST. FLOOR PLAN 3/16" = 1'-0" LEASING OFFICE BEDROOM BEDROOMBEDROOM KITCHEN KITCHEN LIVING ROOM LIVING ROOM DINING W/D WIC ENTRY PORCH SHOP #1 UP LAUNDRY LAUNDRY 31 ' - 1 " 100'-0" 3'-6"15'-0"2'-7"12'-5"18'-11"23'-6" WH 7'-1"1'-2"8'-0"7'-10" 23 ' - 8 " SHOP #2 36'-3" W/D WH CLUBHOUSE DINING 6' - 0 " 13 ' - 1 1 " 19 ' - 1 1 " 9' - 8 " 7'-9" PORCH 22'-10"33'-2" PLANTER 54 ' - 9 " UP MAIL RM. 4' - 1 " 7'-2" 8' - 0 " 19 ' - 0 " 8'-0" 7' - 8 " 8'-0" 7' - 0 " 6'-9" 6' - 3 " 15'-1" 14 ' - 7 " 15'-6" 19 ' - 4 " 6' - 3 " 5' - 1 0 " 17 ' - 3 " 11'-6" 5'-6" 10 ' - 7 " 5'-5" 9' - 3 " 12'-4" 14 ' - 9 " 5' - 1 0 " 3' - 6 " 1 1 1 1 2 22 5 4 3 3 7'-9" 10 ' - 1 " 12 ' - 1 1 " 3'-11" 13'-9"3'-1"10'-0" 3' - 7 " 4' - 4 " 9' - 7 " 15 ' - 0 " 6' - 6 " APT. #1 APT. #2 STAIRS #1 STAIRS #2 3 4 4 5 7 6 FLOOR LINE ABOVE10'-5" 2' - 1 1 " 13 ' - 0 " 3' - 5 " 100'-0" 49 ' - 6 " 5' - 3 " 14 ' - 1 1 " 3' - 3 " 10 ' - 8 " 5' - 0 " 8'-0" 4 4 2 666 DOOR SCHEDULE W X H TYPE CONSTR.THK.FINISH REMARKS 2 3 4 5 6 DUAL TEMPERED GLASS13'-0" X 9'-0" PAIR SWING STOREFRONT 3'-0" X 7'-6"SWING S.C. PAINT1-3/4" 3'-0" X 7'-6" PAIR SWING FRENCH DOOR PAINT1-3/4"THRESHOLD, WEATHER STRIPPING DUAL TEMPERED GLASS 3'-0" X 7'-6"SWING METAL DOOR PAINT1-3/4" 9'-0" X 7'-0"SLIDING 3'-0" X 7'-6"SWING PAINT1-3/4" 7 GLASS DOOR DUAL, CLR.VINYL FRAME BRONZE DUAL, CLR.VINYL FRAME BRONZE THRESHOLD, WEATHER STRIPPING FRENCH DOOR THRESHOLD, WEATHER STRIPPING DUAL TEMPERED GLASS THRESHOLD, WEATHER STRIPPING 3'-0" X 7'-6" SWING SWING METAL DOOR PAINT1-3/4" THRESHOLD, WEATHER STRIPPING DUAL TEMPERED GLASS THRESHOLD, WEATHER STRIPPING ONE-HOUR DOOR DUAL TEMPERED GLASS WINDOW SCHEDULE W X H TYPE FRAME FINISH GLASS SILL HT U-FACTOR SHGC REMARKS 1 2 3 4 5 6 7 8 9 10 # --FIXED4'-6" X 9'-0"BRONZEVINYL DUAL, CLR.0'-0"TEMPERED FIXED3'-6" X 9'-0"BRONZEVINYL DUAL, CLR. 3'-0" X 4'-0"BRONZEVINYL DUAL, CLR.3'-6" SINGLE HUNG6'-0" X 5'-0"BRONZEVINYL DUAL, CLR.2'-6" SLIDING4'-0" X 4'-0"BRONZEVINYL DUAL, CLR.3'-6" BRONZEVINYL DUAL, CLR. 12'-0" X 5'-0"BRONZEVINYL DUAL, CLR.2'-6" BRONZEVINYL DUAL, CLR. BRONZEVINYL DUAL, CLR.3'-6" 9'-0" X 5'-0"BRONZEVINYL DUAL, CLR. 3'-0" X 5'-0"2'-6" SINGLE HUNG SINGLE HUNG 3'-0" X 5'-0" 3'-0" X 5'-0"2'-6" SINGLE HUNG2'-0" X 4'-0" 2'-6" 2'-6" SINGLE HUNG EGRESS REQ'D FIXED 1-HR. RATED TEMPERED GLASS SINGLE HUNG 5 SLIDING4'-0" X 4'-0"BRONZEVINYL DUAL, CLR.3'-6" 11 SLIDING3'-0" X 2'-0"BRONZEVINYL DUAL, CLR.5'-6" 1-HR. RATED TEMPERED GLASS TEMPERED GLASS SINGLE HUNG 0'-0" (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A A-2.0 2ND. FLOOR PLAN 3/16" = 1'-0" ENTRY ENTRY LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN DINING DINING DINING DINING DINING LAUNDRY LAUNDRY LAUNDRY LAUNDRY WH WH WH WH W/D W/D DW DW BEDROOM BEDROOM BEDROOM BEDROOMBEDROOMBEDROOM BEDROOM BA L C O N Y WIC UP 4'-0"15'-10"11'-5"8'-1"6'-2" 12 ' - 1 0 " 6' - 9 " 20 ' - 3 " 14 ' - 1 1 " 14 ' - 0 " 12 ' - 8 " 11 ' - 4 " 12 ' - 5 " UP DN DN HA L L W A Y # 1 BEDROOM HA L L W A Y # 2 4'-10" 10 ' - 9 " 5'-0" 6' - 6 " 11'-6"15'-10" 6' - 6 " 19 ' - 4 " 18 ' - 5 " 2'-0" 7 100'-0" 54 ' - 9 " 14'-0" 8'-0" APT. #3 APT. #4 APT. #6 APT. #7 APT. #5 4 4 4 8 9 4 104 4 8 11410108 W/D WH W/D WIC 4' - 4 " WIC 25'-10"17'-3"11'-3"12'-0"11'-2"5'-0"9'-9" 19 ' - 8 " 11 ' - 7 " 2' - 5 " 8' - 1 1 " 8' - 3 " 23 ' - 7 " 15 ' - 2 " 10 ' - 6 " 6' - 3 " 8' - 5 " 14 ' - 5 " 12 ' - 7 " 13 ' - 1 " 10 ' - 2 " 6' - 0 " 10 ' - 3 " 12 ' - 1 0 " 12'-8"13'-7"13'-7"14'-8" 2 6 2 2 2 6 2 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A A-2.1 3RD. FLOOR PLAN 3/16" = 1'-0" WH BEDROOM WIC DN DN HA L L W A Y # 1 4 4 4 9 4 104 4 ENTRY ENTRY LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN KITCHEN KITCHEN KITCHEN KITCHEN DINING DINING DINING DINING DINING LAUNDRY LAUNDRY LAUNDRY LAUNDRY WH WH WH W/D W/D DW DW BEDROOM BEDROOM BEDROOM BEDROOMBEDROOM BEDROOM BA L C O N Y HA L L W A Y # 1 BEDROOM HA L L W A Y # 2 APT. #8 APT. #9 APT. #11 APT. #12 APT. #10 W/D W/D WIC WIC 14 ' - 0 " 12 ' - 8 " 11 ' - 4 " 12 ' - 5 " 54 ' - 9 " 4 4 4'-0"15'-10"11'-5"8'-1"6'-2" 100'-0" 12 ' - 1 0 " 6' - 9 " 20 ' - 3 " 14 ' - 1 1 " 4'-10" 10 ' - 9 " 5'-0" 6' - 6 " 11'-6"15'-10" 6' - 6 " 18 ' - 5 " 2'-0"14'-0" 8'-0" 25'-10"17'-3"11'-3"12'-0"11'-2"5'-0"9'-9" 19 ' - 8 " 11 ' - 7 " 2' - 5 " 8' - 1 1 " 8' - 3 " 23 ' - 7 " 15 ' - 2 " 10 ' - 6 " 6' - 3 " 8' - 5 " 14 ' - 5 " 12 ' - 7 " 10 ' - 2 " 6' - 0 " 10 ' - 3 " 12 ' - 1 0 " 12'-8"13'-7"13'-7"14'-8" 2 2 2 6 62 2 7 11410108 8 8 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A A-2.2 ROOF PLAN 3/16" = 1'-0" 4 : 12 4 : 12 4 : 1 2 4 : 12 4 : 1 2 4 : 1 2 4 : 1 2 BUILT-UP ROOF TILE ROOF 4 : 12 4 : 1 2 1/ 4 " : 1 2 4 : 1 2 4 : 1 2 1/ 4 " : 1 2 1/ 4 " : 1 2 1/ 4 " : 1 2 4 : 1 2 TOP OF MANSARD ROOF 25" MIN. ABOVE BUILT-UP ROOF HVAC UNIT 28.3" W X 10.6" D X 19.5" H A-3.0 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A ELEVATION KEY NOTES: ROOF TILE- EAGLE ROOFING, BEL AIR, 4697 SLATE RANGE STUCCO- LAHABRA, 50 CRYSTAL WHITE SMOOTH STUCCO FINISH FASCIA BOARD - DUNN-EDWARDS, DARK ENGINE DE6350 2" RECESSED WINDOW - BRONZE VINYL FRAME DECORATIVE LIGHT STEEL GUARDRAIL 42" H. FROM F.F OR LANDING - DUNN-EDWARDS, DARK ENGINE DE6350 1 2a 3 6 7 WEST ELEVATION 3/16" = 1'-0" 8 9 10 WOOD SIDING - DUNN-EDWARDS, DARK ENGINE DE6350 FRENCH DOOR- WITH TEMPERED GLASS - DUNN-EDWARDS, DARK ENGINE DE6350 11 14 SOUTH ELEVATION 3/16" = 1'-0" COLOR / MATERIAL CHART ROOF TILE- EAGLE ROOFING, BEL AIR, 4697 SLATE RANGE STUCCO- LAHABRA, 50 CRYSTAL WHITE SMOOTH STUCCO FINISH FASCIA BOARD, WOOD SIDING, STEEL GUARDRAIL, 4' DEEP METAL CANOPY, EXTERIOR DOORS- DUNN-EDWARDS, DARK ENGINE DE6350 STUCCO - LAHABRA, 81593 BAY RIDGE2b GLASS STOREFRONT- BRONZE - MIN. 50% TRANSPARENCY IN STOREFRONT WINDOWS BETWEEN 2' T0 7' MEASURED FROM FINISH FLOOR GLASS SLIDING DOOR - BRONZE VINYL FRAME 5 12 4'-0" DEEP FABRIC AWNING - BLACK 11 7 5 6 10 4 4 3 2a 2a9 5 3 13 DOOR - DUNN-EDWARDS, DARK ENGINE DE6350 STUCCO- LAHABRA, 81593 BAY RIDGE 4 STONE VENEER - CORONADO, 3" SPLIT LIMESTONE - GREY14 2a 7 1 1 TRASH ENCLOSURE 3/16" = 1'-0" STONE VENEER - CORONADO, 3" SPLIT LIMESTONE - GREY 2" RECESSED WINDOW, PATIO DOOR, GLASS STOREFRONT - BRONZE 9' - 8 " 24'-10" 12 ' - 8 " 9'-0"3'-8"12'-2" 5' - 4 " CONC. BUMPER CURB 2% M A X . 14 9' - 0 " 12 ' - 0 " 3RD. FF 1ST. FF 9' - 0 " CLG. 37 ' - 4 " FS T.O.R. CLG. CLG. 2ND. FF 11 2a 4 14 2a PLAN 2% M A X . 31 ' - 6 " SOLID METAL GATE 4" Ø STEEL PIPE FILLED W/ CONCRETE CANE BOLT MIN. REACH 15" SPLIT-FACE CONC. BLOCK WALL (BROWN, SOLID GROUT) ACCESSIBLE DOOR (DARK ENGINE) FRONT ELEVATION SIDE ELEVATION 2' - 0 " TUBE STEEL TRELLIS (DARK ENGINE) 6' - 0 " 2' - 0 " 9"9" 6' - 0 " 2 8 12 2b2a 4 2a ABC STORE DEF SHOP 12" SIGN LETTERS (BLACK)- ALL SIGNAGE WILL BE UNDER SEPERATE PERMIT15 15 9' - 4 " 6' H. SPLIT-FACE CONC. BLK. WALL (BROWN) W/ DECORATIVE CAP 6' - 0 " 3/16" = 1'-0"TYPICAL FENCE WALL ELEVATION 2a SMOOTH STUCCO MOLDING - DUNN-EDWARDS, DARK ENGINE DE6350 2b 2b 10 A-4.0 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A EAST ELEVATION 3/16" = 1'-0" NORTH ELEVATION 3/16" = 1'-0" 2b 2a 14 4 3 2b 5 9 1 13132a2b 2b95 1 2a 2a 2a 2b 8 9' - 0 " 12 ' - 0 " 3RD. FF 1ST. FF 9' - 0 " CLG. 37 ' - 4 " FS T.O.R. CLG. CLG. 2ND. FF 31 ' - 6 " 10 A-4.1 (909) 444-9272 KBR ASSOCIATES 22288 ROUNDUP DR., WALNUT, CA 91789 & tsyrickyeh@gmail.com AP A R T M E N T & S H O P M I X E D - U S E B U I L D I N G 85 4 7 G R O V E A V E . RA N C H O C U C A M O N G A , C A 85 4 7 G R O V E A V E . SHOP #1 A.C. DRIVEWAY (N ) C O N C . S I D E W A L K APT. #1 (TWO BEDROOM) CLUB HOUSE TRASH ENCL. APT. #2 (ONE BEDROOM) LEASING OFFICE MAIL RM. SHOP #2 CL PL . 8 5 . 4 0 ' PL. 296.58' PL . 8 5 . 