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HomeMy WebLinkAbout2026-07-08 - Agenda Packet Historic Preservation Commission and Planning Commission Meeting Agenda Rancho Cucamonga Civic Center COUNCIL CHAMBERS July 08, 2026 10500 Civic Center Drive Rancho Cucamonga, CA 91730 6:00 PM A. CALL TO ORDER AND PLEDGE OF ALLEGIANCE Chairman Boling Vice Chairman Dopp Commissioner Morales Commissioner Diaz Commissioner Cooke B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Planning/Historic Commission (“Planning Commission”) on any Consent Calendar item or any item not listed on the agenda that is within the Commission’s subject matter jurisdiction. The Planning Commission may not discuss any issue not included on the agenda, but may set the matter for discussion during a subsequent meeting. C. CONSENT CALENDAR C1. Consideration to adopt Regular Meeting Minutes of June 24, 2026. D. PUBLIC HEARINGS D1. ENVIRONMENTAL ASSESSMENT, MASTER PLAN, DEVELOPMENT AGREEMENT, TENTATIVE PARCEL MAP, DESIGN REVIEW, AND CONDITIONAL USE PERMIT – BTC III Arrow ROUTE CC LP – A request for development and operation of five buildings totaling 1,775,098 square feet within approximately 3,513,101 gross square feet in lot size on certain property bounded by Arrow Route to the north, BNSF/Metrolink Railway to the south, Yellow Wood Road/Juneberry Drive and industrial land uses to the east and west; APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229-121-34. An Environmental Impact Report (SCH No. 2023110033) was prepared for the project. (DRC2021- 00485). (Continued from June 24, 2026) D2. CONDITIONAL USE PERMIT – KIMLEY HORN ON BEHALF OF CLOVER RANCHO CUCAMONGA CORPORATION – A request to permit Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses at an existing 170,275 square foot industrial warehouse building that is currently occupied with a legal non- conforming Wholesale and Distribution use as well as a permitted Office use within the Neo-Industrial (NI) zone located at 11335 Jersey Boulevard; APN: 0229-111-50. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 1 Exemption under CEQA Section 15301 – Existing Facilities (DRC2025-00294) D3. CONDITIONAL USE PERMIT – MEGHAN KARADIMOS – A request for a Conditional Use Permit to allow the continued operation of an existing Manufacturing, Light - Large use within an existing 220,712 – square-foot industrial structure, as well as allowing for the future use of the project site as E-Commerce Distribution; Distribution/Fulfillment Center, Large; Storage Warehouse; and/or Wholesale and Distribution – Medium within the Neo Industrial Zone, located at 8535 Oakwood Place (APN: 0209-481-01). This project is categorically exempt from the provisions of the California Environmental Quality Act under State CEQA Guidelines section 15301 – Existing Facilities. (DRC2025-00326) D4. TIME EXTENSION – LIONS GATE PARTNERS, LLC - A request for a time extension of a previously approved Design Review (DRC2022-00354) for the construction of a multi-family development comprised of 138 residential units, which were reduced from 145 units under Design Review Modification DRC2026-00004, within the Corridor 1 (CO-1) Zone, located at the corner of Foothill Boulevard and Lion Street; APN: 0208-632-47. (Time Extension DRC2026-00153) E. DIRECTOR ANNOUNCEMENTS F. COMMISSION ANNOUNCEMENTS G. ADJOURNMENT TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. If you need special assistance or accommodations to participate in this meeting, please contact the City Clerk's office at (909) 477-2700. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium. State your name for the record and speak into the microphone. After speaking, please complete a speaker card located next to the speaker’s podium. It is important to list your name, address (optional) and the agenda item letter your comments refer to. Comments are generally limited to 3 minutes per individual. If you wish to speak concerning an item not on the agenda, you may do so under “Public Communications.” As an alternative to participating in the meeting you may submit comments in writing to Elizabeth.Thornhill@cityofrc.us by 12:00 PM on the date of the meeting. Written comments will be distributed to the Commissioners and included in the record. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are available at www.CityofRC.us. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days. Any appeals filed must be in writing with the City Clerk’s Office, state the reason for the appeal, and be accompanied by an appeal fee pursuant to the most adopted fee schedule for all decisions for the Commission. (Fees are established and governed by the City Council). Please turn off all cell phones while the meeting is in session. I, Elizabeth Thornhill, Executive Assistant of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted Seventy-Two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive, Rancho Cucamonga, California and on the City's website. HPC/PC Draft Minutes Page 1 of 3 \ Historic Preservation Commission and Planning Commission Agenda June 24, 2026 Draft Minutes Rancho Cucamonga, CA 91730 7:00 p.m. The regular joint meeting of the Planning and Historic Preservation Commission was held on June 24, 2026. The meeting was called to order by Chairman Boling at 7:00 p.m. A. Roll Call Planning Commission present: Chairman Boling, Vice Chairman Dopp, Commissioner Morales, and Commissioner Diaz Staff present: Serita Young, Assistant City Attorney; Peter Castro, Deputy City Manager; Jared Knight, Associate Planner; Kirt Coury, Contract Planner; Miguel Sotomayor, Principal Engineer; Christina Delostrinos, Senior Planner; Grace Holt, Assistant Planner; Senula Liyanage, Assistant Planner; Elizabeth Thornhill, Executive Assistant. B. Public Communications Chairman Boling opened the public communications. Resident Beth Ullom expressed concerns regarding traffic and safety impacts associated with the proposed 135-townhome developed adjacent to her neighborhood. Hearing no other comments, Chairman Boling closed the public communications. C. Consent Calendar C1. Consideration to adopt Regular Meeting Minutes of May 27, 2026. Motion: Moved by Commissioner Morales; seconded by Vice Chair Dopp to approve minutes as presented. Motion carried 4-0. D. Public Hearings D1. CONDITIONAL USE PERMIT, MINOR DESIGN REVIEW, MINOR EXCEPTION, VARIANCE – A&S ENGINEERING, INC – A request for a Conditional Use Permit to allow the operation of a proposed 4,910 square foot express car wash to be constructed on a vacant 1.05 acre parcel of land within the Corridor 1 (CO1) zone, located at 8172 Vineyard Avenue, generally to the southwest of the intersection of Vineyard Avenue and Foothill Boulevard. (APN: 0207-211-48). This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under State CEQA Guidelines Section 15332 – Infill Development Projects. (Conditional Use Permit DRC2025-00113, Minor Design Review DRC2025-00118, Minor Exception DRC2026-00098, Variance DRC2026-00074). Associate Planner Knight provided a PowerPoint presentation (copy on file).    Page 4 HPC/PC Draft Minutes Page 2 of 3 Commissioner Diaz inquired about the City’s current noise regulation hours of operation. Associate Planner Knight indicated hours of operations 8:00 AM to 7:00 PM. Assistant City Attorney Young clarified that those hours pertain specifically to the car wash code and are not related to the City’s noise regulations. Chairman Boling opened the public hearing. Applicant Ahmad Ghaderi was in attendance and available to answer questions. Commissioner Morales noted that during the Design Review Committee meeting, discussion occurred regarding the brick wall along the south property line to existing residents and that the applicant had indicated they would be in contact with nearby residents. He asked whether the applicant remained committed to that outreach. Applicant confirmed. Commissioner Morales inquired about the anticipated last hour of business operations and whether significant sales volume typically occurs during that time. Applicant responded that they do experience a high volume of customers, particularly during the summer months. Resident John Ramgley requested the installation of a crosswalk or traffic light signal to enhance safety for residents. Applicant stated that a queueing study will be conducted as part of the project conditions and that they will comply accordingly. Commissioner Morales stated that the applicant’s request to extend the hours of operation is a difficult decision. He noted that the noise concerns raised by staff likely outweigh any additional business the car wash may generate and indicated he is inclined to support the hours of operation as detailed in the development code. Commissioner Diaz concurred with Commissioner Morales and expressed concerns regarding morning noise impacts due to the number of surrounding residents. She indicated that it would be appropriate to adhere to the code hours. Vice Chair Dopp stated that he believes we should consider revisiting the code in the future, noting that car washes can have adverse impacts on adjacent residential areas, including noise-related complaints. Chair Boling asked the applicant whether the dryers, which are typically the noisiest in a car wash, are facing the north side of the site. Applicant confirmed. Chair Boling stated the applicant has applied for a minor exception to increase the block wall height along the southern property line by an additional two feet, which may help address some of the noise concerns. He also inquired about the proposed light fixtures and whether they are directional to prevent light spillovers. Applicant responded that the fixtures would include shields on the rear side to minimize light spillage. Hearing no comments from the public, Chairman Boling closed the public hearing. Motion: Moved by Commissioner Morales; seconded by Commissioner Diaz to adopt Resolutions No. 2026- 020 approving Conditional Use Permits DRC2025-00113, Minor Design Review DRC2025-00118, Minor Exception DRC2026-00098 and Variance DRC2026-00074. Motion carried unanimously, 4-0 vote.    Page 5 HPC/PC Draft Minutes Page 3 of 3 D2. ENVIRONMENTAL ASSESSMENT, MASTER PLAN, DEVELOPMENT AGREEMENT, TENTATIVE PARCEL MAP, DESIGN REVIEW, AND CONDITIONAL USE PERMIT – BTC III ARROW ROUTE CC LP – A request for development and operation of five buildings totaling 1,775,098 square feet within approximately 3,513,101 gross square feet in lot size on certain property bounded by Arrow Route to the north, BNSF/Metrolink Railway to the south, Yellow Wood Road/Juneberry Drive and industrial land uses to the east and west; APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229-121-34. An Environmental Impact Report (SCH No. 2023110033) was prepared for the project. (DRC2021-00485). Contract Planner Kirt Coury announced that, due to an issue with the mailer public notices, the 660-foot mailing radius was used to notify property owners instead of the required 1500-foot radius for industrially zoned properties. As a result, approximately 31 property owners were not notified of the public hearing. He requested that the item be continued to the July 8, 2026, hearing. Chairman Boling opened the public hearing. Hearing no comments from the public, Chairman Boling announced the item will remain open until July 8, 2026. Motion: Moved by Commissioner Diaz; seconded by Vice Chair Dopp to continue the item to July 8, 2026. Motion carried unanimously, 4-0 vote. F. Director Announcements Deputy City Manager Peter Castro announced that several items are scheduled for the July 8th meeting, and noted that the meeting will start at 6:00 p.m. He also announced that newly appointed Planning Commissioner Nathan Cooke will be in attendance. G. Commission Announcements - None H. Adjournment Motion: Moved by Commissioner Diaz, seconded by Commissioner Morales to adjourn the meeting. Hearing no objections, Chairman Boling adjourned the meeting at 7:35 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant Planning Department Approved:    Page 6 DATE:July 8, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Kirt Coury, Contract Planner SUBJECT:ENVIRONMENTAL ASSESSMENT, MASTER PLAN, DEVELOPMENT AGREEMENT, TENTATIVE PARCEL MAP, DESIGN REVIEW, AND CONDITIONAL USE PERMIT – BTC III Arrow ROUTE CC LP – A request for development and operation of five buildings totaling 1,775,098 square feet within approximately 3,513,101 gross square feet in lot size on certain property bounded by Arrow Route to the north, BNSF/Metrolink Railway to the south, Yellow Wood Road/Juneberry Drive and industrial land uses to the east and west; APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229- 121-34. An Environmental Impact Report (SCH No. 2023110033) was prepared for the project. (DRC2021-00485). (Continued from June 24, 2026) RECOMMENDATION: Staff recommends that the Planning Commission recommend that the City Council take the following actions: 1. Certify the Environmental Impact Report, make findings to the California Environmental Quality Act, adopt a statement of overriding considerations for air quality and transportation and a mitigation monitoring and reporting program. 2. Approve the proposed project, including a Master Plan, Development Agreement, Tentative Parcel Map, Design Review, and Conditional Use Permit, subject to the attached Conditions of Approval. BACKGROUND: It should be noted that Due to a noticing defect, this item was opened as a public hearing item on said date and continued to the Wednesday, July 8, 2026 Planning Commission public hearing. The project site totals approximately 94.25 acres and is comprised of four adjacent parcels (APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229-121-34). The subject property was most recently occupied by CMC Metals, a steel products manufacturing facility, which has since been vacated and demolished. The project site is no longer an active industrial use. As of November 2023, when the EIR Scoping meeting occurred and NOP was filed, the project site is vacant, undeveloped land with previously disturbed bare ground, piles of crushed concrete and asphalt aggregate, minimal ornamental and ruderal vegetation, and minimal impervious surface area. ANALYSIS: The project site is located at 12451 Arrow Route, in the southeastern portion of the city. The    Page 7 Page 2 of 14 3 6 0 4 project includes approximately 4,105,388 square feet (sq ft) of gross lot area (94.25 acres). The project site is generally flag-shaped with topography descending slightly from a north to south direction. The project site is bounded by Arrow Route to the north, industrial land uses to the east, the Atchison Topeka and Santa Fe Railway (AT/SF Railway) to the south, and industrial manufacturing and undeveloped land uses to the west. Figure 1 Project Location    Page 8 Page 3 of 14 3 6 0 4 Land Use General Plan Zoning Project Site Industrial Neo-Industrial Employment District (NE) west & Industrial Employment District (IE) east Neo-Industrial Employment District (NE) west & Industrial Employment District (IE) east North Industrial Neo-Industrial Employment District (NE) Neo-Industrial Employment District (NE) South Industrial Warehouse Industrial Employment District (IE)Industrial Employment (IE) West Industrial Industrial Employment District (IE)Industrial Employment (IE) East Industrial Industrial Employment District (IE)Industrial Employment (IE) The applicant is proposing to subdivide the project site into five new parcels and redevelop the project site that was previously operated as a steel products manufacturing facility into a modern Class A warehouse development. The proposed project would include the construction, use, and maintenance of five (5) new buildings for warehouse space, office space, loading docks for truck trailers, and include 968 automobile parking spaces and 444 truck trailer parking spaces. The proposed project would also include water quality basins, utility infrastructure, exterior lighting and signage, and approximately nine percent landscape coverage overall. Vehicle access to the project site would be provided by new public roadway connections from existing Arrow Route and Yellow Wood Road/Juneberry Drive, in addition to six new public roads to be constructed as part of the proposed project. A new public Street “A” will be constructed west of the project and will connect to Arrow Route. New public Street “B” will run east to west along the southern property lines of Buildings 1-3, Street “C” will be constructed south of Buildings 4 and 5 and run east and west. Street “D” will be constructed east of Building 5 and will run north and south connecting to Streets “C” and “E”. Street “E” will be constructed along the northern boundary of Building 5 and will run east and west connecting to Streets Yellow Wood Road and Street “D.” Yellow Wood Road will be constructed between Buildings 4 and 5 (and east of Building 3) and will run north and south connecting to Arrow Route and Street “C”.    