5 1 ' PL. 296.58' A.C. DRIVEWAY STAIRS #1 STAIRS #2 1 17 182531 5 10 1 0 8'16' LANDSCAPE PLAN SCALE: 3/32"=1'-0"1 LINE OF SIGHT, TYP. SEE L-1A LINE OF SIGHT, TYP. SEE L-1A 3' - 0 " HARDSCAPE REFERENCE LEGEND PLANTING LEGEND LANDSCAPE PLANPOT FOUNTAIN REFERENCE IMAGE SCALE: N.T.S.2 REVISIONS DATE SCALE DRAWN JOB SHEET OF SHEETS PROJECT NAME:SHEET TITTLE:JYC LANDSCAPE PHONE: (951)317-6825 Email: jennyhye@yahoo.com Renewl Date . Signature Date NEW MULTI-LEVEL BUILDING 8547 GROVE AVE., RANCHO CUCAMONGA, CA 91750 DESIGN REVIEW COMMENTS June 16, 2026 6:00 p.m. Jared Knight, Associate Planner TENTATIVE TRACT MAP, DESIGN REVIEW – ETIWANDA VISTA - A request for the subdivision of an existing 5.45-acre parcel, located at 13361 Banyan Street (APN: 0225-472-25), into 60 parcels for the development of single-family residential homes, consistent with the provisions of State Density Bonus Law (Gov. Code 65915-65918), within the Very Low Residential (VL) Zone and. The project is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66, as enacted by Assembly Bill 130. (Tentative Tract Map SUBTT20859 and Design Review DRC2026-00042). Site Characteristics: The project site has a net acreage of 5.45 acres and is located generally to the southwest of the intersection of Banyan Street and Golden Lock Place, east of East Avenue, and is directly south of Summit Intermediate School. The project site was previously graded and is currently undeveloped. Most of the project site is covered with low-lying vegetation consisting of grasses, weeds, and small shrubs. An aerial image of the project site is provided in Figure 1. Figure 1: Aerial Image of the Project Site Project Overview, Architecture, Building Plotting, and Site Layout The project proposes the development of 60 two-story, single-family homes on individual lots. Access to the subdivision is provided from Banyan Street to the north and Golden Lock Place to the east. The project maintains non-obstructed vehicle and pedestrian access throughout the neighborhood with no gates, ensuring a fully connected and accessible community consistent with the General Plan policies and goals. The project provides three distinct floor plan designs, and each floor plan would be made available in both Ranch and Spanish architectural styles. Homes are arranged throughout the project site with alternating floor plans and architectural styles to minimize design repetition and promote an DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 2 overall visual variety. Private driveways and pedestrian connections throughout the subdivision support curb appeal and walkability. Unit Summary – Etiwanda Vista Plan Type Square Footage Bedrooms Bathrooms Parking Number of Homes Plan 1 1,819 sq ft 3 2.5 2 23 Plan 2 2,016 sq ft 4 2.5 2 17 Plan 3 2,157 sq ft 4 3.5 2 20 Total 60 Figure 2 – Proposed Site Plan Showing Three Distinct Floor Plans in Different Colors. DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 3 Figure 3: Select examples of architectural renderings. Building elevations feature concrete tile roofing, stucco finish, and architectural flourishes distinct to the architectural style in use. Spanish style units feature an arched patio entrance, a decorative gable pipe vent, and exposed decorative rafter tails on the façade. The Ranch style features a wall cladding change with stucco to horizontal siding and window shutters on the upper stories. Windows, varied rooflines, and architectural variation on all four sides of each home prevent blank walls and create a full 360-degree design. Figure 4 - Wall and Fence Elevations DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 4 The perimeter of the project site is proposed to be improved with a 6-foot-tall decorative masonry wall which expands upon an existing wall to the west of the project site. The decorative masonry wall serves as the rear yard wall for homes adjacent to Banyan Street. A 3-foot-tall vinyl fence is also proposed on the north perimeter of the project site to delineate the pedestrian trail on Banyan Street. A proposed 6-foot-tall solid decorative metal fence is proposed for the side yards of homes not adjacent to the perimeter wall and will continue to the rear yard for properties located in the center of the site. Residential units on the south side of the property utilize tubular steel view fencing for the rear yards, to prevent obstruction of views for residents of the proposed development and residents of the existing homes to the south. General Plan and Zoning Designation The existing Land Use, General Plan, and Zoning Designations for the project site and the surrounding properties are as follows: Land Use General Plan Zoning Project Site Vacant Very Low Residential (VL) North Summit Intermediate School General Open Space and Facilities Parks (P) South Single Family Residential Suburban Neighborhood Very Low Very Low Residential (VL) East Single Family Residential Suburban Neighborhood Very Low Very Low Residential (VL) West Single Family Residential Suburban Neighborhood Very Low Very Low Residential (VL) The project’s General Plan Land Use Designation is Suburban Neighborhood Very Low. This designation is intended to promote suburban neighborhoods consisting of single-family detached housing and is intended for development with a maximum density of up to 6 dwelling units per acre. The project site is zoned Very Low Residential (VL). This zone is intended for low-density single- family residential development and allows for a maximum density of 2 dwelling units per acre. Where discrepancies exist between the General Plan Land Use Designation and the zone in which a parcel is located, the General Plan supersedes the zone. State Density Bonus Law (“SDBL”) The proposed project is submitted consistent with the provisions of SDBL (California Government Code Sections 65915 – 65918). Under SDBL, developers who provide affordable housing units at specified income levels are eligible to increase the allowable project density, based on the level of affordability and number of affordable units provided, and the base density. Base density is the maximum number of units allowed on the project site under the land use designation development standards, determined by multiplying the gross acreage of the project site by the maximum units per acre. “Gross acreage” refers to the total area of the project site, including both developable and non-developable land. In cases where the site’s General Plan Land Use Designation allows for a higher maximum DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 5 density than the underlying zoning designation, the General Plan density is used. It should be noted that the granting of a density bonus under SDBL is not grounds for determining that a project is inconsistent with the general plan land use designation or the local zoning of the project site in question. The project site has a gross acreage of 5.73 acres. The Suburban Neighborhood Very Low general plan designation allows for a maximum density of 6 dwelling units per acre; thus, the base density of the 5.73-acre project site is 35 units. The applicant proposes to provide 15% (6 units) of the base density as very low-income affordable units (30% to 50% of county AMI), which consistent with the SDBL entitles the project to a 50% residential density bonus of 18 additional units. In addition, developers are entitled to a “stackable” density bonus for providing additional affordable units at a different income level. Under this provision, the applicant proposes to provide an additional 5% of the base density (2 units) as moderate-income affordable units (80% to 120% of county AMI), which entitles the project to an additional 20% residential density bonus of 7 units. Thus, altogether, the new maximum density is approximately 10 dwelling units per acre, and the maximum number of units permitted for the project as proposed is 60. Percent of Base Affordable Units Density Bonus Additional Units Units Per Maximum Units Base Density* VL Zone – 2 Units Per Acre General Plan – 6 Units Per Acre 35 Very-Low- Income 15% 6 50% 18 Moderate Income 5% 2 20% 7 Total 20% 8 70% 25 10 Units Per Acre 60 *Where discrepancies exist between the zoning designation and general plan land use designation, the general plan land use designation is used to determine base density. In addition, the SDBL entitles developers to request waivers to development standards which would otherwise physically preclude the construction of the project at the maximum density allowable under SDBL. A waiver can only be denied if substantial evidence shows that it would result in a specific adverse impact on public health or safety, or on historical resources listed on the state register and no feasible mitigation exists, or if the waiver would violate state or federal law. The applicant has requested 17 waivers for the proposed project, as shown in the table below. The applicant did not seek a waiver for the maximum building height requirement which is 35 feet in the VL Zone. The project proposes a 26 feet, 11 inch building height. Development Standard Base Zone Requirement Requested Waiver DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 6 Front Setback 42 feet Site Perimeter Fence– 10 Corner Side Setback 27 feet Site Perimeter Fence – 10 Feet from Interior Side Setback 10/15 feet 4/4 feet, 4 feet for site (west) Rear Setback 60 feet Minimum Lot Size 20,000 square feet 2,072 square feet Minimum Net Average Lot Size 22,500 square feet 2,400 square feet Maximum Lot Coverage 25% 70% Minimum Lot Width 90 feet 35 feet Minimum Lot Width (Corner Lots) 100 feet 35 feet Minimum Lot Depth 200 feet 50 feet Minimum Frontage 50 feet 35 feet Minimum Frontage (Flag Lot) 30 feet 22 feet Minimum Porch Depth 6 feet 2.5 feet Private Open Space and Amenities 150 square feet Driveway Depth 18 feet 3 feet Special Streetscape Standards Collector Street – 35-foot Building Setback from 15 foot building setback from Banyan Street Fencing Masonry for Rear Wall Tube Steel/ Decorative Metal Additionally, the SDBL allow “incentives” or “concessions” to modify development standards for cost-savings purposes. The number of incentives available to a given project is determined by the percentage of very low-income housing offered by that project. Pursuant to the provisions of the SDBL, the proposed project is entitled to a maximum of three incentives. Thus far, the applicant has not utilized any incentives but may do so later prior to the entitlement of the project. Parking SDBL projects are held to reduced parking standards as detailed in Section 17.46.030.D. Under DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 7 these reduced standards, 1.5 parking spaces must be provided for each three-bedroom unit, and 2.5 parking spaces must be provided for each four-bedroom unit. For the proposed project, which consists of 23 three-bedroom units and 37 four-bedroom units, a total of 128 parking spaces is required, inclusive of handicap and guest parking. The proposed project provides a 2-car garage for each unit, and 28 guest parking spaces, for a total of 148 parking spaces. Thus, the proposed project satisfies the requirements for parking pursuant to the development code. Open Space, Recreational Amenities, and Landscaping The proposed project provides landscaped parkways, which includes 38 trees with box sizes ranging from 24 inches to 36 inches. The proposed project also includes a 2,700 square foot public picnic area, located along Golden Lock Place. The public picnic area includes a recreational lawn, benches, and a shade structure. The proposed project is located within the high fire zone and shall be required to comply with all fire safety standards, including landscaping requirements. Figure 5: Preliminary Landscape Plan DRC COMMENTS SUBTT20859, DRC2026-00042 – ETIWANDA VISTA June 16, 2026 Page 8 Staff Recommendation: The project is consistent with the provisions of the State Density Bonus Law and the applicable standards of the Suburban Neighborhood Very Low General Plan designation and the Very Low Residential (VL) Zone. It provides 60 new high-quality single-family, for sale homes, including 8 affordable homes at varying income levels, broadening housing choice in the City and the area in which it is located. Staff requests that the Design Review Committee consider the design (building architecture, site planning, etc.) of the proposed project and recommend the selected action below: ☒Recommend Approval of the design of the project as proposed by the applicant. ☐Recommend Approval with Modifications to the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be verified by staff prior to review and action by the Planning Director / Planning Commission. ☐Recommend Conditional Approval of the design of the project by incorporating revisions requested by the Committee. Follow-up review by the Committee is not required. The revisions shall be Conditions of Approval and verified by staff during plan check after review and action by the Planning Director / Planning Commission. ☐Recommend Denial of the design of the project as proposed by the applicant. Design Review Committee Action: Staff Planner: Jared Knight, Associate Planner Members Present: Staff Coordinator: Aracely Estrada, Management Analyst Exhibit A – Project Plans P L A N 2 S P A N I S H P L A N 1 R R A N C H P L A N 3 S P A N I S H P L A N 1 R S P A N I S H R A N C H O C U C A M O N G A , C A L I F O R N I A E T I W A N D A V I S T A S SHEET INDEX CIVIL : MADOLE & ASSOCIATES, INC. 9302 PITTSBURGH AVE., SUITE 230 RANCHO CUCAMONGA, CA 91730 909.772.3164 LANDSCAPE : HOWARD ASSOCIATES 1951 FOURTH AVE, SUITE 302 SAN DIEGO, CA 92101 619.718.9660 ARCHITECT : BASSENIAN LAGONI 131 INNOVATION DRIVE SUITE 100 IRVINE, CA 92617-3070 949.553.9100 OWNER : BANYAN SFR, LLC. PO BOX 9559 ALTA LOMA, CA 91701 951.314.8457 OUR TEAM CIVIL TENT-01_SUM SITE UTILITY MAP TENT-02_TTM TENATIVE TRACT MAP TENT-03_CG CONCEPTUAL GRADING TENT-04_CG CONCEPTUAL GRADING SECTIONS TENT-05_CUT-FILL CUT/FILL MAP (EARTHWORK) TENT-06_PWQMP PRELIMINARY WATER QUALITY MANAGEMENT PLAN TENT_DPS DETAILED SITE PLAN TENT_FAP FIRE ACCESS PLAN LANDSCAPE L-1 LANDSCAPE CONCEPT PLAN L-2 PLANTING LEGEND & WATER USE CALCULATIONS L-3 WALL & FENCING PLAN B a n y a n S F R , L L C ARCHITECTURAL SP-1 CONCEPTUAL SITE PLAN PLAN 1 A-1.1 1A - FLOOR PLAN A-1.2 1A - ELEVATIONS & ROOF PLAN A-1.3 1B - FLOOR PLAN A-1.4 1B - ELEVATIONS & ROOF PLAN PLAN 2 A-2.1 2A - FLOOR PLAN A-2.2 2A - ELEVATIONS & ROOF PLAN A-2.3 2B - FLOOR PLAN A-2.4 2B - ELEVATIONS & ROOF PLAN PLAN 3 A-3.1 3A - FLOOR PLAN A-3.2 3A - ELEVATIONS & ROOF PLAN A-3.3 3B - FLOOR PLAN A-3.4 3B - ELEVATIONS & ROOF PLAN D E C E M B E R , 2 0 2 5 A P R I L , 2 0 2 5 ( R E V I S E D ) Exhibit A SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 SITE UTILIZATION MAP SUBTT 20859 C-1 VERY LOW DENSITY PARKS FLOOD CONTROL / UTILITY CORRIDOR VL P FC/UC P VL VL VL VL FC/UC VACANT VACANT EXISTING MIDDLE SCHOOL EX I S T I N G S I N G L E FA M I L Y H O M E S EXISTING SINGLE FAMILY HOMES EXISTING SINGLE FAMILY HOMES VL EX I S T I N G S I N G L E FA M I L Y H O M E S EXISTING SCHOOL PARKING LOT P 660 ' 660 ' 660 ' 660 ' TENTATIVE TRACT MAP SUBTT 20859 C-2 LOT NO. 1 LOT AREA 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 (SF) 3,105 2,643 2,458 2,659 2,663 2,664 2,688 2,668 2,448 2,669 2,526 2,646 2,449 2,648 2,451 2,651 2,653 TOTAL LOT NO.LOT AREA (SF) TOTAL 19 3,724 20 2,500 21 2,341 22 2,484 TOTAL NUMBERED LOT AREA : AVERAGE NUMBERED LOT AREA : GROSS AREA :5.73 AC NET AREA : 149,491 SF 2,491 SF 5.45 AC SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP "A" LEGEND LEGAL DESCRIPTION GENERAL INFORMATION INCORPORATION BY REFERENCE WATER/SEWER CUCAMONGA VALLEY WATER DISTRICT 10440 ASHFORD STREET P.O. BOX 638 RANCHO CUCAMONGA, CA 91730 (909) 987-2591 SOUTHERN CALIFORNIA GAS CO. 1981 W. LUGONIA AVENUE REDLANDS, CA 92373 RANCHO CUCAMONGA, CA 91730 (909) 335-7715 (909) 357-6581 ELECTRIC SOUTHERN CALIFORNIA EDISON CO. 7951 REDWOOD AVENUE FONTANA, CA 92336 FRONTIER COMMUNICATIONS (877) 426-9117 CABLE UTILITIES GAS COX COMMUNICATIONS TELEPHONE (877) 473-2013 BASIS OF BEARINGS: SCALE FACTOR NOTE BENCHMARK FLOOD NOTE: 11 2,461 23 24 25 26 27 28 29 2,463 2,442 2,264 2,401 2,226 2,361 2,188 LOT NO.LOT AREA (SF) TOTAL 30 2,320 31 2,299 32 2,278 33 2,257 34 35 36 37 38 39 40 2,092 2,217 2,054 2,176 2,016 2,608 2,390 LOT NO.LOT AREA (SF) TOTAL 41 2,550 42 2,390 43 2,563 44 2,450 45 46 47 48 49 50 51 2,556 2,556 2,390 2,556 2,390 2,556 2,390 LOT NO.LOT AREA (SF) TOTAL 52 2,556 53 2,457 54 2,556 55 2,390 56 57 58 2,556 2,556 2,390 LOT NO.LOT AREA (SF) TOTAL AVERAGE LETTERED LOT AREA :21,968 SF LOT "A" LOT "B" LOT "C" LOT "D" 79,198 5,131 957 LOT NO.LOT AREA (SF) TOTAL 2,589 R/W DEDICATION PRIVATE STREET AND UTILITY PURPOSES LANDSCAPE LANDSCAPE LANDSCAPE ADDITIONAL RIGHT OF WAY DEDICATION TO THE CITY OF RANCHO CUCAMONGA FOR STREET PURPOSES INTENDED USE 12,214 59 2,556 60 2,872 TOTAL OVERALL AREA :249,580 SF TOTAL LETTERED LOT AREA :87,875 SF TOTAL LOT AREA :237,366 SF ADDITIONAL RIGHT-OF-WAY DEDICATION TO THE CITY OF RANCHO CUCAMONGA (12,214 S.F.) ADDITIONAL RIGHT-OF-WAY DEDICATION TO THE CITY OF RANCHO CUCAMONGA (12,214 S.F.) AD D I T I O N A L R I G H T - O F - W A Y DE D I C A T I O N T O T H E C I T Y O F RA N C H O C U C A M O N G A ( 1 2 , 2 1 4 S . F . ) ADDITIONAL RIGHT-OF-WAY DEDICATION TO THE CITY OF RANCHO CUCAMONGA (12,214 S.F.) 281'405'L=63',R=40' 46 ' L=24',R=15' 15' 26 ' L=31',R=20' L=31',R=20' 