Page 9 Page 4 of 14 3 6 0 4 Figure 2 Project Site Plan Truck circulation would travel East/West along Arrow Route, to a new public Street “A.” A secondary roadway connection from Arrow Route will be through the existing Yellow Wood Road/Juneberry Drive. Both access points allow for simultaneous right and left turns in and out of the Property. Staff notes that pursuant to Development Code Section 17.36.040.D.9.a.ii, industrial projects shall also provide access to at least two arterials. Thus, an additional connection of the project site to Etiwanda Avenue via an extension of Whittram Avenue has been included as part of the project description. Staff notes that details of the new roadway network included in the project’s proposed Master Plan and Development Agreement. Truck courts for each of the buildings is proposed to be secured through manual gate access and the project is required to comply with all on-site queueing requirements to prevent on-street truck queueing. Electrical conduits are proposed to be installed to accommodate future tenant requests for electric gates and site security guard shacks. Screening between neighboring parcels will be installed through eight (8) foot screen walls painted to match the building’s architecture, and all utility structures are proposed to be screened by landscape. The table below provides a breakdown of the maximum number of buildings proposed by square footage for warehouse area, office area and mezzanine area: Project Data Proposed Use Warehouse Area Office Area Mezzanine Area* G.F.A. Building 1 Industrial Warehouse 90,233 SF 7,000 SF 3,000 SF 87,223 SF Building 2 Industrial Warehouse or Auto Parking Lot 81,929 SF or none 5,000 SF or none 3,000 SF or none 78,929 SF or none Building 3 Industrial Warehouse 70,637 SF 5,000 SF 3,000 SF 67,637 SF Building 4 Industrial 1,022,180 SF 30,000 SF 20,000 SF 1,002,180    Page 10 Page 5 of 14 3 6 0 4 Project Data Proposed Use Warehouse Area Office Area Mezzanine Area* G.F.A. Warehouse SF Building 5 Industrial Warehouse or combination of warehouse/trailer parking 510,129 SF or 364,100 SF 10,000 SF 10,000 SF 500,129 SF or 354,100 SF *Mezzanine areas may be used for office space. To consider a conservative worst-case scenario, the project has included parking based on the mezzanine area as usable office space. The Project is also proposing an optional alternative as indicated below: o Parcel 2: Eliminate Building 2 in exchange for additional automobile parking (397 spaces). o Parcel 5: Reduce Building 5 footprint from 510,129 to 364,100 square feet and convert approximately 6.6 acres of the parcel for use as truck trailer parking (187 parking spaces). Figure 3 Alternative Site Plan As part of the proposed alternative site plan, the applicant is also proposing to construct tilt-up concrete screen walls to screen the proposed alternative truck parking for Parcel 5. These tilt-up concrete screen walls are required to be designed to appear the same as the proposed surrounding buildings in articulation, color, and material.    Page 11 Page 6 of 14 3 6 0 4 Architecture The proposed industrial warehouse buildings meet the City’s architectural design standards. The buildings would be constructed of concrete tilt-up panels with reveal lines that create an aesthetic reveal between two panels, with multiple gray paint tones, vision glass, and spandrel glass to provide a modern aesthetic. Offices would be located at one or more corners of the buildings that will feature more extensive glass work, tiles, metal canopies, and aluminum storefront framing with tempered glazing at all doors. Buildings range in height from 39 feet six inches for Buildings 1-3, 49 feet six inches for Building 4, and 47 feet for Building 5. The project also provides an attractive and varied color pallet to break up the expanse of the façade which includes “Zircon” (Sherwin Williams SW 7667), “March Wind” (SW 7668), “Gray Shingle” (SW 7670), “Peppercorn” (SW 7674), and “Distance” (6243). Figure 4 Aerial Rendering of Buildings from the Corner of Arrow Route and Yellow Wood Drive    Page 12 Page 7 of 14 3 6 0 4 Figure 5 Rendering of Building 4 from Yellow Wood Drive Development Standards The table below outlines that the project complies with the applicable development standards for the Neo-Industrial and Industrial Employment zones pursuant to Development Code Section 17.36.040. Those site-specific development standards relative to architecture and site planning for which the applicant requests to establish via the approval of the Master Plan are indicated accordingly: Development Standard Required Proposed Compliant Building Height Maximum 35 feet (at front setback) and 75 feet (1-foot increment from the front setback line) Building Heights Range: 39-feet to 49-feet six inches YES Floor Area Ratio (FAR)50-60%Building: 51.9%YES Front Building Setback 45 feet (Arrow Route); 25 feet (Yellow Wood Road/Juneberry Drive) Buildings 1-3: 45-feet Buildings 4 & 5 are greater than 25 feet YES Street Side Setback 25 Feet (Street A)All Buildings: 25 feet minimum YES Average Depth of Landscape 45 feet (Arrow Route) 25 Feet (Yellow Wood Road/Streets A-D); 45 feet (Arrow Route) 3 feet and 5 feet (Yellow Wood Road); 25 feet (Streets A and C), 4 feet (Street B), and 6 feet Street D) YES* Parking Setback 25 feet (Arrow Route); 15 feet (Yellow Wood Road/Streets A-D) 25 feet (Arrow Route); 15 feet (Yellow Wood Road/Streets A-D) YES Interior Side Yard Setback Min. 5 feet All Building: 5 feet minimum YES Rear Yard Setback Min. 0 feet All Buildings: 0 feet minimum YES    Page 13 Page 8 of 14 3 6 0 4 *The project applicant has requested to establish site specific development standards through the approval of a Master Plan. Parking Pursuant to Development Code Sections 17.64.050, 17.64.090 and Table 17.64.050-1, auto parking for warehouse/storage uses is based on a tiered ratio as illustrated in the table below. In addition, office areas require parking at 1 stall per 250 square feet. Further, the development code requires 1 trailer loading stall for each dock door proposed. As such, the proposed project is required to provide 904 auto parking stalls and 268 trailer loading stalls. The table below demonstrates the project’s compliance with all parking standards: Parking Ratio Required Parking Provided Parking Complies? Warehouse/storage and office 1 per 1,000 sf for the first 20,000 sf; 1 per 2,000 sf for the next 20,000 sf, and 1 per 40,000 sf for remaining sf Office requires 1 per 250 sf Building: 904 stalls Building: 968 YES Trailer Loading Stalls 1 per loading dock Building: 268 Building: 444 YES Landscaping Landscaping will be provided in accordance with the Chapter 17.56, Landscaping Standards, subject to the reductions requested in the Master Plan. In total the project site would be developed with approximately eight acres of landscape or other pervious surface area. The entire project site would be maintained with an automatic irrigation system. The proposed project would remove 168 existing trees from the project site. Pursuant to tree replacement requirements found in Section 17.56.050(K)(2), the proposed project includes the planting of approximately 895 replacement trees, including twenty-five 48-inch box, fifty-one 36- inch box and eight hundred and nineteen 24-inch box trees. Trees planted by the proposed project would achieve at least 35 percent shade coverage within off-street automobile parking areas. Entitlements for Proposed Development The project requires a Design Review, Tentative Parcel Map, Conditional Use Permit, and a Master Plan. Further, the applicant proposes to enter into a Development Agreement with the City, which requires the review and approval of an ordinance by the City Council. Tentative Parcel Map (SUBTPM20488) As mentioned, the project includes a request to approve a Tentative Parcel Map to subdivide the subject area into five new parcels. Parcel 1 proposes an area of approximately 4.71 acres, Parcel 2 proposes and area of approximately 3.82 acres, and Parcel 3 proposes an approximate area of 3.69 acres, all with street frontages along Arrow Route. Parcel 4 proposes an area of approximately 45.20, and Parcel 5 proposes an area of approximately 23.23 acres with private street frontages and access to Arrow Route. Notably, all proposed parcels meet the minimum Open Space/Landscape Standards 10% Buildings 1-3 = Exceed 10% Building 4 = 9.7% Building 5 = 9.2% (Project Avg./Blend = 9.2%) YES*    Page 14 Page 9 of 14 3 6 0 4 development standards for lot size and configuration.    Page 15 Page 9 of 14 3 6 0 4 Conditional Use Permit (DRC2025-00061) The applicant is requesting the review and approval of a Conditional Use Permit for the development of a warehouse facility in excess of 75,000 square feet (pursuant to Development Code Section 17.36.040(C). and a Master Plan application to allow for deviations to allowable maximum building footprints, minimum open space, block network parameters, allowable land uses, the reduction in roadway width, street knuckle standards, maximum wall/retaining wall heights, and landscaping setbacks. Resolutions further describing each of these entitlements are included as exhibits to this staff report. Master Plan (DRC2023-00349) As previously mentioned, this project site is within the Neo-Industrial and Industrial Employment zones which requires specific zoning and building standards, building, parking, landscaping setbacks, floor area, landscaping, and land use standards. The applicant has applied for a master plan to establish site-specific development standards pursuant to Development Code Section 17.22.020 (Master Plan). The purpose of a master plan is to allow for the coordinated comprehensive planning of a subarea of the city to accomplish specific objectives including to allow the development of an exceptional project design that cannot be built under an existing zone or due to constraints of existing development standards. This area, commonly known as the southeast industrial quadrant, was originally agricultural land that converted to large scale manufacturing uses prior to city incorporation. This area has limited circulation infrastructure and only 2 primary east/west arterials (Arrow Route and 4th Street) and 1 north/south arterial (Etiwanda Avenue). Expanding circulation access in this area is paramount to reducing impacts on truck travel in the area as this area redevelops. The developer and staff worked together to address the issue, while allowing for appropriate industrial development through the master plan process. The table below outlines all proposed deviations from code standards. ( Table 1: Street Changes Street City Standard Proposed Deviation Street A 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 57’ right-of-way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping on east property line) and 2’ parkway on west property line; Parkway setback reduced from 11' to approx. 2' adjacent to west property line/project boundary Yellow Wood Road 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 66' right-of-way; 44’ paved roadway; 11’ parkway (including sidewalk and landscaping each side); approx. 3' and 4' landscaped setback Landscape setback reduced from 25' to approx. 3' adjacent to Building 3 area, and 4’ adjacent to Building 5 area Street B 66’ right-of-Way; 44' paved roadway; 11’ parkway (including 66' right-of-way; 44’ paved roadway; 11’ parkway (including sidewalk and Landscape setback reduced from 25' to approx. 4' on each side    Page 16 Page 10 of 14 3 6 0 4 sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning landscaping each side); approx. 4' landscaped setback each side of the Street for Street B (Between Buildings 1, 2, 3, and 4). Street D 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 50’ right-of-way; 20’ paved roadway; 6’ parkway proposed on westerly right-of-way, 4’ landscape parkway proposed on easterly right-of-way. Landscape setback reduced from 25' to approx. 6' feet on westerly right-of-way; and 4’ landscape parkway proposed on easterly right-of-way. Street Knuckle Standard Engineering Standard Modified knuckle with a small radius on the outside and a large radius on the inside Allows for the ultimate curb alignment to stay consistent throughout development Table 2: Code Standards Code Standard City Standard Proposed Deviation Maximum Building Footprint Neo-Industrial (NE) = 200,000 square feet Industrial Employment (IE) = 450,000 square feet 1,200,000 in the Neo- Industrial (NE) zone; and 520,000 in the Industrial Employment (IE) zone Increase allowable square footages by 1,000,000 square feet in the NE zone, and 70,000 square feet in the IE zone Minimum Open Space 10% in Industrial Zones Proposal of a single parcel open space standard proposed at 7.5% and the project wide open space standard at 9% Reduction of 2.5% for proposed single parcels; and a 1% reduction overall project wide. Block Network Intersection spacing inside arterial/arterial blocks bounded by arterials to be a minimum of 200 feet and a maximum 1,320 feet Proposed alternative language requests a maximum intersection spacing standard of 1,700 feet Intersection spacing increased by 380 feet. Permitted Uses Permitted and Conditionally Permitted by Municipal Code The applicant is proposing to allow some uses currently requiring a minor use permit or conditional use permit to become permitted uses in the NE and IE zones Please see Exhibit C of the proposed Master Plan Narrative within the attached project plans. Wall Heights Wall heights shall not exceed eight feet, measured from the finished grade immediately adjacent to the wall and the top of Proposing wall heights shall not exceed 12’ along the southern property boundary 4’ maximum deviation along southern project boundary only.    