5' 56 ' 700' L=32',R=20' 36 ' L =31',R=20' 5' 58 ' 705' 704' L=11', R=15' L=10', R=15' 12 8 ' L=16', R=10' 5' L=10', R=10' 6' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 74 ' 42' 65 ' 65 ' 64 ' 64 ' 63 ' 63 ' 62 ' 62 ' 61 ' 61 ' 60 ' 59 ' 59 ' 58 ' 58 ' 57 ' 57 ' 56 ' 18' 817' 26 9 ' 860' 28 5 ' 29 6 ' 66 ' 15 8 ' 66 ' 5' 47'40'40'37'40'37'40'76'32'37'40'37'40'40'40'40'37'40'37'40' 40'37'40'37'40'40'40'40'37'40'14'40'47'40'37'40'40'37' 56 ' 10 1 ' 46 ' 66 ' 28' 36'39'36'39'36'38'39'39'39'36'38'36'39'36'39'39'38'36'28' 29'39'36'39'36'39'39'39'36'36'39'39'39'39'36'39'36'39'36' 39'36' 36'38'36'39'38'36'39'37'38'38'36'36'38'36'39'38'37'39'36'38' 40'38'36'36'39'37'38'39'36'38'36'38'36'38'37'39'36'38'39'36'38'43' 10' 17' N89° 56' 20"E N0 0 ° 0 0 ' 2 7 " E 832' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 822' SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP "A" LEGEND CONCEPTUAL GRADING PLAN SUBTT 20859 C-3 OWNER/APPLICANT/DEVELOPER NOTE: "A" LEGEND AREA SUMMARY BENCHMARK WATER/SEWER CUCAMONGA VALLEY WATER DISTRICT 10440 ASHFORD STREET P.O. BOX 638 RANCHO CUCAMONGA, CA 91730 (909) 987-2591 SOUTHERN CALIFORNIA GAS CO. 1981 W. LUGONIA AVENUE REDLANDS, CA 92373 RANCHO CUCAMONGA, CA 91730 (909) 335-7715 (909) 357-6581 ELECTRIC SOUTHERN CALIFORNIA EDISON CO. 7951 REDWOOD AVENUE FONTANA, CA 92336 FRONTIER COMMUNICATIONS (877) 426-9117 CABLE UTILITIES GAS COX COMMUNICATIONS TELEPHONE (877) 473-2013 ESTIMATED EARTHWORK QUANTITIES GEOTECHNICAL P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PPP P P P P P E E D D B B B B A A C C 37 ' 18 ' 20 '15 ' 5' 38 ' 37 ' 38 ' 18 ' 20 '15 ' 5' 34' 12'22' 44' 6'16' 36' 36 ' 5' 5' 36 ' 5' 5' 26'5'15.9'29.8' 36 ' 5' 5' 36 ' 5' 5' 26'10'5.2' F F G G 5. 7 8 % 88.9 5 F S 89.2 8 T C 88.1 9 F S 88.5 2 T C 4"C F 4"C F FSFS88.9 5 F S 89.2 8 T C 4"C F 87.4 7 F S 87.8 0 T C 4"C F 86.6 6 F L 86.9 9 T C GB 87.6 9 F L 88.0 2 T C 4"C F 91.9 0 F L 92.2 3 T C 4"C F 74.3 7 F S 74.7 0 T C 4"C F FS 73.2 4 F S 72.9 9 F S 73.5 7 T C 4"C F 73.3 2 T C 71.1 0 F L 71.4 3 T C 4"C F 72.0 1 F S 72.3 4 T C 4"C F FS 71.3 3 F S 70.6 9 F S 71.0 2 T C 71.8 9 F S 72.3 9 T C 6"C F 88.0 5 F L 88.3 9 T C 4"C F 91.1 3 F S 91.6 3 T C 89.3 4 F S 89.8 4 T C 6"C F FS 88.6 9 F S 89.1 9 T C 6"C F 88.5 994.1 2 F S 0"C F 93.4 0 F S 93.9 0 T C 90.6 8 F L 91.0 8 T C 2.39%2.07%2.30% 5. 7 8 % 2.11% 1. 8 0 % 1. 8 0 % 2.11%1.80%1.80% 2% 3. 5 %3.00%3. 5 % 3. 5 % 3. 5 % 3.0% 3.60 % 4.0% 3.5% 2.2% 4. 7 8 % 4. 1 2 % 3. 4 % 1. 0 0 % 2.8% 3. 5 % 1.65% 3. 5 % 2.40% 2.42% 5. 0 % 3. 5 % 1. 0 3 % 1. 8 0 % 2.45 % 2.05%1.03% 5. 3 8 % 2.40% 74.2 7 T C 74.9 4 F L 75.3 6 F S 75.8 6 T C (89 . 4 7 ) F L (89 . 8 9 ) T C 91.1 8 F L 91.6 8 T C 90.1 0 F L 90.6 0 T C 97.9 5 F L 98.4 5 T C 70.5 3 F L 71.2 0 T C 67.7 3 F L 68.4 0 T C 71.0 1 F S 0"C F 69.0 7 F S 0"C F (88 . 4 2 ) T O P (86 . 3 2 ) T O P (84 . 5 5 ) T O P (82 . 1 4 ) T O P (79 . 2 1 ) T O P (77 . 5 0 ) T O P (75 . 9 5 ) T O P (74 . 9 5 ) T O P (68 . 9 0 ) T O P (64 . 3 7 ) T O P (67 . 4 4 ) T O P (67 . 5 6 ) T O P (83 . 9 5 ) T C (83 . 4 5 ) T C (82 . 4 2 ) T C (81 . 0 0 ) T C (83 . 9 8 ) T C (83 . 7 5 ) F L (84 . 2 1 ) T C (84 . 3 1 ) F L (84 . 7 5 ) T C (86 . 6 8 ) F L (87 . 2 0 ) T C (83 . 3 7 ) T C (82 . 8 3 ) F L (83 . 2 2 ) T C (82 . 1 8 ) F L (82 . 7 2 ) T C 68.8 3 T C 70.7 7 T C (87 . 1 0 ) T O P 88.8 8 F L 89.3 8 T C 75.3 7 F S 0"C F 4.24 % 3. 5 % FS89.7 2 FS90.4 4 FS91.2 2 FS91.9 4 FS92.7 2 TC88.7 2 TC89.4 7 TC90.2 2 TC90.9 7 TC91.6 7 1.75% 2.4% TC70.1 3 87.8 2 TC 5. 0 % 81.2 FG FS 1.03% 5. 9 1 % 87.8 3 1.95% 93.5 0 GB87.5 3 T C FS86.2 7 FS85.1 6 FS83.9 6 FS82.8 5 FS81.6 5 FS80.4 5 FS79.2 4 FS78.0 4 FS76.9 4 FS75.7 4 TC85.8 3 TC84.7 5 TC83.5 9 TC82.4 3 TC81.2 7 TC80.1 1 TC77.8 7 TC76.7 9 TC75.6 3 73.7 7 70.9 0 TC70.7 6 1.75% 89.1 8 4"C F 1.65% TC71.5 4 GB TC72.4 7 TC73.4 0 TC73.1 6 TC74.0 8 TC74.9 4 86.9 5 TC 86.0 3 TC 85.1 6 TC 84.2 3 TC 83.3 4 TC 82.4 2 TC 81.4 9 TC 80.6 2 TC 79.6 9 TC 78.8 2 TC 77.8 9 TC 77.0 2 TC 76.0 9 TC TC76.7 2 TC77.6 4 TC78.5 6 TC79.4 8 TC80.4 0 TC81.2 6 TC82.1 8 TC83.0 5 TC83.9 8 TC84.8 5 TC85.7 8 TC86.7 1 TC87.6 4 2.40% TC79.0 3 6"C F 6"C F TC88.5 1 75.2 0 TC (73 . 6 0 ) T O P LI N E O F S I G H T LI N E O F S I G H T LINE OF SIGHT LINE OF SIGHT 12 ' 5' 11 ' 2' 12 ' 5' 11 ' 2'EXIST. ST LIGHT CURB RAMPS TO BE ANALYZED TO MEET ADA CONFORMANCE 6' PROP. ST LIGHTPROP. ST LIGHT PROP. ST LIGHTPROP. ST LIGHT PROP. ST LIGHT EXIST. ST LIGHT (65 . 0 5 F L ) (65 . 7 2 T C ) (66 . 0 ) FG 82.7 FGFG83.3 FG83.7 FG84.2 FG84.6 FG84.8 FG85.4 FG86.5 FG87.3 FG88.1 FG89.0 FG89.9 FG90.7 91.1 6 F S 0" C F 2%2%2% 91.9 1 F S 0" C F FG92.3 FG93.2 FG94.0 FG95.0 FG95.8 FG96.7 FG97.6 FG98.8 5 2%2%2% SECTION A-A SCALE: 1"=5' SECTION B-B SCALE: 1"=5' SECTION C-C SCALE: 1"=5' SECTION D-D SCALE: 1"=5' SECTION E-E SCALE: 1"=5' SECTION G-G SCALE: 1"=5' SECTION F-F SCALE: 1"=5' SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP GRADING SECTIONS SUBTT 20859 C-4 CUT/FILL SUBTT 20859 C-5SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP ESTIMATED EARTHWORK QUANTITIES LEGEND 0.60.6 0.40.4 -0.2 -0.5 -1.2 -1.6 -2.0 -2.1 -2.4 -2.1 -1.8 -1.5 -1.3 -0.9 -0.2 -0.4 -0.9 -1.4 0.00.0 1.21.2 1.31.3 0.90.9 0.50.5 0.10.1 -1.0 -1.1 -1.1 -1.5 -1.7 -1.7 -1.2 -1.0 -0.9 -0.4 0.20.2 -0.1 -0.5 -1.0 -0.3 1.11.1 1.61.6 1.21.2 0.90.9 0.40.4 -1.0 -0.9 -0.9 0.70.7 1.41.4 1.11.1 0.60.6 -0.8 -0.7 -0.4 -0.2 0.20.2 -0.1 -0.6 -1.2 1.01.0 1.31.3 0.90.9 0.40.4 -0.1 -1.1 -1.0 -1.0 2.82.8 2.32.3 1.71.7 1.01.0 0.60.6 -0.6 -0.5 0.10.1 -0.4 -0.8 -1.2 -1.3 1.11.1 1.61.6 1.11.1 0.60.6 0.20.2 -1.2 -1.2 -1.0 3.13.1 2.52.5 2.02.0 1.41.4 0.70.7 -0.5 -0.3 -0.1 -0.1 -0.4 -0.8 -1.3 1.01.0 0.70.7 0.30.3 -0.1 -0.6 -1.4 -1.3 -1.1 2.72.7 2.12.1 1.61.6 1.11.1 0.50.5 -0.2 -0.2 0.30.3 0.40.4 0.10.1 -0.4 -0.9 0.70.7 1.01.0 0.50.5 0.00.0 -0.5 -1.5 -1.4 -1.2 2.92.9 2.42.4 2.12.1 1.51.5 0.90.9 -0.2 0.00.0 0.10.1 0.10.1 -0.1 -0.7 -1.2 0.70.7 1.31.3 0.70.7 0.30.3 -0.2 -1.6 -1.5 -1.3 3.23.2 2.72.7 2.32.3 1.91.9 1.31.3 -0.1 0.10.1 0.20.2 0.70.7 0.30.3 -0.2 -0.9 1.01.0 0.80.8 0.30.3 -0.1 -0.6 -1.6 -1.5 -1.3 2.72.7 2.22.2 1.81.8 1.41.4 0.90.9 0.20.2 0.40.4 0.50.5 0.10.1 -0.4 -0.8 -1.3 1.11.1 1.01.0 0.60.6 0.20.2 -0.3 -1.7 -1.6 -1.4 3.13.1 2.62.6 2.22.2 1.81.8 1.31.3 0.20.2 0.50.5 0.40.4 0.40.4 0.00.0 -0.5 -1.0 1.31.3 0.40.4 -0.1 -0.5 -1.0 -1.8 -1.6 -1.4 2.72.7 2.32.3 1.81.8 1.41.4 1.01.0 0.40.4 0.50.5 0.40.4 0.60.6 0.30.3 -0.1 -0.8 1.01.0 0.80.8 0.30.3 -0.2 -0.6 -1.7 -1.6 -1.4 3.13.1 2.72.7 2.22.2 1.81.8 1.31.3 0.40.4 0.40.4 0.30.3 0.30.3 0.00.0 -0.5 -1.2 1.21.2 1.11.1 0.60.6 -0.5 -1.1 -1.7 -1.5 -1.4 3.23.2 3.13.1 2.62.6 2.22.2 1.71.7 0.40.4 0.30.3 0.80.8 0.70.7 0.30.3 -0.2 -0.9 1.11.1 0.80.8 0.20.2 -0.2 -0.7 -1.7 -1.5 -1.3 2.92.9 2.42.4 2.02.0 1.51.5 1.01.0 0.40.4 0.40.4 0.70.7 1.01.0 0.60.6 0.10.1 -0.6 1.01.0 1.21.2 0.70.7 0.20.2 -0.3 -1.6 -1.5 -1.3 3.13.1 2.82.8 2.42.4 1.91.9 1.31.3 0.40.4 0.30.3 0.90.9 0.20.2 -0.2 -0.5 -1.2 0.60.6 0.30.3 0.00.0 -0.5 -0.9 -1.5 -1.5 -1.3 3.03.0 2.62.6 2.12.1 1.61.6 1.11.1 0.40.4 0.30.3 0.60.6 0.60.6 0.30.3 -0.1 -0.5 1.11.1 0.80.8 0.30.3 -0.1 -0.5 -1.4 -1.4 -1.3 2.92.9 3.03.0 2.52.5 1.91.9 1.41.4 0.60.6 0.70.7 1.01.0 0.40.4 -0.1 -0.4 -1.0 1.31.3 1.21.2 0.70.7 0.30.3 -0.2 -1.4 -1.4 -1.3 2.82.8 3.33.3 2.72.7 2.22.2 1.81.8 0.60.6 0.70.7 1.01.0 0.60.6 0.30.3 -0.1 -0.3 1.21.2 0.90.9 0.40.4 0.00.0 -0.5 -1.4 -1.4 -1.2 2.72.7 2.92.9 2.12.1 1.91.9 1.51.5 0.80.8 0.80.8 1.41.4 1.01.0 0.80.8 0.50.5 0.00.0 1.61.6 1.31.3 0.80.8 0.30.3 -0.1 -1.3 -1.4 -1.2 2.62.6 3.43.4 2.72.7 2.42.4 1.91.9 0.90.9 1.01.0 1.61.6 1.41.4 1.11.1 1.11.1 1.21.2 1.51.5 0.60.6 0.10.1 -0.3 -0.8 -1.3 -1.4 -1.2 2.62.6 3.43.4 2.92.9 2.52.5 1.91.9 1.01.0 1.11.1 1.31.3 1.21.2 1.61.6 1.91.9 2.02.0 1.21.2 1.01.0 0.60.6 0.10.1 -0.4 -1.2 -1.4 -1.1 2.52.5 3.73.7 3.33.3 2.92.9 2.42.4 1.41.4 1.41.4 1.41.4 1.31.3 1.61.6 2.02.0 2.32.3 1.11.1 1.31.3 0.70.7 -0.3 -0.8 -1.4 -1.4 -1.1 2.42.4 4.24.2 3.73.7 3.33.3 2.92.9 1.81.8 1.71.7 1.61.6 1.71.7 1.81.8 2.22.2 2.32.3 1.61.6 0.90.9 0.50.5 0.00.0 -0.4 -0.7 -1.4 -1.2 2.32.3 3.63.6 3.13.1 2.62.6 2.22.2 1.81.8 1.81.8 1.61.6 1.01.0 0.60.6 0.00.0 -0.2 1.51.5 1.41.4 0.80.8 0.30.3 0.00.0 -0.8 -1.3 -1.2 2.12.1 3.93.9 3.53.5 2.92.9 2.62.6 1.61.6 1.71.7 1.81.8 1.21.2 0.70.7 0.20.2 -0.6 1.21.2 0.70.7 0.20.2 -0.3 -0.7 -1.1 -1.4 -1.2 2.02.0 3.43.4 3.03.0 2.62.6 2.12.1 1.61.6 1.61.6 2.12.1 1.51.5 1.11.1 0.40.4 -0.5 1.11.1 1.01.0 0.50.5 0.10.1 -0.4 -1.0 -1.5 -1.3 1.91.9 3.93.9 3.43.4 2.82.8 2.42.4 1.41.4 1.41.4 1.41.4 