Page 17 Page 11 of 14 3 6 0 4 the wall Pursuant to Rancho Cucamonga Development Code Section 17.36.040 (Development Standards for Industrial Zones), a minimum 25-foot landscaped setback is required along public street frontages for industrial collector streets. Further, the industrial collector street width is required at a full street improvement/dedication of 66-feet with a roadway width of 44-feet (half width of 33- feet with a roadway width of 22-feet). The proposed landscaping setbacks along Yellow Wood Road, Street “B”, and Street “D” range from approximately 3 feet to 6 feet, which is less than the 25-foot standard. However, these reduced setbacks occur in conjunction with the construction of five new public frontage roads, Yellow Wood Road, Street “A”, Street “B”, Street “C”, and Street “D”. The proposed roadway section for Street “D” also differs from the standard collector street section, with a 20-foot paved roadway in lieu of the 22-foot standard. In summary, the project includes a request for a master plan to allow for deviations to allowable maximum building footprints, minimum open space, block network parameters, allowable land uses, the reduction in roadway width, street knuckle standards, maximum wall/retaining wall heights, and landscaping setbacks. Development Agreement (DRC2023-00408) The applicant has also proposed to enter into a Development Agreement with the city. Pursuant to Development Code Section 17.22.060.A.1, development agreements: 1. Increase the certainty in the approval of development projects, thereby preventing the waste of resources, reducing the cost of development to the consumer, and encouraging investment in and commitment to comprehensive planning, all leading to the maximum efficient utilization of resources at the least economic cost to the public; 2. Provide assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval thereby strengthening the public planning process, encouraging private participation in comprehensive planning, and reducing the economic costs of development; 3. Enable the city to plan for and finance public facilities, including but not limited to, streets, sewerage, transportation, drinking water, school and utility facilities, thereby removing a serious impediment to the development of new housing. The proposed Development Agreement includes, but is not limited to, the following major term which are summarized below: The term of the development agreement would initially be from the effective date of approval and continue for six (6) consecutive calendar years thereafter. A requirement that the developer shall pay a Fair Share Payment in Lieu of Traffic Improvements, a Public Art Fee, and a Community Benefit Payment; and The applicant has agreed dedicate a 3.3-acre parcel of land for a “New Substation Parcel” and to contribute a sum amount for the cost for construction for the new substation. Design Review Committee The Project was reviewed by the Design Review Committee on June 17, 2025. The Committee    Page 18 Page 12 of 14 3 6 0 4 was in favor of the overall project design and asked for clarification on a few items, including the number of "new" streets proposed for the project, the proposed screen wall heights and locations, truck access, drive approaches, street dedications, and overall connections to adjacent public streets. Both Committee members preferred the design and layout of the project, expressing that the proposed architecture would be complimentary to the surrounding area. They also commented in favor of the street circulation, layout, and overall design of the project. The Design Review Committee unanimously recommended the project move forward to be considered by the Planning Commission. Archibald Library – 7368 Archibald Avenue, Rancho Cucamonga, CA 91730; Paul A Biane Library – 12505 Cultural Center Drive, Rancho Cucamonga, CA 91739; Planning Department Public Counter at City Hall – 10500 Civic Center Drive, Rancho Cucamonga, CA 91730.    Page 19 Page 13 of 14 3 6 0 4 regarding the content of the Draft EIR. None of the comments received, or the responses provided, constitute “significant new information” by CEQA standards (State CEQA Guidelines CCR Section 15088.5). In other words, no new significant impacts or other conditions set forth in Section 15088.5(a) of the State CEQA Guidelines were identified. The DEIR and FEIR, inclusive of the comments listed above, as well as responses to these comments, are included with this staff report as Exhibit C. Technical appendices and supporting documentation can be referenced on the City’s website under the tab “CEQA Documents Available for Review” under the Current Projects & Planning Initiatives. Air Quality: Proposed project construction activities would generate criteria pollutant emissions that exceed SCAQMD regional construction-period thresholds for VOC, and proposed operations would exceed SCAQMD regional operations-period thresholds for VOX, Nox, and CO. Therefore, this impact is significant. Implementation of project Mitigation Measures 3.2-2a through 3.2-2d would substantially lessen construction and operational emissions. However, VOC emissions from operations would not be reduced below thresholds. Therefore, even with implementation of mitigation, operational impacts associated with VOC emissions would be considered significant and unavoidable. Transportation: Construction activities would be temporary and intermittent and thus would not result in long-term increases in vehicular trips. The operation of the proposed project would result in a project-generated VMT per employee of 23.8 in a baseline scenario and 22.7 VMT per employee in a future year scenario, which would exceed the City’s threshold of 22.3 VMT per employee. The proposed project effect on VMT would increase future year levels of VMT per service population within a 30-mile boundary from the project site, which exceeds the City’s threshold of no increase. Therefore, the proposed project would conflict with State CEQA Guidelines Section 15064.3. This impact is potentially significant. With implementation of Mitigation Measures 3.13-2a through 3.13-2d, proposed project generated VMT in the baseline and future scenarios would be reduced to less than the City’s threshold, but the project effect on VMT would still result in an increase in VMT per service population within a 30-mile boundary of the project site. Therefore, this impact is significant and unavoidable.    Page 20 Page 14 of 14 3 6 0 4 telephone call related to street improvements for the project and surrounding area and the comment letter came from the Golden State Environmental Justice Alliance citing environmental concerns (the letter, dated June 22, 2026, has been provided to the Commissioners for their review). FISCAL IMPACT: COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: EXHIBITS:    Page 21 Exhibit A 7 0 5 9 VICINITY MAP    Page 22 7 0 3 7 EXHIBIT B    Page 23 7 0 5 5 EXHIBIT C    Page 24 7 0 6 2 EXHIBIT D    Page 25 Design Review Committee Meeting Agenda June 17, 2025 FINAL MINUTES Rancho Cucamonga, CA 91730 New Time: 6:00 p.m. A. Call to Order The meeting of the Design Review Committee held on June 17, 2025. The meeting was called to order by Jennifer Nakamura, Staff Coordinator, at 6:00 p.m. Design Review Committee members present: Vice Chairman Boling and Commissioner Daniels Staff Present: Kirt Coury, Contract Planner B. Public Communications Staff Coordinator opened the public communication and after noting there were no public comments, closed public communications. C. Consent Calendar Consideration to adopt Meeting Minutes of June 3, 2025. Item C1. Motion carried 2-0 vote as presented. D. Project Review Items TENTATIVE MAP, DESIGN REVIEW AND CONDITIONAL USE PERMIT - To allow for the approximately 3,513,101 gross square feet in lot size on certain property bounded by Arrow Route to the north, BNSF/Metrolink Railway to the south, Yellow Wood Road/Juneberry Drive and industrial land use to the east and west; APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229-121-34. Primary Case File No. DRC2021-00485. Staff presented the item to the Design Review Committee. The Committee liked the project design overall and asked for clarification on a few items. Committee member Daniels asked for clarification on the number of "new" streets proposed for the project. He expressed that he liked the design and the layout of the project, and that the architecture would be complimentary to the surrounding area. He locations. Committee member Boling asked for clarification on truck access, drive approaches, street dedications, and overall connections to adjacent public streets. He too expressed favor for the proposed architecture and like the street circulation, layout, and design of the overall project. The Design Review Committee voted to move the project forward to the Planning Commission with a recommendation of approval. Recommended approval to PC. 2-0 Vote.    Page 26 E. Adjournment Planning Director Nakamura adjourned the meeting at 7:00 p.m. Respectfully submitted, ___________________________ Elizabeth Thornhill, Executive Assistant    Page 27 392383.00001/6-18-26 EXHIBIT F RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: Kim Sevy City Clerk 10500 Civil Center Drive Rancho Cucamonga, California 91730 SPACE ABOVE THIS LINE FOR RECORDER’S USE DEVELOPMENT AGREEMENT NO. ____________ REGARDING THE ARROW COMMERCE CENTER PROJECT, RANCHO CUCAMONGA, CALIFORNIA THIS DEVELOPMENT AGREEMENT (this “Agreement” or this “Development Agreement”) is made and entered into as of .the “Effective Date” set forth herein, by and between BTC III ARROW ROUTE CC, LP, a Delaware limited partnership (“Developer”), and the CITY OF RANCHO CUCAMONGA, a California municipal corporation (“City”). RECITALS Section 1.Developer is owner of the “Site” as set forth herein and generally described as a 94.247-acre site comprising Assessor Parcel Numbers (APNs) 0229-121-33; 0229-121-34; 0229-121-35; and 0229-131-19, and/or has a legal interest in the real property subject to this Agreement. Section 2.On _______________, 2026, the City Council of the City of Rancho Cucamonga (“Council”) adopted the following resolutions: A. Resolution No. _______, approving Zoning Amendment; B. Resolution No. _______, approving Design Review; C. Resolution No. _______, approving Tentative Parcel Map ; D. Resolution No. _______, approving Master Plan; E. Resolution No. _______, approving Conditional Use Permit; and, F. Resolution No. _________, certifying, after making appropriate findings, an Environmental Impact Report (“EIR”) identified as State Clearinghouse No. 2023110038. Section 3.Collectively, the resolutions identified in section 2 of the recitals and ordinance identified in section 3 of the recitals (collectively, “Project Entitlements”) permit the development and operation of the Site with a mix of (5) single-story (single-story with mezzanine) buildings for general warehouse space, associated office space, and loading docks for truck trailers, automobile parking spaces and truck trailer parking spaces, and the construction of a new public roadway, internal drive aisles, parking, on-site landscaping, lighting, utility connections, and    Page 28 392383.00001/6-18-26 -2-7 0 6 0 related infrastructure and improvements, all as depicted in the Development Plan and approved Master Plan. Section 4.California Government Code Section 65864, et seq. authorizes cities to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property. Section 5.City and Developer mutually desire to enter into this Development Agreement to develop the Project in accordance with the terms set forth herein. Section 6.On _______________, 2026, the City Council introduced Ordinance No. ____ (the “Approving Ordinance”), and following second reading adopted Ordinance No. ____, thereby approving this Development Agreement between the City and Developer. The Approving Ordinance is effective as of _______________, 2026. All requirements of the California Environment Quality Act have been met with respect to the Project, Project Entitlements, and this Agreement, and this Agreement is consistent with the City’s General Plan. AGREEMENT Section 1. Definitions. In this Agreement, unless the context otherwise requires, the following terms shall have the following meaning:    Page 29 392383.00001/6-18-26 -3-7 0 6 0 “Phase 1” means the construction of Building 4, totaling 1,022,180 square feet, and all site improvements within Parcel 4 as shown on Exhibit H. Street improvements as part of Phase 1 will include all proposed new streets required to access the buildings included in Phase 1. “Phase 2” means the construction of Buildings 1, 2, 3, and 5, totaling 752,918 square feet, and all site improvements within Parcels 1, 2, 3, and 5 as shown on Exhibit H. “Power Purchase Agreement” shall have the meaning ascribed to it in section 11(B)(ii) below. “Project” means the proposed development of the Site, consistent with the terms and conditions of the Project Entitlements. “Project Entitlements” mean the Resolutions and Ordinance described in recitals sections 2 through 3. “RCMU” means the Rancho Cucamonga Municipal Utility, a municipal utility that is a department of City. “RCMU Substation” means the new substation that will serve the Project and other uses to be located on the New Substation Parcel. The RCMU Substation will be designed and procured by RCMU in its sole discretion. “Site” means the real property that is the subject of the Project Entitlements and as legally described, depicted and identified in Exhibit B and Exhibit C. “Term” means the initial six (6) year term of this Agreement, beginning from the Effective Date, and any extension pursuant to section 6. “TIA” means the Project’s Traffic Impact Analysis and CEQA Transportation Impact Analysis, dated _______, 202__, prepared by ___________________________, included as an appendix to the Environmental Impact Report prepared for the Project and on file in the City’s Engineering Services Department, which is incorporated herein by this reference. Section 4. Recitals. The recitals are part of this Agreement and shall be enforceable as any other provision of this Agreement. Section 5. Interest of Developer. Developer warrants and represents that, as of the Effective Date, it will have legal title to or an equitable interest in the Site; that it has full legal right to enter into this Agreement; and that the persons executing this Agreement on behalf of Developer have been duly authorized to do so. Section 6. Binding Effect of Agreement. Developer hereby subjects the Project and the Site to the covenants, reservations, and restrictions as set forth in this Agreement. The City and the Developer hereby declare their specific intent that the covenants, reservations and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon Developer’s successors and assigns in title or interest to the Project and/or Site. Each and every contract, deed or other instrument hereinafter executed, covering or    Page 30 392383.00001/6-18-26 -4-7 0 6 0 conveying the Project and/or Site or any portion thereof shall conclusively be held to have been executed, delivered, and accepted subject to the covenants, reservations and restrictions expressed in this Agreement, regardless of whether such covenants, reservations and restrictions are set forth in such contract, deed or other instrument. Section 7. Relationship of Parties. It is understood that the contractual relationship between City and Developer is such that City and Developer are each an independent party and neither is the agent or partner of the other for any purpose whatsoever and neither shall be considered to be the agent or partner of the other for any purpose whatsoever. Section 8. Term of Agreement. The Term of this Agreement shall commence on the Effective Date and shall continue for six (6) consecutive calendar years thereafter, unless the Term is otherwise terminated, modified, or extended in accordance with the provisions of this Agreement. Except as provided in Section 11.B.v. of this Agreement, so long as there are no material changes to the Project, the Developer is not then in breach beyond the notice and cure periods set forth in this Agreement, and the Developer has made all payments to the City as required pursuant to this Agreement, Developer has an option to extend the Term one time for an additional four (4) years for a total Term of ten (10) years. To exercise the option to extend, Developer must, no less than ninety (90) days prior to the expiration of the Term, both: (i) deliver to City written notice of its intent to exercise the option; and (ii) pay to City five hundred thousand dollars ($500,000.00). Upon receipt of such notice and payment, City shall provide written confirmation that the Developer’s option to extend the Term has been exercised and accepted. The Term shall not be extended until City delivers written notice of confirmation to Developer, which notice shall not be unreasonably withheld and shall be delivered prior to the expiration of the Agreement provided Developer has timely delivered its required notice. Section 9. Timing of Development. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties to provide for the timing of development resulting in a later adopted initiative restricting the timing of development to prevail over such parties’ agreement, it is the parties’ intent to cure that deficiency by acknowledging and providing that Developer shall have the right (without obligation), subject to the provisions of this Development Agreement, to complete the Project in such order and at such rate and at such times as Developer deems appropriate within the exercise of its subjective business judgment. Section 10. Assignment. In the event of a proposed transfer of a fee simple interest in the Site or any portion thereof or in this Agreement by Developer to a transferee, Developer agrees to comply with the following conditions:    Page 31 392383.00001/6-18-26 -5-7 0 6 0 documentation, of a form and substance reasonably satisfactory to the City, demonstrating the experience, capability, competence, and financial ability of the proposed assignee to carry out and complete the Development Plan and comply with the terms of this Agreement. (ii) At least thirty (30) days prior to any such assignment, Developer shall also provide evidence that the transferee will assume in writing through an assignment and assumption agreement all remaining obligations of Developer under this Agreement. The assignment and assumption agreement shall be in a form reasonably satisfactory to the City Attorney. (iii) The City Manager shall have consented to the assignment of this Agreement, which consent will not be unreasonably withheld. Any assignment of this Agreement not made in strict compliance with the foregoing conditions shall constitute an event of default by the Developer pursuant to section 18. Notwithstanding the foregoing, the terms, covenants and conditions of this Agreement shall be binding upon any transferee whether or not such an assignment and assumption agreement is signed by the assignee upon acquiring the Site. Section 11. General Standards and Restrictions Pertaining to Development of the Site. The following specific restrictions shall apply to the use of the Site pursuant to this Development Agreement: A. Developer shall have the right to develop and operate the Project on the Site in accordance with the terms and conditions of this Agreement and the Project Entitlements and City shall have the right to control development of the Site in accordance with the provisions of this Agreement and the Project Entitlements. B. The type, density, intensity, configuration of uses, size, and location of buildings and other improvements and provisions for the reservation or dedication of land for public purposes, location of public improvements, together with other terms and conditions of development applicable to the Site, shall be as set forth in this Development Agreement, including the Development Plan, and the Project Entitlements, except as modifications may be made pursuant to section 16. C. All public improvements, including landscaping, irrigation, sidewalk, traffic improvements and public streets, as set forth in the Development Plan, Project Entitlements, and this Development Agreement, shall be installed by the Developer in the time and manner described in the Development Plan, Project Entitlements, and this Development Agreement. Section 12. Effect of City Regulations on Development of Project. Developer is entitled to protections afforded by the development agreement statute, Government Code Section 65864 et seq., including a vested right to develop the Site in accordance with the rules, regulations and official policies in effect as of the Effective Date. No future modification of City’s code or ordinances, or adoption of any code, ordinance, regulation, whether adopted by the City Council or through the initiative or referendum process, which conflicts with this Agreement shall apply to the Site or modify this Agreement without amendment hereto to so provide by the parties.    Page 32 392383.00001/6-18-26 -6-7 0 6 0 A. The provisions of this section 10 shall not preclude the application to the development of the Site those changes in City ordinances, regulations, plans, or specifications which are specifically mandated and required by changes in state or federal laws or regulations as provided in California Government Code Section 65869.5 or any successor provision or provisions. In the event such changes in the law prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended or performance thereof delayed, as may be necessary to comply with such changes in the law. B. The category of Development Impact Fees (“DIF”) applicable to the Project shall be those as set forth in Exhibit D and shall be pursuant to the rates as annually adjusted and in effect at the time of Developer’s payment of the DIF. C. Nothing herein shall prevent the application of health, safety, and accessibility regulations (e.g., fire, building, seismic, plumbing, and electric codes and requirements under the Americans with Disabilities Act or similar accessibility statute) that become applicable to the City as a whole. D. The parties acknowledge and agree that the City is restricted in its authority to limit its police power by contract and that the limitations, reservations and exceptions set forth in this section 10 are intended to reserve to the City all of its police power which cannot be so limited. Section 11. Developer’s Obligations. In consideration of the rights and benefits Developer is guaranteed under this Agreement, Developer agrees to provide each and every one of the community benefits and other measures set forth in this section 11. A. Fair Share Payment in Lieu of Traffic Improvements. In lieu of constructing the opening year and horizon year (2040) traffic improvements outlined in the TIA, Developer shall have the right to pay a fair share fee into the City’s Industrial Area Traffic Improvement Fund as outlined below (the “Fair Share Fee”). The Fair Share Fee shall be two million four thousand seven hundred ninety six dollars ($2,004,796.00) and consist of the following: (i) nine hundred seventy thousand dollars ($970,000.00) general contribution to the City’s Industrial Area Traffic Improvement Fund; and (ii) one million thirty-four thousand seven hundred ninety-six dollars ($1,034,796.00) as Developer’s pro rata share contribution towards the City’s 6th Street Crossing project and related improvements. The Fair Share Fee shall annually adjust at the same rate and time as the Transportation DIF set forth in Exhibit D and shall be due and payable prior to issuance of the first certificate of occupancy for the Project. City will not issue a certificate of occupancy unless and until the Fair Share Fee is paid by Developer. Developer’s payment into the Industrial Area Traffic Improvement Fund shall satisfy any Condition of Approval for which Developer is required to pay a fair share payment as identified in the TIA. B. Electric and Solar Power; Power Purchase Agreement; Electrical Substation. i. Prior to the issuance of the first building permit for any building proposed to be constructed as part of the Project, Developer shall secure a power (i.e., electric    Page 33 392383.00001/6-18-26 -7-7 0 6 0 energy) delivery commitment from RCMU. City shall ensure that RCMU’s power delivery commitment provides a minimum of three and one half (3.5) mega-watts of ongoing power service available to serve the Project, subject to the following conditions: (i) Developer has received all building permits for and begun construction of Phase 1 of the Project by or before March 31, 2028, and (ii) City’s and RCMU’s commitment to begin providing the ongoing minimum supply of power shall start on the effective date of the Power Purchase Agreement or the date Developer receives all building permits for construction of the Project, whichever occurs later, and terminate forty-eight (48) months from the effective date of the Power Purchase Agreement or issuance of Certificate of Occupancy for the buildings identified as part of Phase 1, whichever occurs first. If Developer has not received all building permits for Phase 1 of the Project and has not begun construction of Phase 1 of the Project by or before March 31, 2028, RCMU may, in its sole discretion, provide less than a minimum of three and one half (3.5) mega-watts of ongoing power supply to serve the Project and RCMU provide power based upon the then-current RCMU system demand and capacity. Developer waives any and all claims against City and RCMU arising out of RCMU’s capacity to serve the Project if such conditions are not met by March 31, 2028.    Page 34 392383.00001/6-18-26 -8-7 0 6 0 20487. In the event the Parcel Map does not record, the Applicant agrees to submit a legal description and plat exhibit to dedicate and record a designated easement for RCMU purposes prior to the issuance of the first building permit for the Project.    Page 35 392383.00001/6-18-26 -9-7 0 6 0 occupancy of any Project building. Developer shall extend all required infrastructure for electricity and fiber optic broadband (“Required Infrastructure”) onto the Project site as required by RCMU .“Required Infrastructure” shall include all underground ducts and structures from a point of connection to established RCMU service facilities at the stub out identified by RCMU in the street or public right of way, surface mounted equipment (except for transformers), and cabling to serve both buildings on the Site. This requirement shall satisfy any Condition of Approval pertaining to the Project’s electric and fiber optic connection to RCMU. Section 12. City’s Obligations. The City shall reasonably expedite review and processing of all plans and issuance of all permits and approvals associated with the Project, including building permits. Section 13. Annual Review. During the Term of this Development Agreement, City shall annually review the extent of good faith compliance by Developer with the terms of this Development Agreement. Developer shall file an annual report with the City providing information regarding compliance with the terms of this Development Agreement no later than January 2nd of each calendar year beginning on January 2nd following the Effective Date. Annual reports shall include all information necessary for the City to assess Developer’s compliance with the terms and provisions of this Agreement. Developer shall have the right to cause the annual report to be filed by any lessee then occupying the Site provided, however, that Developer shall remain primarily responsible for such filing. Section 14. Indemnification and Legal Challenge. To the maximum extent permitted by law, Developer agrees to, and shall, defend, indemnify and hold City and its elected officials, officers, contractors serving as City officials, agents, and employees (“Indemnitees”) harmless from liability for damage and/or claims for damage for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of Developer’s activities in connection with the construction of the Project or Developer’s operation of the permitted use, and which may arise from the direct or indirect operations of Developer or those of Developer’s contractors, agents, tenants, employees or any other persons acting on Developer’s behalf, which relate to the Developer’s construction of the Project or operation of the permitted use. This indemnity    Page 36 392383.00001/6-18-26 -10-7 0 6 0 provision applies to all damages and claims for damage, as described above, regardless of whether or not the City prepared, supplied, or approved the plans, specifications, or other documents for the Project. Notwithstanding, the foregoing indemnity shall not include indemnification against (i) suits and actions brought by Developer by reason of City’s default or alleged default hereunder, or (ii) suits and actions caused solely by or resulting solely from City’s acts or omissions, or (iii) suits and actions arising from the sole negligence or willful misconduct of City; provided further, however, that the foregoing indemnity shall not apply to claims pertaining to City’s operation of those portions of the Site dedicated to City after the dedication thereof. Section 13. Amendments. This Agreement may be amended or canceled, in whole or in part, only by mutual written consent of the parties and then in the manner provided for in California Government Code Section 65868, et seq., or successor provisions thereto. Section 14. Minor Amendments to Development Plan. Upon the written application of Developer, minor modifications and changes to the Development Plan, including modifications to the building design or footprint affecting setbacks, parking layout and design, and landscape design may be approved by the Planning Director. Substantial changes in the Development Plan, as determined by the Planning Director, shall be processed through the process required by law to amend or modify the Development Plan. Upon the approval of substantial changes to the Development Plan, Developer and City shall amend this Agreement to memorialize and acknowledge the revised Development Plan. Section 15. Enforcement. In the event of a default under the provisions of this Agreement by Developer, City shall give written notice to Developer (or its successor) by registered or certified mail addressed at the address stated in this Agreement, and if such violation is not corrected to the reasonable satisfaction of City within thirty (30) days after such notice is served on Developer, or if not corrected within such reasonable time as may be required to cure the breach or default if said breach or default cannot be cured within said thirty (30) days (provided that acts to cure the breach or default must be commenced within said thirty (30) days and must thereafter be diligently pursued by Developer), then City may, without further notice, declare a default under this Agreement and, upon any such declaration of default, City may bring any action necessary to specifically enforce the obligations of Developer growing out of the operation of this Development Agreement, apply to any court, state or federal, for injunctive relief against any    Page 37 392383.00001/6-18-26 -11-7 0 6 0 violation by Developer of any provision of this Agreement, or apply for such other relief as may be appropriate. Section 16. Event of Default. Developer is in default under this Agreement upon the happening of one or more of the following events or conditions: Section 17. No Waiver of Remedies. City does not waive any claim of defect in performance by Developer if on periodic review City does not enforce this Agreement. Nonperformance by Developer shall not be excused because performance by Developer of the obligations herein contained would be unprofitable, difficult or expensive or because of a failure of any third party or entity, other than City. Subject to the provisions of Section 20, all other remedies at law or in equity which are not otherwise provided for in this Agreement are available to each party to pursue in the event that there is a breach of this Development Agreement by the other party (subject to applicable notice and cure periods). No waiver by City or Developer of any breach or default under this Development Agreement by the other party shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder. Section 18. City Not Liable For Damages. It is acknowledged by the parties that the City would not have entered into this Agreement if it could be held liable in damages under or with respect to this Agreement or the application thereof. Consequently, and