0.60.6 0.20.2 -0.3 -0.4 1.21.2 0.60.6 0.10.1 -0.3 -0.8 -0.8 -1.4 -1.4 1.71.7 4.14.1 3.63.6 3.13.1 2.62.6 1.11.1 1.11.1 0.70.7 0.70.7 0.30.3 -0.2 -0.9 1.11.1 0.80.8 0.40.4 0.00.0 -0.4 -0.6 -1.5 -1.4 1.71.7 3.03.0 2.52.5 2.02.0 1.51.5 0.90.9 0.90.9 0.90.9 0.90.9 0.50.5 0.10.1 -0.9 1.01.0 1.01.0 0.60.6 0.30.3 -0.1 -0.5 -1.5 -1.4 1.51.5 3.33.3 2.72.7 2.22.2 1.61.6 0.60.6 0.50.5 0.20.2 -0.2 -0.7 -1.2 -1.3 0.80.8 0.20.2 -0.1 -0.4 -0.8 -0.7 -1.7 -1.5 1.21.2 2.72.7 2.12.1 1.61.6 0.90.9 0.30.3 0.30.3 0.00.0 0.00.0 -0.5 -1.0 -1.5 0.90.9 0.50.5 0.20.2 -0.2 -0.5 -1.0 -1.7 -1.6 1.11.1 2.82.8 2.32.3 1.81.8 1.21.2 0.10.1 0.10.1 -0.3 0.20.2 -0.3 -0.8 -1.4 0.80.8 0.00.0 -0.4 -0.7 -1.2 -1.2 -1.9 -1.7 0.80.8 3.03.0 2.52.5 1.91.9 1.41.4 -0.1 -0.1 -0.5 -0.6 -1.0 -1.4 -1.4 0.80.8 0.30.3 -0.1 -0.5 -0.9 -1.3 -2.0 -1.9 0.50.5 1.81.8 1.21.2 0.70.7 0.20.2 -0.3 -0.4 -0.6 -0.3 -0.7 -1.1 -1.6 0.80.8 0.40.4 0.10.1 -0.3 -0.7 -1.2 -2.2 -2.0 0.20.2 2.02.0 1.51.5 0.90.9 0.30.3 -0.6 -0.5 -0.8 -1.3 -1.8 -2.2 -1.5 1.01.0 -0.6 -0.9 -1.2 -1.6 -2.1 -2.4 -2.2 -0.1 1.21.2 0.70.7 0.30.3 -0.3 -0.8 -0.7 -0.9 -1.0 -1.5 -1.8 -1.6 0.90.9 -0.5 -0.8 -1.0 -1.4 -1.9 -2.6 -2.5 -0.4 1.41.4 0.90.9 0.50.5 0.00.0 -0.9 -0.8 -1.0 -0.6 -1.0 -1.4 -1.5 0.40.4 -0.9 -1.1 -1.4 -1.7 -2.2 -2.8 -2.7 -0.7 1.61.6 1.21.2 0.70.7 0.30.3 -1.0 -1.0 -0.9 -1.4 -1.7 -2.1 -1.6 0.30.3 -0.7 -0.9 -1.1 -1.4 -1.9 -2.9 -2.6 -0.9 0.60.6 0.20.2 -0.3 -0.8 -1.3 -1.3 -0.7 -1.2 -1.6 -2.2 -1.8 0.60.6 -0.5 -0.6 -0.7 -1.1 -1.6 -3.0 -2.8 -1.2 0.80.8 0.30.3 -0.2 -0.9 -2.2 -1.9 -1.5 -2.5 -3.0 -3.7 -3.1 0.10.1 -1.3 -1.5 -1.7 -2.3 -2.9 -3.6 -3.2 -1.2 0.20.2 -0.9 -1.3 -2.1 -2.8 -2.3 -2.3 -2.1 -2.6 -2.9 -2.0 0.10.1 -0.9 -1.2 -1.7 -2.4 -3.2 -3.7 -2.6 1.01.0 3.43.4 2.32.3 0.80.8 -1.0 -0.9 -1.4 -0.1 -0.2 -1.7 -1.5 -2.5 0.20.2 -1.3 -1.8 -2.3 -2.6 -2.8 -0.9 4.04.0 6.36.3 8.78.7 7.47.4 6.96.9 6.16.1 4.34.3 4.74.7 2.52.5 0.70.7 -0.5 -1.5 -2.6 0.50.5 -1.0 -1.2 -1.2 -0.4 1.41.4 3.33.3 4.54.5 6.66.6 8.48.4 7.37.3 6.56.5 6.36.3 5.75.7 4.74.7 4.24.2 3.23.2 1.11.1 0.10.1 -2.1 0.60.6 0.10.1 2.02.0 2.92.9 3.83.8 4.84.8 5.35.3 6.36.3 7.17.1 9.89.8 9.89.8 9.29.2 8.78.7 5.85.8 3.73.7 3.23.2 3.13.1 1.91.9 1.01.0 -1.7 0.90.9 2.72.7 4.34.3 4.54.5 4.54.5 6.36.3 4.54.5 3.83.8 4.54.5 5.75.7 4.84.8 4.84.8 5.45.4 7.77.7 4.24.2 3.33.3 1.91.9 1.11.1 -0.1 -1.1 0.80.8 2.42.4 7.37.3 7.47.4 6.46.4 4.54.5 2.82.8 2.72.7 3.63.6 5.95.9 5.55.5 4.64.6 3.83.8 6.26.2 5.05.0 2.92.9 2.12.1 1.21.2 0.30.3 -0.9 1.21.2 2.62.6 6.66.6 5.95.9 4.74.7 3.83.8 2.12.1 2.22.2 2.72.7 5.35.3 5.05.0 4.64.6 3.73.7 2.82.8 5.85.8 3.03.0 1.31.3 0.50.5 -0.3 -0.7 1.01.0 1.61.6 5.55.5 3.93.9 3.43.4 2.72.7 1.61.6 1.81.8 2.32.3 4.14.1 3.63.6 3.03.0 2.22.2 1.41.4 5.05.0 2.52.5 1.21.2 0.30.3 -0.7 -2.3 0.80.8 2.02.0 3.93.9 2.62.6 2.52.5 2.22.2 1.01.0 1.31.3 1.81.8 3.83.8 3.43.4 2.42.4 1.71.7 0.60.6 0.50.5 4.34.3 1.51.5 0.30.3 -1.0 -3.0 0.60.6 0.30.3 1.51.5 1.01.0 0.90.9 0.30.3 -0.8 -0.5 -0.3 2.12.1 2.02.0 1.31.3 0.60.6 -0.6 -0.8 -0.6 2.62.6 1.51.5 -1.8 -3.0 0.60.6 0.20.2 0.80.8 0.70.7 0.40.4 -0.1 -1.8 -1.2 -1.3 -1.3 -1.4 -1.2 -1.4 -1.7 -1.9 -1.7 0.60.6 2.02.0 -0.6 -3.7 0.70.7 0.10.1 1.21.2 0.60.6 0.20.2 -0.6 -2.0 -1.5 -1.9 -1.8 -1.8 -1.7 -2.0 -2.1 -1.6 -1.4 -2.1 -0.3 -2.5 -4.5 0.90.9 0.00.0 0.70.7 0.10.1 -0.3 -0.8 -1.9 -1.7 -1.2 -1.2 -1.1 -1.3 -1.3 -1.0 0.10.1 -1.1 -3.3 -3.6 -5.3 -4.5 0.80.8 0.00.0 1.01.0 0.30.3 -0.3 -0.8 -2.1 -2.0 -1.5 -1.2 -0.9 -0.9 -0.7 -1.4 -1.8 -2.7 -4.2 -5.3 -6.2 -4.2 0.50.5 -0.4 0.80.8 0.30.3 -0.4 -1.0 -2.1 -1.9 -1.9 -1.5 -1.8 -1.4 -1.7 -1.9 -2.2 -2.7 -2.3 -1.5 -0.7 -0.1 0.20.2 P-3 P-1 P-2 P-1 P-3 P-2 P-3 P-2 P-1 P-2 P-3 P-1 P-3 P-1P-2P-1 P-3 P-2 P-3 P-1 P-1 GO L D E N L O C K P L A C E BRITTLE BRUSH BANYAN STREET 36 . 8 3 ' 18 ' 20 ' 15 ' 5' 38 ' 37 . 3 3 ' 38 ' 18 ' 20 ' 15 ' 5' 34' 12'22' 44' 6'16' 36' 36 ' 5' 5' 36 ' 5' 5' 36 ' 5' 5' 36 ' 5' 5' 26'11'9.2' COURT PROP. SEWER PROP. WATER PROP. SEWER PROP. WATER 1 35 24 73 ' 32' 17 . 4 3 ' R/W TRACT BOUNDARY TRACT BOUNDARY R/W 35 EXIST. FILTER PER TR. 20334 IMPROVEMENTS EXIST. FILTER PER TR. 20334 IMPROVEMENTS DA1 -DMA A TREATMENT AREA = 257,286 FT2 (5.9 AC.) IMP. (8-10 DU/AC.) = 60% IMPERVIOUS AREA = 154,372 FT2 DCV = 16,463 FT3 QBMP = 0.9 CFS 35 1490 1480 1488 1480 1470 10-YEAR 24" RCP STORM DRAIN 100-YEAR OVERFLOW TO GOLDEN LOCK PLACE EXIST. 24" RCP PER DWG 2559-D 1' 8' 2' 11 ' 3' 1'30' 32' FINISHED SURFACE / FINISHED GRADE 36" MAINTENANCE MANHOLE ROCK BACKFILL 96" PERFORATED CMP RETENTION AND INFILTRATION SYSTEM 3' 1' 14 7 0 SHEET OF 6 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: NOVEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP "A" LEGEND PRELIMINARY WATER QUALITY MANAGEMENT PLAN SUBTT 20859 C-6 I HEREBY CERTIFY THAT THE NECESSARY STORM WATER QUALITY MANAGEMENT PLAN STRUCTURAL STORM WATER TREATMENT DEVICES HAVE BEEN CONSTRUCTED AND ARE FUNCTIONAL TO THE BEST OF MY KNOWLEDGE AS OF THE DATE BELOW. SIGNATURE DATE WQMP BMP AS-BUILT CERTIFICATE WATER QUALITY BMP NOTES: CONTECH CDS2020-5 CLARIFIER (OR APPROVED EQUAL): STORMWATER QUALITY RUNOFF AND NUISANCE FLOWS FROM THE PROJECT SITE WILL BE DIRECTED INTO A CLARIFIER BEFORE ENTERING THE INFILTRATION SYSTEM. THE CLARIFIER WILL REMOVE TRASH, DEBRIS, SEDIMENTS, OILS, AND POLLUTANTS FROM THE RUNOFF BEFORE ROUTING IT TO THE INFILTRATION SYSTEM. 96" PERFORATED RETENTION PIPE AND INFILTRATION GRAVEL BED: AS CLEAN WATER FROM THE CLARIFIER ENTERS THE SYSTEM A PORTION OF THE WATER WILL INFILTRATE THROUGH THE GRAVEL BED UNDERNEATH THE PERFORATED PIPE. AS THE SOIL BECOMES SATURATED THE 60" DIAMETER PIPE WILL RETAIN THE REMAINDER OF THE WATER QUALITY STORM UNTIL IT DRAWS DOWN INTO THE SOILS BELOW. CATCH BASIN STENCIL - "NO DUMPING WE LIVE DOWNSTREAM" OR APPROVED EQUAL ON EACH CATCH BASIN AVOID COMPACTION, OR SCARIFY SOILS UNDERNEATH INFILTRATION SYSTEMS BEFORE INSTALLATION. CATCH BASIN FILTER INSERTS TO REMOVE TRASH AND DEBRIS FROM STORMWATER BEFORE IT ENTERS THE DRAINAGE SYSTEM. ·INFILTRATION SYSTEMS MUST BE INSTALLED ON "UNCOMPACTED SOIL". IF SUBGRADE IS COMPACTED, THE CONTRACTOR MUST RECONDITION THE SUBGRADE UNDER THE BMPS TO SIMULATE AN UNCOMPACTED STATE. ·ALL FUTURE STRUCTURAL AND NON STRUCTURAL SOURCE CONTROL BMPs TO BE ADDED TO FINAL WATER QUALITY MANAGEMENT PLAN. 1 2 LEGEND: DCV DESIGN CAPTURE VOLUME SF SQUARE FEET (FT2) CF CUBIC FEET (FT3) CY CUBIC YARDS VRET RETENTION VOLUME DMA DRAINAGE MANAGEMENT AREA PROP. PROPOSED EXIST. EXISTING DRAINAGE AREA BOUNDARY EXISTING 1.0' CONTOUR PERVIOUS/ LANDSCAPE AREA CONCRETE/ IMPERVIOUS AREA AC PAVEMENT / IMPERVIOUS AREA 3 4 5 FORM 5-1 WATER QUALITY BMP INSPECTION AND MAINTENANCE SCHEDULE BMP MAINTENANCE FREQUENCY CONTECH CDS 2020-5 PRETREATMENT CLARIFIER (OR APPROVED EQUAL) CLEARING AND VACUUMING OF SEDIMENT AND DEBRIS WITHIN STORAGE AREA PER MANUFACTURER'S RECOMMENDATIONS. EVERY APRIL & OCTOBER AND AFTER MAJOR RAIN EVENTS 96" PERFORATED RETENTION/ INFILTRATION PIPES CLEARING AND VACUUMING OF SEDIMENT AND DEBRIS WITHIN PIPE PER MANUFACTURER'S RECOMMENDATIONS. EVERY APRIL & OCTOBER AND AFTER MAJOR RAIN EVENTS STORM DRAIN STENCILING REPLACEMENT OF STORM DRAIN STENCIL TO MAINTAIN VISIBILITY. AS NEEDED ALL FUTURE APPLICABLE STRUCTURAL SOURCE CONTROL AND NON-STRUCTURAL SOURCE CONTROL BMPS MAINTENANCE, INSPECTION, REPAIR, ETC. AS APPLICABLE FOR ALL BMPs THAT APPLY DURING FINAL DESIGN OF PROJECT. TO BE DETERMINED RESPONSIBLE PARTY FOR MAINTENANCE & INSPECTIONS: CATCH BASIN FILTER INSERTS CLEARING OF SEDIMENT AND DEBRIS WITHIN BASKET PER MANUFACTURER'S RECOMMENDATIONS. EVERY APRIL & OCTOBER AND AFTER MAJOR RAIN EVENTS HOME OWNERS ASSOCIATION TO MAINTAIN AFTER COMPLETION AND TURNOVER WATER QUALITY MITIGATION SUMMARY: DMA A: ALL FLOWS FROM THE PROJECT SITE WILL CONVERGE AT A LOW FLOW CATCH BASIN. THE WATER QUALITY VOLUME WILL BE INTERCEPTED AND DIVERTED TO A PRETREATMENT CLARIFIER (CONTECH CDS -OR APPROVED EQUAL) THAT WILL REMOVE TRASH, DEBRIS, OIL, SEDIMENT, AND POLLUTANTS BEFORE ROUTING RUNOFF INTO THE PROPOSED UNDERGROUND RETENTION/INFILTRATION SYSTEM. THE SYSTEM WILL CONSIST OF PERFORATED 96" RETENTION PIPE, UNDERLAIN BY A GRAVEL BED. THE PIPE WILL STORE THE WATER QUALITY VOLUME AS IT IS INFILTRATED INTO THE GRAVEL BED AND SURROUNDING SOILS. DMA B: A SMALL AREA OF 2:1 SLOPES WILL DRAIN TO THE EXISTING V GUTTER WITHIN A DRAINAGE EASEMENT OF TRACT 20334. THE INLETS WITHIN THE GUTTER CONTAIN EXISTING FLOGARD CATCH BASIN FILTER INSERTS WITH ABSORBENT POUCHES TO REMOVE TRASH, DEBRIS, AND POLLUTANTS FROM THE RUNOFF BEFORE IT ENTERS THE PUBLIC STORM DRAIN SYSTEM. FLOWS EXCEEDING THE VOLUME OF THE UNDERGROUND INFILTRATION SYSTEM WILL FLOW BY THE CATCH BASIN AND ENTER GOLDEN LOCK PLACE AND TRAVEL SOUTH WITHIN A 10-YEAR RETURN PERIOD STORM DRAIN, AND THE 100-YEAR WITHIN THE STREET. SITE DESIGN CAPTURE VOLUME SUMMARY - DA1 TRACT BOUNDARY AREA = 5.72 AC. TREATMENT AREA (DA1) = 262,100 SQ. FT. EXISTING SITE IMPERVIOUS AREA = 0 SQ. FT. IMPERVIOUSNESS = 60% (FIGURE C-4 FOR 8-10 DU/ACRE) IMPERVIOUS AREA = 157,260 SQ. FT. P (2YR-1HR) = 0.646 IN SITE DESIGN CAPTURE VOLUME = 16,771 CU. FT. SITE DESIGN WATER QUALITY FLOW RATE = 0.9 CFS SECTION A-A SCALE: 1"=10' TEL: (951) 314-8457 CONTACT: CHRIS COURTNEY ALTA LOMA, CA. 91701 P.O. BOX 9599 MONTE VISTA HOMES GOLDEN LOCK PLACE LOW FLOW CATCH BASIN 18" HDPE SD TO UNDERGROUND SYSTEM CDS2020-5 (OR APPROVED EQUAL) 73' 71' 32 ' 30 ' 3' 1' 7. 