except for the payment of attorney’s fees in accordance with this Agreement, the City shall not be liable in damages to the Developer, or to any assignee, transferee or any other person, and the Developer covenants on behalf of itself and its successors in interest not to sue for or claim any damages:    Page 38 392383.00001/6-18-26 -12-7 0 6 0 The parties hereby warrant that each enters into this Agreement with the understanding that if the City defaults on its obligations under this Agreement due to an action taken by the electorate of the City in the exercise of the reserved powers of initiative and referendum, this Agreement shall be modified or suspended to the extent required by Government Code Section 65869.5 and the Developer’s right to seek specific performance, a writ of mandate, or other mandatory relief shall be limited by such force as the action taken by the electorate may have in light of state law as determined by any court of competent jurisdiction, in which case the Developer’s principal remedy shall lie in reformation of this Agreement Section 19. Rights of Lenders Under this Agreement. Should Developer place or cause to be placed any encumbrance or lien on the Project, or any part thereof, the beneficiary (“Lender”) of said encumbrance or lien shall have the right at any time during the term of this Agreement and the existence of said encumbrance or lien to: A. Do any act or thing required of Developer under this Agreement, or cure any default of Developer under this Agreement within the time limits set forth in section 17, and any such act or thing done or performed by Lender or cure shall be as effective as if done by Developer; B. Realize on the security afforded by the encumbrance or lien by exercising foreclosure proceedings or power of sale or other remedy afforded in law or in equity or by the security document evidencing the encumbrance or lien (hereinafter referred to as “a trust deed”); C. Transfer, convey or assign the title of Developer to the Project to any purchaser at any foreclosure sale, whether the foreclosure sale be conducted pursuant to court order or pursuant to a power of sale contained in a trust deed; and D. Acquire and succeed to the interest of Developer by virtue of any foreclosure sale, whether the foreclosure sale is conducted pursuant to a court order or pursuant to a power of sale contained in a trust deed. Should any Lender require or request an amendment of this Agreement in respect of the rights and remedies granted to a Lender, City hereby agrees to execute and deliver such an amendment so long as the proposed amendment does not materially and adversely affect the rights, powers, and remedies of the City in respect of a default by Developer hereunder. Section 20. Notice to Lender. City shall give written notice of any default or breach under this Agreement by Developer to Lender (if known by City) simultaneously with such notice of default City gives to Developer and afford Lender the opportunity after receipt of service of the notice to: A. Cure the breach or default within thirty (30) days after service of said notice, where the default can be cured by the payment of money; B. Cure the breach or default within thirty (30) days after service of said notice where the breach or default can be cured by something other than the payment of money and can be cured within that time; or    Page 39 392383.00001/6-18-26 -13-7 0 6 0 C. Cure the breach or default in such reasonable time as may be required where something other than payment of money is required to cure the breach or default and cannot be performed within thirty (30) days after said notice, provided that acts to cure the breach or default are commenced within a thirty (30) day period after service of said notice of default on Lender by City and are thereafter diligently continued by Lender. Section 23. Action by Lender. Notwithstanding any other provision of this Agreement, a Lender may forestall any action by City for a breach or default under the terms of this Agreement by Developer by commencing proceedings to foreclose its encumbrance or lien on the Project. The proceedings so commenced may be for foreclosure of the encumbrance by order of court or for foreclosure of the encumbrance under a power of sale contained in the instrument creating the encumbrance or lien. The proceedings shall not, however, forestall any such action by the City for the default or breach by Developer unless: A. They are commenced within thirty (30) days after service on Developer (and on Lender if Lender’s address is provided to the City) of the notice described hereinabove; B. They are, after having been commenced, diligently pursued in the manner required by law to completion; and C. Lender keeps and performs all of the terms, covenants, and conditions of this Agreement requiring the payment or expenditure of money by Developer until the foreclosure proceedings are complete or are discharged by redemption, satisfaction, or payment. Section 24. Notice. Any notice required to be given by the terms of this Agreement shall be provided by email or certified mail, return receipt requested, at the address of the respective parties as specified below or at any other such address as may be later specified by the parties hereto. To Developer: BTC III Arrow Route CC, LP A Delaware limited partnership 518 17th Street, Suite 1700 Denver, CO 80202 Attention: Christopher Sanford Email: csanford@aresmgmt.com With a copy to: Allen Matkins Leck Gamble Mallory & Natsis, LLP 2010 Main Street, 8th Floor Irvine, CA 92614 Attention: Jonathan E. Shardlow, Email: jsharldlow@allenmatkins.com To City: City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, California, 91730 Attention: City Manager Email: elisa.cox@cityofrc.us    Page 40 392383.00001/6-18-26 -14-7 0 6 0 With a Copy to: Richards, Watson & Gershon 350 S. Grand Avenue, 37th Floor Los Angeles, California 90071 Attention: Nicholas R. Ghirelli Email: nghirelli@rwglaw.com Section 21. Attorneys’ Fees. In any proceedings arising from the enforcement of this Agreement or because of an alleged breach or default hereunder, the prevailing party shall be entitled to recover its costs and reasonable attorneys’ fees and experts’ fees incurred during the proceeding (including appeals) as may be fixed within the discretion of the court. Section 22. Binding Effect. This Agreement shall bind, and the benefits and burdens hereof shall inure to, the respective parties hereto and their legal representatives, executors, administrators, successors and assigns, wherever the context requires or admits. Section 23. Termination. Notwithstanding any other provision contained herein, this Agreement may be terminated at any time upon the written mutual agreement of both parties. Section 24. Applicable Law and Venue. This Agreement shall be construed in accordance with and governed by the laws of the State of California. Venue for any action or litigation brought for breach or to enforce any provision of this Agreement shall be the Superior Court of the County of San Bernardino, California. Section 25. Partial Invalidity. If any provisions of this Agreement shall be deemed to be invalid, illegal, or unenforceable, the validity, legality, or enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby. Section 26. Recordation. The City Clerk shall record this Agreement in the Official Records of the County Recorder of the County of San Bernardino within ten (10) business days following the Effective Date. Upon the expiration of the terms of this Agreement and the request of Developer, the City will execute and deliver, in recordable form, an instrument confirming that this Agreement is terminated and of no further force or effect. Section 27. Force Majeure. In the event that either party hereto shall be delayed or hindered or prevented from performance of any act required hereunder by reason of acts of God, strikes, lockouts, labor troubles, inability to procure materials, riots, insurrection, terrorism, war or other reason of similar nature not the fault of the party delayed in performing the work or doing the acts required under the terms of this Agreement, then the performance of such act shall be excused for the period of the delay caused by the foregoing. Financial inability shall not be deemed an excuse for delay under this section 31. Section 28. Integrated Agreement. This Development Agreement consists of this Agreement together with all Exhibits attached hereto, and all of the same are hereby incorporated by reference. The provisions of this Agreement shall govern over any inconsistent or conflicting provisions set forth in the Exhibits. No representation or promise, verbal or written, not expressly set forth herein shall be binding or have any force or effect.    Page 41 392383.00001/6-18-26 -15-7 0 6 0 Section 29. Time of Essence. Time is of the essence in every provision hereof in which time is a factor. Section 30. Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between the City and Developer. The anticipated refinements to the Project may demonstrate that clarifications to this Agreement and the Project Entitlements are appropriate with respect to the implementation of this Agreement and the Project Entitlements. If, when, and as it becomes necessary or appropriate to take implementing actions or make such changes, adjustments or clarifications, the Parties may effectuate such actions, changes, adjustments or clarifications through an operating memorandum (“Operating Memorandum”) approved by the parties in writing which references this section. Such Operating Memorandum shall not require public notices and hearings or an amendment to this Agreement unless it is required by sections 15 or 16 above. The City Manager shall be authorized, after consultation with and approval of Developer, to determine whether a requested adjustment, clarification or implementing action (i) may be effectuated pursuant to this section 34 and is consistent with the intent and purpose of this Agreement and the Project Entitlements or (ii) is of the type that would constitute an amendment to this Agreement and thus would require compliance with the provisions of section 15 or section 16 above. The authority to enter into such Operating Memorandum is hereby delegated to the City Manager, and the City Manager is hereby authorized to execute any Operating Memorandum hereunder without further City Council action. [SIGNATURES ON NEXT PAGE]    Page 42 392383.00001/6-18-26 -15-7 0 6 0    Page 43 392383.00001/6-18-26 -16-7 0 6 0 IN WITNESS WHEREOF, this Agreement has been executed by the parties and shall be effective on the Effective Date set forth hereinabove. CITY: CITY OF RANCHO CUCAMONGA, a Municipal Corporation Dated: By: Print Name: Title: DEVELOPER: BTC III ARROW ROUTE CC LP, a Delaware limited partnership By: BTC III Arrow Route CC GP LLC, a Delaware limited liability company, its General Partner By: Build-To-Core Industrial Partnership III LLC, a Delaware limited liability company, its Sole Member By: BCG BTC III Managing Member LLC, a Delaware limited liability company, its Investment Managing Member By: ___________ Dated: _________________________ Name: Christopher Sanford Title: Managing Director ATTEST: Approved as to form:    Page 44 392383.00001/6-18-26 -17-7 0 6 0 EXHIBIT A DEVELOPMENT PLAN    Page 45 392383.00001/6-18-26 -17-7 0 6 0    Page 46 392383.00001/6-18-26 -18-7 0 6 0 EXHIBIT B SITE DESCRIPTION    Page 47 392383.00001/6-18-26 -18-7 0 6 0    Page 48 392383.00001/6-18-26 -19-7 0 6 0 EXHIBIT C SITE DEPICTION    Page 49 392383.00001/6-18-26 -19-7 0 6 0    Page 50 392383.00001/6-18-26 -20-7 0 6 0 EXHIBIT D DEVELOPMENT IMPACT FEES    Page 51 392383.00001/6-18-26 -20-7 0 6 0    Page 52 392383.00001/6-18-26 -21-7 0 6 0 EXHIBIT E    Page 53 392383.00001/6-18-26 -21-7 0 6 0    Page 54 392383.00001/6-18-26 -22-7 0 6 0 EXHIBIT F    Page 55 392383.00001/6-18-26 -22-7 0 6 0    Page 56 392383.00001/6-18-26 -23-7 0 6 0 EXHIBIT G RCMU UTILITY EASEMENT    Page 57 392383.00001/6-18-26 -23-7 0 6 0    Page 58 392383.00001/6-18-26 -24-7 0 6 0 EXHIBIT H    Page 59 BTC III Arrow Route CC LP 1 | P a g e April 27, 2026 Jennifer Nakamura Deputy Director of Planning City of Rancho Cucamonga Case number: DRC2023-00349; DRC2021-00485; DRC2023-00351; DRC2023-00408 (Arrow Commerce Center) Master Plan Application BTC III Arrow Route CC LP (“Applicant”) is requesting approval of a Master Plan application that includes alternative, site specific development standards as noted within this document and the submitted drawings. Zoning The project site falls within two zoning designations: Industrial Employment (IE) and Neo-Industrial (NI). Please see Exhibit A for delineation of zoning boundaries. Project Specific Development Standards A. Table 17.36.040-1 1. Maximum Building Footprint – Primary Buildings: 200,000 SF (NI) & 450,000 SF (IE) i. Building 4 and Building 5 of the proposed project exceed the maximum building footprint. Building 4 has a proposed footprint of 1,022,180 SF and it’s within the NI zoning classification. Building 5 has a proposed footprint of 510,129 SF and it’s within the IE zoning classification. Proposed alternative maximum building footprint standards: NI Zone: 1,200,000 SF IE Zone: 520,000 SF 2. Minimum Open Space (minimum % per parcel or project) i. Building 4 and Building 5 of the proposed project do not meet the minimum open space/landscape area standard. The landscape coverage as proposed is as follows per parcel: a. Building 4 at 7.5% b. Building 5 at 9.7%. ii. The overall project blended landscape coverage 9.2% Proposed alternative single parcel Open Space standard: 7.5% Proposed project-wide Open Space standard: 9% EXHIBIT G    Page 60 BTC III Arrow Route CC LP 2 | P a g e B. Site design standards 1. Block network parameters for public streets. Design standard: intersection spacing inside arterial/arterial blocks bounded by arterials shall be a minimum of 200 feet and a maximum of 1,320 feet. The project is not compliant with the block network development standards as noted below and illustrated in Exhibit B. o New Street C, segment running along the south of Building 5, intersection spacing is 1,333 feet center line to center line. o New Street E, east-west along the north of Building 5, intersection spacing is 1,333 feet center line to center line. o New Street A, north-south to the west of Building 4, intersection spacing is 1,693 feet center line to center line. · Proposed alternative maximum intersection spacing standard: 1,700 Feet. 2. Street Right of Way C. Permitted Uses 1. Allowed Land Uses Allowed uses and corresponding permit and entitlement requirements for the base zoning districts are listed in Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zoning District) and Table 17.30.030-2 (Allowed Land Uses and Permit Requirements by Mixed Use Base Zoning District). · The project site falls within zoning designation Industrial Employment (IE). · Proposed alternative: in addition to the existing Permitted uses, allow the uses as illustrated in Exhibit C, Proposed Change to be Permitted uses. D. Engineering Standards 1. Street Knuckle: Standard 110 Proposed Project Standard per Street Improvement Plans: the Project is proposing a modified knuckle with a small radius on the outside and a large radius on the inside, this allows for the ultimate curb alignment to stay consistent throughout the conditions adjacent to an exterior boundary line. 2. Roadway Sections: Right of Way (ROW) Width Street City Standard Proposed Deviation Street A 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 57’ right-of-way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping on east property line) and 2’ Parkway setback reduced from 11' to approx. 2' adjacent to west property line/project boundary    Page 61 BTC III Arrow Route CC LP 3 | P a g e 25' landscaped setback per Industrial Zoning parkway on west property line; Yellow Wood Road 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 66' right-of-way; 44’ paved roadway; 11’ parkway (including sidewalk and landscaping each side); approx. 3' and 4' landscaped setback Landscape setback reduced from 25' to approx. 3' adjacent to Building 3 area, and 4’ adjacent to Building 5 area Street B 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 66' right-of-way; 44’ paved roadway; 11’ parkway (including sidewalk and landscaping each side); approx. 4' landscaped setback each side Landscape setback reduced from 25' to approx. 4' on each side of the Street for Street B (Between Buildings 1, 2, 3, and 4). Street D 66’ right-of-Way; 44' paved roadway; 11’ parkway (including sidewalk and landscaping each side); 25' landscaped setback per Industrial Zoning 50’ right-of-way; 20’ paved roadway; 6’ parkway proposed on westerly right-of-way, 4’ landscape parkway proposed on easterly right-of-way. Landscape setback reduced from 25' to approx. 6' feet on westerly right-of-way; and 4’ landscape parkway proposed on easterly right- of-way. · City standards:    Page 62 BTC III Arrow Route CC LP 4 | P a g e · Proposed Collector Street at unique project conditions:  Portion of Street A (north-south street along western property boundary)  Street D (north-south street along eastern property boundary)    Page 63 BTC III Arrow Route CC LP 5 | P a g e 3. Measurements of Fences and Wall Height: Code 17.48.050 (E) Industrial Zones · City standards: The height shall not exceed eight feet, measured from the finished grade immediately adjacent to the wall and the top of the wall; except when there is a difference in the ground level between two adjoining parcels, the fence or wall shall be measured at the mid-point of the retaining wall height as measured on the side with the lowest finish grade. See Figure 17.48.030-1 (Measurement of Fence and Wall Height on Parcels with Different Elevations). Proposed Project Standard: The height shall not exceed 12 feet along the southern property boundary, applicable to the Project’s retaining wall along the southern property line.    Page 64 BTC III Arrow Route CC LP 6 | P a g e Exhibit A Delineation of Zoning Boundaries    Page 65 BTC III Arrow Route CC LP 7 | P a g e Exhibit B Block Parameters: Intersection Spacing    Page 66 BTC III Arrow Route CC LP 8 | P a g e Exhibit C Allowable Uses Existing Permitted Designation Proposed Change Neo- Industrial Industrial Employment Neo- Industrial Industrial Employment E-Commerce Distribution Distribution/Fulfillment Center Small Permitted Permitted Large Minor Use Permit Minor Use Permit Permitted Permitted Manufacturing, Custom Permitted Not Permitted --- Permitted Recycling Facility, Collection CUP CUP Permitted Permitted Recycling Facility, Processing CUP CUP Permitted Permitted Storage Warehouse CUP CUP Permitted Permitted Wholesale, Storage, and Distribution - Medium CUP Permitted Permitted ---    Page 67 RESOLUTION NO. 2026-019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE DESIGN REVIEW DRC2021-00485, TENTATIVE PARCEL MAP SUBTPM20488, CONDITIONAL USE PERMIT DRC2025- 00061, DEVELOPMENT AGREEMENT DRC2023-00408, AND MASTER PLAN DRC2023-00349 FOR THE DEVELOPMENT AND OPERATION OF FIVE NEW INDUSTRIAL BUILDINGS TOTALING 1,775,098 SQUARE FEET ON APPROXIMATELY 94.25 ACRES OF LAND BOUNDED BY ARROW ROUTE TO THE NORTH, BNSF/METROLINK RAILWAY TO THE SOUTH, YELLOW WOOD ROAD/JUNEBERRY DRIVE AND INDUSTRIAL LAND USES TO THE EAST AND WEST; APNs: 0229-121-35, 0229-131-19, 0229-121-33, 0229-121-34 A.Recitals. 1. The applicant, Arrow Route – BTC III CC LP, filed applications for the approval of Design Review DRC2021-00485, Tentative Parcel Map SUBTPM20488, Conditional Use Permit DRC2025-00061, Development Agreement DRC2023-00408, and Master Plan DRC2023-00349 as described in the title of this Resolution. Hereinafter in this Resolution, the subject entitlements request is referred to as “the application”. 2.On the 24th day of June 2026, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application. Due to a noticing defect, this item was opened as a public hearing item at the June 24, 2026 Planning Commission meeting and continued to the Wednesday, July 8, 2026 public hearing. 3.On the 8th day of July, 2026, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and 4.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced meeting on June 24, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a.The 94.25-acre site is bounded by Arrow Route to the north, BNSF/Metrolink Railway to the south, Yellow Wood Road/Juneberry Drive and industrial land uses to the east and west; and Exhibit H   Page 68 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 2 b. The project site is generally located south of Arrow Route and west of Etiwanda Avenue at 12451 Arrow Route. The project site is flagged shaped and is currently developed with a nonoperative former rebar manufacturing facility; and c. The property is currently vacant, undeveloped land with previously disturbed bare ground, piles of crushed concrete and asphalt aggregate, and sparse vegetation. The project site was used for the manufacturing of rebar products. The previous manufacturing facility is no longer operational (since approximately October 2021); and d. The application is for the development of five new industrial warehouse buildings to be located on five parcels land: Building 1 will total approximately 90,223 square feet including 7,000 square feet of office space and 3,000 square feet of mezzanine/2nd floor office, Building 2 will total approximately 81,929 square feet including 5,000 square feet of office space and 3,000 square feet of mezzanine/2nd floor office, Building 3 will total approximately 70,637 square feet including 5,000 square feet of office space and 3,000 square feet of mezzanine/2nd floor office, Building 4 will total approximately 1,022,180 square feet including 30,000 square feet of office space and 20,000 square feet of mezzanine/2nd floor office, and Building 5 will total approximately 510,129 square feet including 10,000 square feet of office space and 10,000 square feet of mezzanine/2nd floor office. The project requires 904 parking stalls and 268 trailer parking stalls; and e. The application includes the subdivision of the project into five new parcels to accommodate the proposed new buildings: Parcel 1 which will total 4.71 acres and will be developed with Building 1, Parcel 2 which will total 3.82 acres and will be developed with Building 2, Parcel 3 which will total 3.69 acres and will be developed with Building 3, Parcel 4 which will total 45.20 acres and will be developed with Building 4, and Parcel 5 which will total 23.23 acres and will be developed with Building 5; and f. The application includes a request for a Conditional Use Permit to allow for the development of a warehouse facility in excess of 75,000 square feet (pursuant to Table 17.36.040-1 (Development Standards for Industrial Zones, table note 10, and a Master Plan application to allow for deviations to allowable maximum building footprints, minimum open space, block network parameters, allowable land uses, the reduction in roadway width, street knuckle standards, maximum wall/retaining wall heights, and landscaping setbacks; and g. The project also includes a Development Agreement. Pursuant to Section 17.22.060 of the Development Code, Development Agreements have been determined to be beneficial to the public in that: • Development Agreements increase the certainty in the approval of development projects, thereby preventing the waste of resources, reducing the cost of development to the consumer, and encouraging investment in and commitment to comprehensive planning, all leading to the maximum efficient utilization of resources at the least economic cost to the public.    Page 69 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 3 • Development Agreements provide assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, thereby strengthening the public planning process, encouraging private participation in comprehensive planning, and reducing the economic costs of development; and h. The proposed Development Agreement is being made and entered into for the project to ensure that the above three goals are fulfilled; and i. The existing land uses on, and General Plan land use and zoning designations for, the project site and the surrounding properties are as follows: Land Use General Plan Zoning Project Site Industrial Neo-Industrial Employment District (NE) west & Industrial Employment District (IE) east Employment District (NE) west & Industrial Employment District North District (NE) Employment District (NE) South Industrial Warehouse District (IE) (IE) West District (IE) (IE) East Industrial Industrial Employment District (IE) (IE) 3. The Planning Commission hereby recommends that the City Council approve Design Review DRC2021-00485 as a part of the application and makes the following findings pursuant to the Development Code Section 17.20.040 in support of the recommendation: a. The proposed development is in compliance with the General Plan. The General Plan land use designation is Neo-Industrial Employment District (NE) and Industrial Employment District (IE), which promotes industrial activities of all types and supports the reinvestment and reuse of industrial lands into cleaner and more sustainable industrial uses and operations. The applicant is proposing to redevelop the site with a new industrial warehouse building meeting current building and clean energy standards; and b. The proposed use is in compliance with the objective of the Development Code and the purposes of the district in which the site is located. The project site is within the Neo-Industrial Employment (NE) zone and Industrial Employment (IE) zone which permits the development of industrial warehouse developments; and    Page 70 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 4 c. The proposed use, together with the Master Plan application, is in compliance with each of the applicable provisions and development standards of the Development Code. The project complies with the requirements of the Development Code except for the maximum building footprints, minimum open space, block network parameters, allowable land uses, the reduction in roadway width, street knuckle standards, maximum wall/retaining wall heights, and landscaping setbacks as described in the staff report; and d. The proposed project, together with the conditions applicable thereto, will not be detrimental to public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The related environmental review determines that the majority of impacts created by the project will be mitigated to less than significant levels, except for related air quality and transportation impacts which will exceed thresholds even with mitigations. The Planning Commission recognizes that these impacts require the City Council to adopt a Statement of Overriding Considerations, balancing these impacts against the project’s economic development, job creation and infrastructure improvements benefits that align with the City’s long-term goals. 4. The Planning Commission hereby recommends that the City Council approve Tentative Parcel Map SUBTPM20488 as part of the application and makes the following findings pursuant to the Development Code Section 16.20.060 in support of the recommendation: a. The proposed subdivision is in compliance with the General Plan, the objectives of the Development Code and the purposes of the zone in which the site is located. The proposal is to subdivide a vacant property of approximately 94.25 acres into five numbered parcels for the purpose of industrial development. The project site’s General Plan Land Use Designations are Neo Industrial Employment and Industrial Employment. These land use designations support industrial uses. The proposed industrial buildings have been designed such that they will have minimal impact upon neighboring properties. Uses of similar scale are also present nearby; and b. The proposed subdivision complies with each of the applicable provisions of the Development Code for the zone in which it is located. The Neo Industrial Employment zone requires lots of a minimum area of half an acre, and the Industrial Employment zone requires lots of a minimum area of five acres. Both districts require a minimum width of 100 feet. The lots proposed by the tentative parcel map are all in excess of 1 acre in area and 100 feet in width. The project complies with all applicable development standards for the Neo Industrial Employment and Industrial Employment zones; and c. The proposed subdivision, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. The related environmental review outlines potential environmental impacts related to the project and identifies project-specific mitigation measures that reduce these impacts to less-than-    Page 71 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 5 significant. The proposed project will not be detrimental to public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. 5. The Planning Commission hereby recommends that the City Council approve Conditional Use Permit DRC2025-00061 as part of the application and makes the following findings pursuant to the Development Code Section 17.20.060 in support of the recommendation: a. The proposed development is in compliance with the General Plan. The General Plan land use designations are Neo Industrial Employment and Industrial Employment, which promotes industrial activities of all types and promotes the reinvestment and reuse of industrial lands into more clean and sustainable industrial uses and operations. The project applicant is proposing to redevelop the site with five new industrial warehouse buildings; and b. The proposed use is in compliance with the objective of the Development Code and the purposes of the district in which the site is located. The project site is within the Neo Industrial Employment and Industrial Employment zones which permits the development of industrial warehouse developments; and c. The site is physically suitable for the type of development proposed including access and utilities. The project site is well suited for the proposed five industrial warehouse buildings, which would comply with current building and clean energy standards, and is bordered by sites similarly zoned for industrial development; and d. The project site is bound by existing industrial developments to the north and east, and industrially zoned property to the south and west. The proposed use complies with the applicable provisions of the Development Code and the size and design of proposed project would be compatible with the existing uses in the vicinity; and e. The proposed use will not constitute a nuisance or be injurious to detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zone in which the property is located. The related environmental review outlines potential environmental impacts related to the project and identifies project-specific mitigation measures that reduce these impacts to less-than-significant. Where there are significant and unavoidable impacts, specifically relative to air quality and transportation, a Statement of Overriding Considerations has been prepared for the City Council’s consideration to weigh these impacts with the anticipated benefits of the project; and f. The area is already adequately served by existing fire stations, and no new or altered facilities would be needed to serve the allowed land uses with the area. As presented, Project-related impacts to Public Services including fire, police, schools, libraries, and parks, would be less than significant in conformance with General Plan policies. Furthermore, the proposed project would pay all applicable development fees associated with fire protection services and would comply with all regulations governing fire prevention and safety, such as those established in the California Building Code, California Fire Code, California Health and Safety Code, and California Occupational    Page 72 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 6 Safety and Health Regulation, thus reducing demand for Rancho Cucamonga Fire Department services. Therefore, Project impacts related to public services are less than significant; and 6. The Planning Commission hereby recommends that the City Council approve Development Agreement DRC2023-00408, and makes the following findings pursuant to Development Code Section 17.22.060 in support of the recommendation: a. The proposed project and provisions of the Development Agreement are consistent with the objectives, policies and general land uses specified in the General Plan; and b. The project is compatible and in conformity with public convenience, general welfare, and good land use and zoning practice. The Development Agreement will increase certainty and provide assurances that any impacts from the Project will offset, including potential impacts to affordable housing stick through the payment of fees by the developer: and c. The project will not be detrimental to the health, safety, and general welfare of the city. The Development Agreement, in addition to the other related entitlements, were environmentally reviewed pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. Pursuant to CEQA Guidelines Section 15060(d), the City determined that an EIR would be required for the Project and therefore prepared an EIR that focused on the potentially significant effects of the Project. Based upon the facts and information contained in the EIR prepared for the Project, and the entire record before it, the Planning Commission recommends that the City Council certify the Final EIR for the Project, adopt findings of fact pursuant to CEQA, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the Project; and d. The project will not adversely affect the orderly development of property or the preservation of property values. The project area has been zoned for industrial development since at least the 1980s. The proposed Development Agreement will prevent the inefficient use of resources, reduce the public cost of development through the developer’s contribution of fees, and encourage comprehensive planning. 