6 ' SYSTEM DETAIL SCALE: 1"=20' DA1 -DMA B TREATMENT AREA = 4,814 FT2 (0.1 AC.) IMP. (8-10 DU/AC.) = 60% IMPERVIOUS AREA = 34,376 FT2 DCV = 308 FT3 QBMP = 0.01 CFS DIVERSION MANHOLE (LOW FLOW TO UNDERGROUND SYSTEM - PEAK FLOWS EXCEEDING RETENTION VOLUME OVERFLOW TO UNDERGROUND STORM DRAIN OR TO GOLDEN LOCK PLACE). DETAILED SITE PLAN SUBTT 20859 WALL NOTES "A" LEGEND DSP-1 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: DECEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP P LOT NO. 1 LOT AREA 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 (SF) 3,105 2,643 2,458 2,659 2,663 2,664 2,688 2,668 2,448 2,669 2,526 2,646 2,449 2,648 2,451 2,651 2,653 TOTAL LOT NO.LOT AREA (SF) TOTAL 19 3,724 20 2,500 21 2,341 22 2,484 TOTAL NUMBERED LOT AREA : AVERAGE NUMBERED LOT AREA : GROSS AREA :5.73 AC NET AREA : 149,491 SF 2,491 SF 5.45 AC 11 2,461 23 24 25 26 27 28 29 2,463 2,442 2,264 2,401 2,226 2,361 2,188 LOT NO.LOT AREA (SF) TOTAL 30 2,320 31 2,299 32 2,278 33 2,257 34 35 36 37 38 39 40 2,092 2,217 2,054 2,176 2,016 2,608 2,390 LOT NO.LOT AREA (SF) TOTAL 41 2,550 42 2,390 43 2,563 44 2,450 45 46 47 48 49 50 51 2,556 2,556 2,390 2,556 2,390 2,556 2,390 LOT NO.LOT AREA (SF) TOTAL 52 2,556 53 2,457 54 2,556 55 2,390 56 57 58 2,556 2,556 2,390 LOT NO.LOT AREA (SF) TOTAL AVERAGE LETTERED LOT AREA :21,968 SF LOT "A" LOT "B" LOT "C" LOT "D" 79,198 5,131 957 LOT NO.LOT AREA (SF) TOTAL 2,589 R/W DEDICATION PRIVATE STREET AND UTILITY PURPOSES LANDSCAPE LANDSCAPE LANDSCAPE ADDITIONAL RIGHT OF WAY DEDICATION TO THE CITY OF RANCHO CUCAMONGA FOR STREET PURPOSES INTENDED USE 12,214 59 2,556 60 2,872 TOTAL OVERALL AREA :249,580 SF TOTAL LETTERED LOT AREA :87,875 SF TOTAL LOT AREA :237,366 SF ON-STREET PARKING PROVIDED:55 STALLS P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P PPP P P P P P TRACT BOUNDARY TRACT BOUNDARY TR A C T B O U N D A R Y TR A C T B O U N D A R Y TRACT BOUNDARY TRACT BOUNDARY R/W R/W R/W R/ W EXIST. V-DITCH EXIST. V-DITCH OFF-SITE DRAINAGE INLET PROP. HYDRANT PROP. WAT. METER PR O P . W A T . ME T E R PR O P . 9 6 " RE T E N T I O N P I P E EXIST. CURB & GUTTER EX I S T . M A S O N R Y WA L L T O R E M A I N EX I S T . M A S O N R Y WA L L T O R E M A I N EXIST. 6' HIGH BLOCK WALL TO REMAIN EXIST. 6' HIGH BLOCK WALL TO REMAIN EXIST. 6' HIGH TUBULAR STEEL FENCE 6' HIGH BLOCK WALL 6' HIGH BLOCK WALL 6' H I G H B L O C K W A L L 6' HIGH BLOCK WALL6' HIGH BLOCK WALL 6' WHITE VINYL YARD FENCE 6' WHITE VINYL YARD FENCE 6' W H I T E V I N Y L YA R D F E N C E 6' WHITE VINYL YARD FENCE "D " S T R E E T "A" STREET "B" STREET "C " S T R E E T "E " S T R E E T LO T " C " LO T " B " LO T " B " LOT "B" LO T " D " 15 . 0 1 ' 11.6' 5' 3' 8' 15 . 0 6 ' 4.5' 5' 5' 3' 15 . 1 3 ' 5' 4.5' 3' 15 . 1 5 ' 4' 5' 3' 15 . 2 1 ' 5' 4.5' 3' 5' 15 . 2 3 ' 4' 5' 3' 15 . 2 9 ' 5' 4.5' 3' 15 . 3 9 ' 4.5' 5' 3' 8' 15 . 4 5 ' 5' 3' 8' 4' 4.5' 15 . 4 8 ' 5' 5' 3' 8' 15 . 5 3 ' 5' 4' 3' 8' 15 . 5 6 ' 4.5'5' 3' 8' 15 . 6 2 ' 5' 4.5' 5' 3' 8' 15 . 6 4 ' 4.5' 5.3' 3' 8' 15 . 7 ' 4.7' 4.8' 3' 8' 5' 15 . 7 3 ' 3.7' 5' 3' 8' 15 . 7 8 ' 5' 4.5' 3' 8' 15 . 8 1 ' 4' 5' 7.2 4 ' 15 . 8 6 ' 10. 6 5 ' 5' 11.6' 12 . 1 8 ' 9.7 9 ' 5' 4' 3' 8' 3' 8' 5. 4 3 ' 3' 8' 6. 5 4 ' 4'4' 6. 0 7 ' 3' 8' 3' 8' 4'4' 4' 7. 1 8 ' 7. 5 4 ' 6. 5 4 ' 3' 8' 5' 4'4' 8. 2 8 ' 3' 8' 4' 4' 8. 6 3 ' 3' 8' 4' 4' 9. 1 ' 6. 5 4 ' 3' 8' 4'4' 9. 7 ' 10 . 2 ' 4' 4' 6. 5 4 ' 3' 8' 3' 8' 4' 4' 10 . 7 6 ' 11 . 4 6 ' 4'4' 6. 5 4 ' 3' 8' 3' 8' 4'4' 11 . 8 1 ' 3' 8' 5' 4' 4' 12 . 5 3 ' 12 . 8 6 ' 4'4' 3' 8' 13 . 6 2 ' 4' 4' 3' 8' 3' 8' 4'4' 13 . 9 5 ' 14 . 5 8 ' 4'4' 3' 8' 15 . 4 ' 3' 8' 4' 4.5' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 15 . 4 ' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 3' 8' 4' 4'4' 5' 4' 4' 4' 4' 4' 4' 7' 8'8'8'8'8'8' 6. 5 4 ' 6. 5 4 ' 6. 5 4 ' 6. 5 4 ' 6. 5 4 ' 4' 4' 3' 8' 6. 4 7 ' 4' 4' 4' 4' 4' 4' 4' 6. 5 4 ' 4' 4' 4' 4' 15 . 4 ' 4' 4' 15 . 4 ' 3' 8' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4'4' LINE OF SIGHT LI N E O F S I G H T 15 . 4 ' LINE OF SIGHT LINE OF SIGHT LINE OF SIGHT AD D I T I O N A L DE D I C A T I O N AD D I T I O N A L DE D I C A T I O N ADDITIONAL DEDICATION ADDITIONAL DEDICATION 37 ' 18 ' 20 '15 ' 5' 38 ' 37 ' 38 ' 18 ' 20 '15 ' 5' 34' 12'22' 44' 6'16' 36' 36 ' 5' 5' 36 ' 5' 5' 26'5'16'29.8' 36 ' 5' 5' 36 ' 5' 5' 26'10' 5.2' 28' 20'20' 5' 5'10' 5' 5'10' 34' 6' 28' 22' 46 ' 15' 26 ' 56 ' 36 ' L =31',R=20' 5' 58 ' L=11', R=15' L=10', R=15' 12 8 ' L=16', R=10' 5' L=10', R=10' 6' 66 ' 66 ' 66 ' 66 '66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 67 ' 74 ' 42' 65 ' 65 ' 64 ' 64 ' 63 ' 63 ' 62 ' 62 ' 61 ' 61 ' 60 ' 59 ' 59 ' 58 ' 58 ' 57 '57 ' 56 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 66 ' 18' R=40' L=24',R=15' L=31',R=20' L=31'L=32',R=20' L=63' R=20' 66 ' 860' 66 ' 15 8 ' 66 ' 5' 47'40'40'37'40'37'40'76'32'37'40'37'40'40'40'40'37'40'37'40' 40'37'40'37'40'40'40'40'37'40'14'40'47'40'37'40'40'37' 56 ' 10 1 ' 46 ' 66 ' 28' 8' 36'39'36'39'36'38'39'39'39'36'38'36'39'36'39'39'38'36'28' 29'39'36'39'36'39'39'39'36'36'39'39'39'39'36'39'36'39'36' 39'36' 36'38'36'39'38'36'39'37'38'38'36'36'38'36'39'38'37'39'36'38' 40'38'36'36'39'37'38'39'36'38'36'38'36'38'37'39'36'38'39'36'38'43' 10' 17' 832' 12 ' 5' 11 ' 2' 12 ' 5' 11 ' 2'EXIST. ST. LIGHT CURB RAMPS TO BE ANALYZED TO MEET ADA CONFORMANCE PROP. ST LIGHTPROP. ST LIGHT PROP. ST LIGHT PROP. ST. LIGHT PROP. ST. LIGHT EXIST. ST. LIGHT FIRE ACCESS PLAN SUBTT 20859 FAP-1 CITY OF RANCHO CUCAMONGA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA DATE PREPARED: DECEMBER, 2025 RESIDENTIAL LOTS - 58 LETTERED LOTS - 5 TRACT NO. 20859 TENTATIVE TE N T A T I V E T R A C T N O . 2 0 8 5 9 PREPARED BY: PREPARED FOR: MONTE VISTA HOMES P.O. BOX 9599 ALTA LOMA, CA. 91701 CONTACT: CHRIS COURTNEY TEL: (951) 314-8457 VICINITY MAP INDICATES FIRE LANE 26' 26 ' R=20' MIN. R=20' (TYP) 26' FIRE LANER=46' MIN. DE A D E N D AL L E Y S 15 0 ' M A X . @ TRACT BOUNDARY TRACT BOUNDARY TR A C T B O U N D A R Y TR A C T B O U N D A R Y TRACT BOUNDARY TRACT BOUNDARY R/W R/W R/W R/W PROP. HYDRANT 37 ' 18 ' 20 '15 ' 5' 38 ' 37 ' 38 ' 18 ' 20 '15 ' 5' 34' 12'22' 44' 6'16' 36' 36 ' 5' 5' 36 ' 5' 5' 26' 5'16'29.8' 36 ' 5' 5' 36 ' 5' 5' 26'10'5.2' 28' 34' 6' 28' 22' "D " S T R E E T "A" STREET "B" STREET "C " S T R E E T "E " S T R E E T LO T " D " LO T " B " LO T " B " LOT "B" LO T " E " R=20'R=20' R=46' R=20' R=20'R=20' R=20' R=20' R=46' R=46' ST R E E T E GO L D E N L O C K P L A C E 1951 Fourth Avenue, Ste. 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H C ISSO A T AW R S r l a 2 6 8 1 NorthScale 1" = 30' 30'15'0 90'00 NorthScale 1" = 10' 10'5'0 30'00 PLANT LEGEND 1951 Fourth Avenue, Ste. 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H C ISSO A T AW R S r l a 2 6 8 1 HYDROZONE LEGEND Private Homeowner Front Yards Shrubs and Groundcover, Drip, Moderate Water Use Area 543 SF Common Areas Shrubs and Groundcover, Drip, Low Water Use Area 9,916 SF HOA Maintained R.O.W Areas Shrubs and Groundcover, Drip, Low Water Use Area 956 SF Private Homeowner Slopes, Rotor, Low Water Use Area 16,009 SF Trees, Moderate Water Use Area 675 SF Turf Area (SLA) 997 SF Landscape and Maintenance Notes: General: ·All landscape and irrigation shall conform to the design standards and guidelines of the City of Fontana and the City of Fontana 'Water Efficient Landscape Documentation Package Submittal Requirements'. Irrigation: ·The irrigation system will be designed to afford optimum coverage for the support of plant growth. The coverage will meet the water requirements for the selected plant material within a given planting areas and the type of exposure The irrigation system will be designed with respect to water conservation. All irrigation will be sub-surface drip and bubblers. The irrigation system shall be a fully automatic system and as maintenance-free as possible. The materials for the system will be of an extremely durable nature, and will have been selected for wear resistance and long life. The overall system shall be designed for ease of maintenance. ·A separate, potable, designated irrigation water meter shall be installed. Planting: ·All plant material shall be WUCOLS Zone 4 rated as low or moderate for water use. Plant material shall be grouped according to sun and wind exposure and water requirements. Tall shrubs, trees and vines shall screen perimeter walls and utilities. All proposed plant material shall be non-invastive. ·Plants chosen for North sides of buildings, walls and fences shall be species which can tolerate dense shade. ·Accent shrubs shall be utilized for entries and focal points, to provide textural and flowering interest. ·36" Box trees shall have a min caliper of 2 1 2" ·24" Box trees shall have a min. caliper of 1 1 2" Maintenance: ·All landscape shown on this plan shall be maintained by the Homeowners' Association. The landscape areas shall be kept free of litter and debris, and all plant material shall be maintained in a healthy growing condition. Diseased or dead plant material shall be satisfactorily treated or replaced per the conditions of the permit. IMPROVEMENT MIN. DISTANCE TO STREET TREE TRAFFIC SIGNALS 20' AND STOP SIGNS UNDERGROUND 5' UTILITY LINES SEWER LINES 10' ABOVE GROUND 10' UTILITY STRUCTURES DRIVEWAY ENTRIES 10' INTERSECTIONS 25' Minimum Street Tree Separation Distance LOT COVERAGE SITE AREA XXXXSF - 100% DRIVES / PARKING XXXX SF - 23% BUILDINGS XXXX SF - 40% PRIVATE YARDS XXX SF - 16% COMMON OPEN SPACE XXX SF - 20% REMAINING LANDSCAPE AREA XXX SF - 2% LANDSCAPE CALCULATIONS SITE AREA LESS BLDG. FOOTPRINTS 171,243 SF REQUIRED LANDSCAPING AREA (15%) 25,687 SF LANDSCAPING AREA PROVIDED (23%) 38,566 SF TREES REQUIRED (1/300 SF REQUIRED LANDSCAPE) : 87 EA TREES PROVIDED : 96 EA 36" BOX TREES REQUIRED (20%) : 17 EA 36" BOX TREES PROVIDED : 22 EA SHRUBS REQUIRED (3 PER TREE) :288 EA (50% 5 GAL) SHRUBS PROVIDED: 620 EA 5 GAL SHRUBS PROVIDED : 320 EA HYDROZONE MAP NorthScale 1" = 50' 50'25'0 150'00 1951 Fourth Avenue, Ste. 302 San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H C ISSO A T AW R S r l a 2 6 8 1 NorthScale 1" = 30' 30'15'0 90'00 Fences and Wall Legend 6' White Solid Metal Yard Fence 6' Masonry Wall (New): Tan Slump Block w/ 12" sq. Pilasters at Corners 6' Existing Masonry Wall (to Remain) 3' Wide White Solid Metal Gate 2- Rail White Vinyl Fence 6' Ht. Black Tubular Steel View Fence P-3 P-1 P-2 P-1 P-3 P-2 P-3 P-2 P-1 P-2 P-3 P-1 P-3 P-1P-2P-1 P-3 P-2 P-3 P-1 P-1 36.00' 26.00' ±2 3 7 . 9 0 ' ±6 4 . 0 2 ' 36 . 0 0 ' 5. 0 0 ' 9. 4 0 ' 5. 0 0 ' 34.00' 34.00' 36 . 0 0 ' 5. 0 0 ' 9. 4 0 ' 36 . 0 0 ' 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 S t r e e t A 36 . 0 0 ' 36 . 0 0 ' 4.96' 20 . 2 4 ' 18 . 0 0 ' S t r e e t C S t r e e t D S t r e e t E 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 S t r e e t B 37 59 60 26.00' Rancho Cucamonga, California 1 7 A P R 2 0 2 6Copyright 2026 Bassenian | Lagoni Architects Note: This yield study is for the purpose of estimating the maximum density of a residential product type on a site of a given configuration. If specific entitlement requirements differ from the criteria shown on the plan (such as setbacks, minimum lot sizes, street standards, retention requirements, etc.) then the actual possible density may vary substantially. 131 Innovation Drive, Suite 100 tel. +1 949 553 9100 Irvine, CA USA 92617 0 40 8020 SCALE: 1" = 40'-0" CONCEPTUAL SITE PLAN ETIWANDA VISTAS N o r t h Original Scale : 1"= 40' Site Summary: Total:60 Dwelling Units Site Area: ±5.44 Acres (237,366 sf) Density: ±11.03 Dwelling Units/Acre Occupancy Type R-3 Construction Type VB Sprinkler Type NFPA 13D Building Height 2-Story Lot Coverage ±119,249 sf / ±237,366 sf =(50%) Total Building Area ±119,249 sf Building Setbacks: Required Proposed Proposed VLR Zone For Site For Lots Front 42'10' (North)6.5' Street Side 27'10' (East)14' Rear 10'10' (South)9.5' Side 60'4' (West)4' Unit Summary: Plan 1 (3BR/2.5BA+LOFT, ±1,819 sf)23 D.U. (±41,837 sf) Plan 2 (4BR/2.5BA+LOFT, ±2,016 sf)17 D.U. (±34,272 sf) Plan 3 (4BR/3.5BA+LOFT, ±2,157 sf)20 D.U. (±43,140 sf) Total:60 D.U. (±119,249 sf) Affordability Summary: Lots 13, 18, 32, 35, 38 and 58 are Very Low Income Lots 15 and 30 are Moderate Income Parking Summary: Required Parking: Garage (1/D.U.):60 Spaces Surface (1/D.U.):60 Spaces Total:120 Spaces (±2.0:1) Provided Parking: Garage:120 Spaces Surface:28 Spaces Total:148 Spaces (±2.47:1) G o l d e n L o c k P l a c e B a n y a n S t S i l v e r S k y R d Primary Entry Secondary Entry B25.25256 10' Setback Typ. 10' Setback Typ. Trash Cart Storage (Typ.)Trash Cart Pick up (Typ.) SP-1 36'-0" 4'-0"28'-0"4'-0" 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " REAR YARD 17'-1" x 11'-4" GARAGE 20 10 20 4X 9'-1" CLG. HPWH A/C PDR. SLOPING CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. KITCHEN 9'-1" CLG.REF. PA N T R Y DINING 9'-1" CLG. GREAT ROOM 15 0 22 6X 9'-1" CLG. UT I L I T I E S UP 17 R(±6'-0") 30 8 0 2868 28 8 0 2868 16080 SECTIONAL GARAGE DOOR 8080 SL. GL. DR. 24 6 8 20 5 0 S . H . 60 5 0 S L . 60 5 0 S L . 2050 S.H. 2050 S.H. 20 5 0 S . H . LI N E N W/D BA. 2 9'-1" CLG. DN 17 R PRIMARY BATH 9'-1" CLG. PRIMARY BEDROOM 15 0 13 0X 9'-1" CLG. LOFT 11 8 10 7X 9'-1" CLG. BEDROOM 2 10 4 10 8X 9'-1" CLG. BEDROOM 3 10 40 10 8X 9'-1" CLG. 26 6 8 26 6 8 246828 6 8 306830 6 8 3068 206 8 5068 BI-PASS5068 BI-PASS 50 5 0 S L . 5050 SL.5050 SL. 2040 S.H. 20 5 0 S . H . 20 5 0 S . H . 20 4 0 S . H . 6050 SL. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 50 SQ. FT. 2 - CAR GARAGE 452 SQ. FT. TOTAL LIVING 1,819 SQ. FT. 2ND FLOOR 1,077 SQ. FT. 1ST FLOOR 742 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS + LOFT PLAN 1A R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 1 A R e f l e c t s S p a n i s h E l e v a t i o n A-1.1 FRONT A 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 5 ' - 6 " (O V E R A L L B U I L D I N G H T . ) A G BH FIECJ K LEFT ABCDEHIK RIGHT A BCDFH K REAR ABCDFGHIK ROOF PLAN A 1/8"=1'-0"PITCH: 4:12 RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE MATERIAL LEGEND - SPANISH A.CONCRETE 'S' TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.DECORATIVE GABLE PIPE VENT H.STUCCO o/ FOAM TRIM I.WALL MOUNTED LIGHT FIXTURE J.LIGHTED ADDRESS SIGNAGE K.DOWNSPOUT R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L CA-1.2 S p a n i s h E l e v a t i o n P L A N 1 A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 73 SQ. FT. 2 - CAR GARAGE 452 SQ. FT. TOTAL LIVING 1,819 SQ. FT. 2ND FLOOR 1,077 SQ. FT. 1ST FLOOR 742 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 3 BEDROOMS / 2.5 BATHS + LOFT PLAN 1B REAR YARD 17'-1" x 11'-4" GARAGE 20 10 20 4X 9'-1" CLG. HPWH A/C PDR. SLOPING CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. KITCHEN 9'-1" CLG.REF. PA N T R Y DINING 9'-1" CLG. GREAT ROOM 15 0 22 6X 9'-1" CLG. UT I L I T I E S UP 17 R(±6'-0") 30 8 0 2868 28 8 0 2868 16080 SECTIONAL GARAGE DOOR 8080 SL. GL. DR. 24 6 8 20 5 0 S . H . 60 5 0 S L . 60 5 0 S L . 2050 S.H. 2050 S.H. 20 5 0 S . H . 36'-0" 4'-0"28'-0"4'-0" 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " LI N E N W/D BA. 2 9'-1" CLG. DN 17 R PRIMARY BATH 9'-1" CLG. PRIMARY BEDROOM 15 0 13 0X 9'-1" CLG. LOFT 11 8 10 7X 9'-1" CLG. BEDROOM 2 10 4 10 8X 9'-1" CLG. BEDROOM 3 10 40 10 8X 9'-1" CLG. 26 6 8 26 6 8 246828 6 8 306830 6 8 3068 206 8 5068 BI-PASS5068 BI-PASS 50 5 0 S L . 5050 SL.5050 SL. 2040 S.H. 20 5 0 S . H . 20 5 0 S . H . 20 4 0 S . H . 