7. The Planning Commission hereby recommends that the City Council approve Master Plan DRC2023-00349 as part of the application and makes the following findings pursuant to the Development Code Section 17.22.020 in support of the recommendation: a. The proposed master plan is consistent with the goals, policies, and objectives of the General Plan. The project furthers the vision of the General Plan and the Industrial Employment land use designation which promotes industrial activities of all types and promotes the reinvestment and reuse of industrial lands into more clean and sustainable industrial uses and operations. The proposed industrial warehouse land use will complement and be compatible with the surrounding area’s character    Page 73 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 7 comprising of industrial uses. Project development would also help implement several goals and policies of the General Plan, including the infill development of an underutilized property through flexible design requirements (LC-1.9), ensure compatibility of new development with adjacent context (LC-1.11), and maintain a fiscally sound city with a diverse and sustainable tax base (LC-3.6). b. The proposed master plan meets the applicable requirements set forth in Development Code Section 17.22.020, which provides the Master Plan as a tool for establishing site specific development standards for projects of exception design that cannot be built under an existing zone due to constraints of existing development standards relative to site constraints or the location of a subject parcel or parcels within the city. The applicant is proposing to allow for deviations to allowable maximum building footprints, minimum open space, block network parameters, allowable land uses, the reduction in roadway width, street knuckle standards, maximum wall/retaining wall heights, and landscaping setbacks. 8. Staff determined that the project complies with the requirement of the California Environmental Quality Act (CEQA). A Draft Environmental Impact Report (DEIR) was prepared for the proposed project in accordance with CEQA and the State CEQA Guidelines. The DEIR evaluates potential impacts related to air quality, greenhouse gas emission, traffic, noise, biological resources, cultural resources, utilities, and other environmental topics. Mitigation measures have been incorporated where needed to reduce impacts to less than significant levels, with the exception for those impacts identified as significant and unavoidable in the EIR, for which a Statement of Overriding Considerations is required prior to the project’s approval. Staff reviewed the EIR and supporting technical studies and determined that the environmental analysis adequately discloses potential impacts, identifies feasible mitigation and meets CEQA requirements for environmental review of the project. 9. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, 4, 5, 6, 7, and 8 above, this Commission hereby recommends that the City Council approve Design Review DRC2021-00485, Tentative Parcel Map SUBTPM20488, Conditional Use Permit DRC2025- 00061, Development Agreement DRC2023-00408, and Master Plan DRC2023-00349 subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 10. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 8th DAY OF JULY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: ____________________________________________, Alvin C. Boiling, Chairman    Page 74 PLANNING COMMISSION RESOLUTION NO. 2026-019 SUBTPM20488 – CITY OF RANCHO CUCAMONGA July 8, 2026 Page 8 ATTEST: __________________________________________ Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary of the Planning Commission for the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 8TH day of July 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 75 Conditions of Approval Community Development Department Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The project shall comply with all mitigations measures identified in the Environmental Impact Report SCH No. 2023110033 and the corresponding Mitigation monitoring and Reporting Program 1. Add your condition here!2. Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 3. www.CityofRC.us Printed: 6/17/2026    Page 76 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall be required to pay California Department of Fish and Wildlife Notice of Determination & Environmental Impact Report fee in the amount of $3,889.25. All checks are to be made payable to the Clerk of the Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing. 4. 5. 6. 7. www.CityofRC.us Page 2 of 18Printed: 6/17/2026    Page 77 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code . Prior to the issuance of building permits (for grading or construction ), the applicant shall inform the Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined in 17.124.020.D. If the project developer chooses to pay the in -lieu fee, the in-lieu art fee will be invoiced on the building permit by the City and shall be paid by the applicant prior to building permit issuance. If the project developer chooses to install art, they shall submit, during the plan check process, an application for the art work that will be installed on the project site that contains information applicable to the art work in addition to any other information as may be required by the City to adequately evaluate the proposed the art work in accordance with the requirements of Chapter 17.124. If the project developer chooses to donate art, applications for art work donated to the City shall be subject to review by the Public Art Committee which shall make a recommendation whether the proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council. No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any development project (or if a multi-phased project, the final phase of a development project) that is subject to this requirement shall occur unless the public art requirement has been fulfilled to the satisfaction of the Planning Department. 8. 9. 10. 11. 12. 13. 14. www.CityofRC.us Page 3 of 18Printed: 6/17/2026    Page 78 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The developer shall submit a construction access plan and schedule for the development of all lots for Planning Director and Engineering Services Department approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, and security fencing. 15. 16. 17. 18. 19. 20. 21. 22. www.CityofRC.us Page 4 of 18Printed: 6/17/2026    Page 79 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. www.CityofRC.us Page 5 of 18Printed: 6/17/2026    Page 80 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions The street lights shall be owned by the City. Developer shall be responsible to coordinate and pay all costs of street lights and to provide power to City owned street lights. 1. Development impact fees are due prior to issuance of a building permit.2. 3. 4. 5. 6. 7. www.CityofRC.us Page 6 of 18Printed: 6/17/2026    Page 81 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions Retaining Wall Maintenance: Prior to issuance of construction permit for street improvements, the Applicant shall enter into a Maintenance Agreement, in a form acceptable to the City Engineer and City Attorney, for the perpetual maintenance, repair, and replacement of the proposed retaining wall located within the public right -of-way along the southerly project boundary, generally running east -west parallel to proposed C Street for approximately 2,200 linear feet, and located adjacent to the ATSF RR . The maintenance agreement shall run with the land and be binding on all successors in interest, and shall , at minimum: (a) Clearly define the limits of the retaining wall subject to private maintenance responsibility; Include all structural components of the wall, appurtenances , drainage features, and any associated improvements. (b) Establish maintenance, inspection, and repair obligations to the satisfaction of the City Engineer. (c) Grant the City the right, but not the obligation, to perform maintenance in the event of default and recover all associated costs. 8. www.CityofRC.us Page 7 of 18Printed: 6/17/2026    Page 82 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions Whittram Avenue Construction /Extension: Developer shall construct Whittram Avenue from Etiwanda Avenue to proposed “D” Street in accordance with City standards or standards as modified and approved by the City Engineer for this condition prior to receiving the final certificate of occupancy for the final building to be constructed within the Project. Developer shall (i) acquire the required right of way easement for street purposes to construct said portion of Whittram Avenue and (ii) design and construct the aforementioned street improvements. Developer shall obtain written confirmation from the City Engineer for the proposed ROW width and path of street improvements. A security deposit shall be submitted to the City to guarantee construction of Whittram Avenue. Security deposit shall be in accordance with the City of Rancho Cucamonga Municipal Code. The obligations contained in this Condition of Approval are subject to Government Code Section 66462.5 in the event that Developer cannot acquire the portion of Whittram Avenue located off -site on land that the Developer does not own, then Developer may notify the Engineering Department in writing within 120 days of the filing of the final subdivision map, and the City shall acquire by negotiation or commence eminent domain proceedings in accordance with Government Code Section 66462.5. Prior to delivering such notice, Developer shall engage in a good -faith effort to acquire off -site land for the improvements and shall demonstrate to the City Engineer that the acquisition is infeasible and the Developer was unsuccessful in obtaining the necessary rights -of-way or easements to construct said improvements. If, in accordance with Government Code Section 66462.5(a), the City timely acquires by negotiation or eminent domain the property interests necessary to facilitate construction of the Whittram Road improvements, the Developer shall be responsible for all costs associated with the design and construction of the Whittram Road improvements, as well as the City’s costs of acquiring the offsite real property interests, with the specific acquisitions costs not to exceed $1,500,000. The Developer shall be eligible for Development Impact Fee (DIF) reimbursement for the constructed portion of Whittram Avenue, not to exceed the amount allocated for that segment in the adopted DIF program at the time when Building permits are pulled. If the City does not acquire by negotiation or commence eminent domain proceedings within 120 days of the filing of the subdivision map, then this condition shall be waived and the City will not withhold the issuance of an occupancy permit for the Project on the basis of failure to comply with this Condition. 9. 10. www.CityofRC.us Page 8 of 18Printed: 6/17/2026    Page 83 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions Streets' Alignment - The non-standard street centerline curvature, reduced curb return radii, and related horizontal alignment features shown on the approved conceptual exhibits and Master Plan were reviewed during the entitlement process and are conditionally approved in concept as shown. Final improvement plans shall remain substantially consistent with the approved layout and shall include verification of vehicle turning movements and applicable design criteria to the satisfaction of the City Engineer. 11. 12. 13. 14. 15. www.CityofRC.us Page 9 of 18Printed: 6/17/2026    Page 84 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions Grading Inspections - Prior to the start of grading operations the owner and grading contractor shall request a pre-grading meeting. The meeting shall be attended by the project owner /representative, the grading contractor and the City inspector to discuss about grading requirements and preventive measures, etc. If a pre-grading meeting is not held within 24 hours from the start of grading operations , the Grading Permit may be subject to suspension by the inspector. The grading contractor shall call into the City of Rancho Cucamonga at least 1 working day in advance to request the following inspections prior to continuing grading operations: i. The bottom of the over-excavation; ii. Completion of rough grading - The grading contractor or owner shall submit to the Permit Technicians (Building and Safety Services Department front counter) an original and a copy of the Pad Certifications to be prepared by and properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; The rough grading certificates and the compaction reports will be reviewed by the Associate Engineer or a designated person and approved prior to the issuance of a Building Permit. 16. 17. 18. 19. Standard Conditions of Approval Corner property line cutoffs shall be dedicated per City Standards .20. 21. 22. 23. 