6050 SL. R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 1 B R e f l e c t s R a n c h E l e v a t i o n A-1.3 FRONT B 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 5 ' - 2 " (O V E R A L L B U I L D I N G H T . ) J A BHEGIFCKL LEFT A BCDFGIJL RIGHT AG B CDF I L REAR AB CDFGH I J L ROOF PLAN B 1/8"=1'-0"PITCH: 4:12 RAKE: 8" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE MATERIAL LEGEND - RANCH A.CONCRETE FLAT TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.6x10 GABLE OUTLOOKER H.CEMENTITIOUS HORIZONTAL SIDING I.STUCCO o/ FOAM TRIM J.WALL MOUNTED LIGHT FIXTURE K.LIGHTED ADDRESS SIGNAGE L.DOWNSPOUT R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C R a n c h E l e v a t i o n P L A N 1 B A-1.4 38'-6" 4'-0"30'-6"4'-0" REAR YARD 20'-0" x 15'-2" GARAGE 20 10 20 4X 9'-1" CLG. HPWH A/C PDR. 9'-1" CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. KITCHEN 9'-1" CLG. REF. PA N T R Y GREAT ROOM 14 8 13 6X 9'-1" CLG. DINING 12 4 12 9X 9'-1" CLG. UT I L I T I E S UP 17 R 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " 30 8 0 28 8 0 2880 2668 24 6 8 16080 SECTIONAL GARAGE DOOR 8080 SL. GL. DR. 20 5 0 S . H . 50 5 0 S L . 50 5 0 S L . 5050 SL.5050 SL. 50 5 0 S L . PRIMARY BEDROOM 14 8 14 0X 9'-1" CLG. PRIMARY BATH 9'-1" CLG. BEDROOM 4 10 8 10 4X 9'-1" CLG. BEDROOM 3 10 6 10 0X 9'-1" CLG.BEDROOM 2 11 0 12 0X 9'-1" CLG. W/D LOFT 12 4 10 2X 9'-1" CLG. DN 17 R BA. 2 9'-1" CLG.28 6 8 26 6 8 26 6 8 50 6 8 B I - P A S S 50 6 8 B I - P A S S 26 6 8 2468 60 6 8 B I - P A S S 306 8 30 6 8 3068 5050 SL. 5050 SL. 2020 F.G. 30 5 0 S . H . 30 5 0 F . G . 20 4 0 S . H . 20 4 0 S . H . 20 5 0 S . H . 20 5 0 S . H . 50 5 0 S L . 2050 S.H.2050 S.H. 6050 SL. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 21 SQ. FT. 2 - CAR GARAGE 458 SQ. FT. TOTAL LIVING 2,016 SQ. FT. 2ND FLOOR 1,200 SQ. FT. 1ST FLOOR 816 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 4 BEDROOMS / 2.5 BATHS + LOFT PLAN 2A R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 2 A R e f l e c t s S p a n i s h E l e v a t i o n A-2.1 FRONT A 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 6 ' - 1 1 " (O V E R A L L B U I L D I N G H T . ) BACDEFGHIJK LEFT CABDFIH K RIGHT A B C D FHK REAR ABCDFGHIK ROOF PLAN A 1/8"=1'-0"PITCH: 4:12 U.N.O. RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE MATERIAL LEGEND - SPANISH A.CONCRETE 'S' TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.DECORATIVE GABLE PIPE VENT H.STUCCO o/ FOAM TRIM I.WALL MOUNTED LIGHT FIXTURE J.LIGHTED ADDRESS SIGNAGE K.DOWNSPOUT R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C S p a n i s h E l e v a t i o n P L A N 2 A A-2.2 REAR YARD 20'-0" x 15'-2" GARAGE 20 10 20 4X 9'-1" CLG. HPWH A/C PDR. 9'-1" CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. KITCHEN 9'-1" CLG. REF. PA N T R Y GREAT ROOM 14 8 13 6X 9'-1" CLG. DINING 12 4 12 9X 9'-1" CLG. UT I L I T I E S UP 17 R 30 8 0 28 8 0 2880 2668 24 6 8 16080 SECTIONAL GARAGE DOOR 8080 SL. GL. DR. 20 5 0 S . H . 50 5 0 S L . 50 5 0 S L . 5050 SL.5050 SL. 50 5 0 S L . 38'-6" 4'-0"30'-6"4'-0" 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " PRIMARY BEDROOM 14 8 14 0X 9'-1" CLG. PRIMARY BATH 9'-1" CLG. BEDROOM 4 10 8 10 4X 9'-1" CLG. BEDROOM 3 10 6 10 0X 9'-1" CLG.BEDROOM 2 11 0 12 0X 9'-1" CLG. W/D LOFT 12 4 10 2X 9'-1" CLG. DN 17 R BA. 2 9'-1" CLG.28 6 8 26 6 8 26 6 8 50 6 8 B I - P A S S 50 6 8 B I - P A S S 26 6 8 2468 60 6 8 B I - P A S S 306 8 30 6 8 3068 5050 SL. 5050 SL. 2020 F.G. 30 5 0 S . H . 30 5 0 F . G . 20 4 0 S . H . 20 4 0 S . H . 20 5 0 S . H . 20 5 0 S . H . 50 5 0 S L . 2050 S.H.2050 S.H. 6050 SL. NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 38 SQ. FT. 2 - CAR GARAGE 458 SQ. FT. TOTAL LIVING 2,016 SQ. FT. 2ND FLOOR 1,200 SQ. FT. 1ST FLOOR 816 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 4 BEDROOMS / 2.5 BATHS + LOFT PLAN 2B R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 2 B R e f l e c t s R a n c h E l e v a t i o n A-2.3 FRONT B 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 5 ' - 1 1 " (O V E R A L L B U I L D I N G H T . ) BACDEFGHIJKL LEFT CABDFJI L RIGHT A B C D FIL REAR ABCDFGIILH ROOF PLAN B 1/8"=1'-0"PITCH: 4:12 RAKE: 8" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE MATERIAL LEGEND - RANCH A.CONCRETE FLAT TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.6x10 GABLE OUTLOOKER H.CEMENTITIOUS HORIZONTAL SIDING I.STUCCO o/ FOAM TRIM J.WALL MOUNTED LIGHT FIXTURE K.LIGHTED ADDRESS SIGNAGE L.DOWNSPOUT R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 1 2 . 1 9 . 2 5Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C R a n c h E l e v a t i o n P L A N 2 B A-2.4 NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 22 SQ. FT. 2 - CAR GARAGE 436 SQ. FT. TOTAL LIVING 2,157 SQ. FT. 2ND FLOOR 1,276 SQ. FT. 1ST FLOOR 881 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 4 BEDROOMS / 3.5 BATHS + LOFT PLAN 3A 38'-6" 4'-0"30'-6"4'-0" 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " REF. D.W. PA N T R Y KITCHEN 9'-1" CLG. GREAT ROOM 15 0 17 6X 9'-1" CLG. REAR YARD 17'-7" x 13'-8" GARAGE 20 8 20 6X 9'-1" CLG. HPWH A/C PDR. SLOPING CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. DINING 14 6 13 4X 9'-1" CLG. UT I L I T I E S UP 17 R 16080 SECTIONAL GARAGE DOOR 30 8 0 (±6'-0")28 6 8 2468 2468 8080 SL. GL. DR. 2050 F.G. 20 5 0 F . G . 50 5 0 S L . 50 5 0 S L . 30 5 0 S . H . 30 5 0 S . H . 30 5 0 S . H . 2040 F.G. DN 17 R PRIMARY BEDROOM 17 0 12 6X 9'-1" CLG. PRIMARY BATH 9'-1" CLG. W/D BA. 2 9'-1" CLG. LI N E N BEDROOM 2 11 9 10 2X 9'-1" CLG. BEDROOM 3 11 3 11 0X 9'-1" CLG. BEDROOM 3 10 4 11 0X 9'-1" CLG. LOFT 12 9 10 8X 9'-1" CLG. 50 5 0 S L . 50 5 0 S L . 50 5 0 S L . 20 4 0 S . H . 2050 S.H.2050 S.H. 2020 F.G.2020 F.G. 2050 F.G. 20 5 0 F . G . 50 5 0 S L . 5050 SL. 5050 SL. LINEN R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 0 4 . 1 7 . 2 6Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 3 A R e f l e c t s S p a n i s h E l e v a t i o n A-3.1 FRONT A 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 6 ' - 3 " (O V E R A L L B U I L D I N G H T . ) BACDEFGHJKI LEFT CABDFHI K RIGHT A B CDH FK REAR ABCDFGHI K ROOF PLAN A 1/8"=1'-0"PITCH: 4:12 RAKE: 6" EAVE: 12" ROOF MATERIAL: CONCRETE 'S' TILE MATERIAL LEGEND - SPANISH A.CONCRETE 'S' TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.DECORATIVE GABLE PIPE VENT H.STUCCO o/ FOAM TRIM I.WALL MOUNTED LIGHT FIXTURE J.LIGHTED ADDRESS SIGNAGE K.DOWNSPOUT A-3.2 R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 0 4 . 1 7 . 2 6Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C S p a n i s h E l e v a t i o n P L A N 3 A NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 22 SQ. FT. 2 - CAR GARAGE 436 SQ. FT. TOTAL LIVING 2,157 SQ. FT. 2ND FLOOR 1,276 SQ. FT. 1ST FLOOR 881 SQ. FT. FLOOR AREA TABLE 2 - CAR GARAGE 4 BEDROOMS / 3.5 BATHS + LOFT PLAN 3B REF. D.W. PA N T R Y KITCHEN 9'-1" CLG. GREAT ROOM 15 0 17 6X 9'-1" CLG. REAR YARD 17'-7" x 13'-8" GARAGE 20 8 20 6X 9'-1" CLG. HPWH A/C PDR. SLOPING CLG. ENTRY 9'-1" CLG. PORCH 9'-1" CLG. DINING 14 6 13 4X 9'-1" CLG. UT I L I T I E S UP 17 R 16080 SECTIONAL GARAGE DOOR 30 8 0 (±6'-0")28 6 8 2468 2468 8080 SL. GL. DR. 2050 F.G. 20 5 0 F . G . 50 5 0 S L . 50 5 0 S L . 30 5 0 S . H . 30 5 0 S . H . 30 5 0 S . H . 2040 F.G. 38'-6" 4'-0"30'-6"4'-0" 56 ' - 0 " 5' - 0 " 48 ' - 0 " 3' - 0 " DN 17 R PRIMARY BEDROOM 17 0 12 6X 9'-1" CLG. PRIMARY BATH 9'-1" CLG. W/D BA. 2 9'-1" CLG. LI N E N BEDROOM 2 11 9 10 2X 9'-1" CLG. BEDROOM 3 11 3 11 0X 9'-1" CLG. BEDROOM 3 10 4 11 0X 9'-1" CLG. LOFT 12 9 10 8X 9'-1" CLG. 50 5 0 S L . 50 5 0 S L . 50 5 0 S L . 20 4 0 S . H . 2050 S.H.2050 S.H. 2020 F.G.2020 F.G. 2050 F.G. 20 5 0 F . G . 50 5 0 S L . 5050 SL. 5050 SL. LINEN R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 0 4 . 1 7 . 2 6Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C P L A N 3 B R e f l e c t s R a n c h E l e v a t i o n A-3.3 FRONT B 1/4"=1'-0" 9' - 1 " 9' - 1 " 8' - 0 " Hd r . H t . 8' - 0 " Hd r . H t . ±2 5 ' - 7 " (O V E R A L L B U I L D I N G H T . ) BACDEJKFGHI L LEFT CABDFIJ L RIGHT A B CDI FL REAR ABCDFGIJ LH ROOF PLAN B 1/8"=1'-0"PITCH: 4:12 RAKE: 8" EAVE: 12" ROOF MATERIAL: CONCRETE FLAT TILE MATERIAL LEGEND - RANCH A.CONCRETE FLAT TILE ROOF B.2x6 BARGE & FASCIA C.STUCCO D.STUCCO CONTROL JOINT E.METAL SECTIONAL GARAGE DOOR F.VINYL WINDOW w/ DECORATIVE MULLION G.6x10 GABLE OUTLOOKER H.CEMENTITIOUS HORIZONTAL SIDING I.STUCCO o/ FOAM TRIM J.WALL MOUNTED LIGHT FIXTURE K.LIGHTED ADDRESS SIGNAGE L.DOWNSPOUT R a n c h o C u c a m o n g a , C a l i f o r n i a E T I W A N D A V I S T A S 0 4 . 1 7 . 2 6Copyright 2024 Bassenian | Lagoni Architects 2031 Orchard Drive, Suite 100 tel. +1 949 553 9100 fax +1 949 553 0548 B 2 5 . 2 5 2 5 5 Newport Beach, CA USA 92660 0 2 4 8 B a n y a n S F R , L L C R a n c h E l e v a t i o n P L A N 3 B A-3.4