24. www.CityofRC.us Page 10 of 18Printed: 6/17/2026    Page 85 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval ** CD Information Required Prior to Sign-Off for Building Permit Prior to the issuance of building permits, if valuation is greater or equal to $100,000, a Diversion Deposit and a related administrative fee shall be paid for the Construction and Demolition Diversion Program. The deposit is fully refundable if at least 65% of all wastes generated during construction and demolition are diverted from landfills, and appropriate documentation is provided to the City. Applicant must identify if they are self -hauling or utilizing Burrtec prior to issuance of a building permit. Proof of diversion must be submitted to the Environmental Engineering Division within 60 days following the completion of the construction and / or demolition project. Contact Marissa Ostos, Environmental Engineering, at (909) 774-4062 for more information. Instructions and forms are available at the City 's website, www.cityofrc.us, under City Hall / Engineering / Environmental Programs / Construction & Demolition Diversion Program. 25. 26. 27. 28. 29. 30. www.CityofRC.us Page 11 of 18Printed: 6/17/2026    Page 86 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Improvement Plans and Construction: a. Street improvement plans, including street trees, street lights, and intersection safety lights on future signal poles, and traffic signal plans shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and/or private street improvements, prior to final map approval or the issuance of Building Permits , whichever occurs first. b. Prior to any work being performed in public right -of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, street name signing, traffic signal conduit, and interconnect conduit shall be installed to the satisfaction of the City Engineer. e. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. f. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards, except for single-family residential lots. h. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 31. www.CityofRC.us Page 12 of 18Printed: 6/17/2026    Page 87 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: “Street trees shall be installed per the notes and legend on Sheet ___ (typically Sheet 1).” Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees : 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 32. 33. 34. www.CityofRC.us Page 13 of 18Printed: 6/17/2026    Page 88 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Water and sewer plans shall be designed and constructed to meet the requirements of the Cucamonga Valley Water District (CVWD), Rancho Cucamonga Fire Protection District, and the Environmental Health Department of the County of San Bernardino. A letter of compliance from the CVWD is required prior to final map approval or issuance of permits, whichever occurs first. Such letter must have been issued by the water district within 90 days prior to final map approval in the case of subdivision or prior to the issuance of permits in the case of all other residential projects. 35. 36. 37. 38. 39. 40. 41. 42. www.CityofRC.us Page 14 of 18Printed: 6/17/2026    Page 89 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Vehicular access rights along the project frontage on Arrow Route shall be restricted, except at the locations of approved openings as shown on the plans and/or tentative map. 43. 44. 45. 46. 47. 48. The developer shall be responsible for the relocation of existing utilities as necessary.49. www.CityofRC.us Page 15 of 18Printed: 6/17/2026    Page 90 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Provide separate utility services to each parcel including sanitary sewerage system, water, gas, electric power, telephone, and cable TV (all underground) in accordance with the Utility Standards. Easements shall be provided as required. 50. Fire Prevention / New Construction Unit Standard Conditions of Approval The parcel is required to be annexed into Community Facilities District 85-1 (CFD 85-1) if it has not yet been annexed into the CFD. Please contact Kelly Guerra with the City of Rancho Cucamonga’s Special Districts Division at (909) 774-2582 or Kelly.Guerra@CityofRC.US to inquire about the annexation status and complete the annexation if needed. The annexation requirement will not be considered complete until the applicant provides proof of annexation or begins the annexation process and Special Districts notifies the Fire Marshal that the process has been started. 1. 2. 3. 4. 5. 6. 7. 8. www.CityofRC.us Page 16 of 18Printed: 6/17/2026    Page 91 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Emergency responder communication coverage in accordance with Fire District Standard 5-12 is required for the building (s) included in this project. A copy of the Standard has been uploaded to the Documents section of this project file in the Online Permit Center. A radio signal strength test of the public safety radio communication system conducted in accordance with the requirements of the 2022 California Fire Code is required to be submitted. Where existing radio signal strength does not meet the requirements of the Fire Code, a separate submittal for an emergency responder communication coverage system is required. 9. 10. 11. 12. 13. 14. 15. 16. 17. www.CityofRC.us Page 17 of 18Printed: 6/17/2026    Page 92 Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349, DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011 Project Name: Ares/Black Creek (Arrow Commerce Center) Location: 12343 ARROW RTE - 022912134-0000 Project Type: Design Review Conditional Use Permit, Development Agreement , Landscape Review, Master Plan, PD Appeal, Tree Removal Permit, Zoning Map Amendment ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Identification of fire protection systems and components, fire alarm systems and components, and equipment and devices associated with fire and life safety systems is required to be in accordance with Fire District Standards 5-5 and 5-10. The Standards have been uploaded to the Documents section. 18. 19. www.CityofRC.us Page 18 of 18Printed: 6/17/2026    Page 93 DATE:July 8, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Sophia Serafin, AICP, Associate Planner SUBJECT:CONDITIONAL USE PERMIT – KIMLEY HORN ON BEHALF OF CLOVER RANCHO CUCAMONGA CORPORATION – A request to permit Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses at an existing 170,275 square foot industrial warehouse building that is currently occupied with a legal non-conforming Wholesale and Distribution use as well as a permitted Office use within the Neo-Industrial (NI) zone located at 11335 Jersey Boulevard; APN: 0229-111-50. This item is exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 1 Exemption under CEQA Section 15301 – Existing Facilities (DRC2025-00294). RECOMMENDATION: Staff recommends that the Planning Commission adopt the resolution of approval for Conditional Use Permit DRC2025-00294, with the attached conditions of approval, permitting the following uses: Wholesale and Distribution – Medium use, Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large. BACKGROUND: The project site, located at the southeast corner of Jersey Boulevard and Milliken Avenue, consists of an approximately 9-acre parcel that contains a northern property line of approximately 117 feet, a southern property line of approximately 703 feet, an eastern property line of 830 feet, and a western property line of 896 feet. The site is developed with a 170,275 square foot industrial building that consists of 141,411 square feet of warehouse space, 14,266 square feet of freezer area, 9,775 square feet of cold dock area, and 4,823 square feet of office area. The site is owned by Clover Rancho Cucamonga Corporation and is currently occupied by YS & Son Company who operates a wholesale and distribution use. A short-term tenant, NIBC Solutions, also occupies a portion of the building operating as an office use. The site contains a total of 132 parking stalls and 23 trailer parking stalls. The site is fully improved with street, curb, gutter, sidewalk, and parkway improvements along both Jersey Boulevard and Milliken Avenue. Truck and passenger vehicle access to the site is provided via a driveway off Jersey Boulevard in the northeast corner of the project site.    Page 94 Page 2 3 5 6 5 Figure 1 – Site Map The applicant, Kimley Horn on behalf of Clover Rancho Cucamonga Corporation, is requesting approval of a Conditional Use Permit (CUP) to legalize the existing legal non-conforming Wholesale and Distribution – Medium use for the subject building and to permit Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large to streamline the process for future tenants who may occupy the site. The property owner proposes to allow up to a total of two tenants within the building. There are no site or building alterations proposed under the current entitlement, but future tenants can propose interior tenant improvements, subject to issuance of a building permit. The existing land use, General Plan land use designation, and zoning designation for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Wholesale and Distribution Neo-Industrial Employment District Neo-Industrial (NI) North E-Commerce Distribution/Fulfillment Neo-Industrial Employment District Neo-Industrial (NI) South E-Commerce Distribution/Fulfillment 21st Century Employment District Mixed Employment 2 (ME2) East Food Processing/Manufacturing Neo-Industrial Employment District Neo-Industrial (NI) West Fire Station Neo-Industrial Employment District Neo-Industrial (NI)    Page 95 Page 3 3 5 6 5 ANALYSIS: The applicant is requesting approval of both Wholesale and Distribution – Medium and Storage Warehouse uses, which require approval of a Conditional Use Permit (CUP), and, Manufacturing Light – Large and E-Commerce Distribution/Fulfillment Center – Large uses, which require approval of a Minor Use Permit (MUP). To consolidate applications, the proposed CUP includes the uses that require a MUP, which are typically approved at the Planning Director level. Obtaining a CUP would allow future tenants proposing any of those four land uses to operate under the entitlement. The CUP would also legalize the current Wholesale and Distribution – Medium use occupying the building as the use is considered legal non-conforming since the adoption of Ordinance 982 in 2021. Prior to Ordinance 982, uses such as Wholesale and Distribution – Medium, were permitted by right. Although, the existing use on the site may maintain their current legal non-conforming status under Chapter 17.62 (Nonconforming Uses and Structures), the property owner is requesting to bring the existing Wholesale and Distribution – Medium use into compliance with the current code through the proposed Conditional Use Permit. The current tenant currently holds an active business license obtained upon occupancy of the site in 2012. As one of the requested uses is already in operation and no additional improvements or alterations are proposed for the building or site, no further action will be required to implement the Conditional Use Permit as the permit is being exercised within two years of the time of approval, as is required under Section 17.14.090A of the Development Code. Public Art Per Section 17.124.020A of the Development Code, public art requirements do not apply to Conditional Use Permits and are only applicable to Site Development Review, Minor Design Review, and Major Design Review applications that meet specified criteria. As such, the Conditional Use Permit is exempt from the public art requirement. Environmental Assessment Staff determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) The project is exempt under a Class 1 Exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The project scope is for the permitting of Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses at an existing industrial warehouse building where no alterations to the site or building are proposed. There is no substantial evidence that the project will have a significant effect on the environment. Correspondence The project was advertised as a public hearing with a regular legal advertisement in the Inland Valley Daily Bulletin newspaper on June 24, 2026. Notices were mailed to a total of 54 property owners within 1,500 feet of the project site on June 25, 2026. Staff posted three physical notices to the site on June 25, 2026. Staff has not received any communication from the public regarding the project. The proposed Conditional Use Permit allows the industrial building to be leased and re-tenanted in the future efficiently, allowing for job creation and secondary economic benefits. The proposed Conditional Use Permit addresses the City Council core value of creating a sustainable future by planning for future uses in an existing industrial building to allow the property    Page 96 Page 4 3 5 6 5 owner a streamlined approach to future business operations and create an environment in which economic activity at this site can thrive. EXHIBITS:    Page 97 JERSEY BLVD RIGHT OF WAY MIL L I K E N A V E 11335 JERSEY BLVD 170,275 BLDG S.F. 35 . 0 0 ' BL D G & L A N D S C A P E SE T B A C K 45.00'BLDG & L A N D S C A P E SETBA C K 5.00' INTERIOR SIDE YARD 5.00' INTERIOR SIDE YARD 68 1 . 2 ' 305.1' 26 D O C K H I G H D O O R S 23 T R A I L E R S T A L L S 702.7' 83 0 . 1 ' RIGHT OF WAY PROPERTY LINE PROPERTY LINE 20 . 0 0 ' PA R K I N G S E T B A C K 25.00'PARKI N G S E T B A C K 10 D O C K H I G H D O O R S NOTE: THIS PLAN IS CONCEPTUAL IN NATURE DWG NAME K:\RIV_PLAN\195676001 - CLOVER RANCHO CUCAMONGA\ENTITLEMENT\11335 JERSEY BLVD - DRC2025-00294\EXISTING CONDITIONS EXHIBIT\11335 JERSEY BLVD - EXISTING CONDITIONS EXHIBIT.DWG LAST SAVED 4/13/2026 3:14 PM Rancho Cucamonga, CA 27290 MADISON AVE, SUITE 300 TEMECULA, CA 92590 951.543.9868 NORTH NORTH EXISTING CONDITIONS SITE PLAN AZU S A C T JERSEY BLVD BO S T O N P L LEGEND PROPERTY LINE SITE UTILIZATION MAP ADDRESS OF THE PROPERTY 11335 JERSEY BLVD, RANCHO CUCAMONGA, CA 91730 ASSESSOR'S PARCEL NUMBER 0229-111-50 ZONING NEO INDUSTRIAL (NI) APPLICANT KIMLEY-HORN 27290 MADISON AVE, SUITE 300 TEMECULA, CA 92590 CONTACT: MEGHAN D. KARADIMOS TEL: (951) 335-8283 APPLICANT'S REPRESENTATIVE CLOVER RANCHO CUCAMONGA CORPORATION, a Delaware corporation SITE AREA PROJECT DATA IN S.F. IN ACRES 392,198 9.00 BUILDING AREA OFFICE 4,823 S.F. WAREHOUSE 141,411 S.F. TOTAL 170,275 S.F. COVERAGE 43.4% PARKING REQUIRED PARKING PROVIDED STANDARD ADA STALLS 81 STALLS 6 STALLS TRAILER PARKING 23 STALLS DOCK HIGH DOORS 36 DOCKS SETBACKS JERSEY BLVD - COLLECTOR 35 FT BLDG & LANDSCAPE MAXIMUM BUILDING HEIGHT ALLOWED HEIGHT - 45 FT MAXIMUM FLOOR TO AREA RATIO FAR - 0.60 LANDSCAPE REQUIREMENT PERCENTAGE - 10% LANDSCAPE PROVIDED PERCENTAGE IN S.F. 11.5% 45,094 S.F. OFFICE: 4 / 1,000 S.F.19 STALLS WHSE: 1ST 20K @ 1 / 1,000 S.F.20 STALLS 2ND 20K @ 1 / 2,000 S.F.10 STALLS ABOVE 40K @ 1 / 4,000 S.F.31 STALLS 20 FT PARKING INTERIOR SIDE YARD 5 FT REAR YARD 0 FT GENERAL NOTES: 1.PROPERTY LINES, BUILDINGS, PARKING, LANDSCAPING, AND SITE INFORMATION WAS DECIPHERED WITH DOWNLOADABLE GIS DATA AND AERIAL IMAGING. ALL DATA IS APPROXIMATE AND SHOULD BE VERIFIED WITH A PROFESSIONAL SURVEY. 2.ALL REQUIRED PROJECT DATA CAME FROM THE CITY OF RANCHO CUCAMONGA MUNICIPAL CODE DATED JUNE 3, 2023. NOTE: SITE DATA MAY HAVE CHANGED SINCE THE CONSTRUCTION OF THIS SITE. 11335 JERSEY BLVD TOTAL 155 STALLS SETBACK LINE ACTUAL HEIGHT ABOVE THE FINISHED FLOOR FOR THE CEILING/ROOF HEIGHT - 16 - 30 FT (1 STORY CONCRETE TILT- UP WAREHOUSE) BUILDING IS EQUIPPED WITH AN AUTOMATIC FIRE SPRINKLER SYSTEM TRAILER PARKING: 1 PER DOCK DOOR 36 STALLS TOTAL 119 STALLS MIL L I K E N A V E SITE NEWPORT DR FREEZER COLD DOCK 14,266 S.F. 9,775 S.F. COMPACT STALLS 45 STALLS MILLIKEN AVE - ARTERIAL 45 FT BLDG & LANDSCAPE 25 FT PARKING TRUCK QUEUING: 1 PER 10 DOCK DOORS 3 STALLS    Page 98 26 DOCK HIGH DOORS 10 DOCK HIGH DOORS JE R S E Y B L V D MILLI K E N A V E FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOOR FIREDOORFIREDOOR FIREDOOR 26 D O C K H I G H D O O R S 10 D O C K H I G H D O O R S NOTE: THIS PLAN IS CONCEPTUAL IN NATURE Rancho Cucamonga, CA 27290 MADISON AVENUE, SUITE 300 TEMECULA, CA 92590 951.543.9868 NO R T H NORTH BUILDING FLOOR PLAN AZU S A C T JERSEY BLVD BO S T O N P L LEGEND PROPERTY LINE SITE UTILIZATION MAP ADDRESS OF THE PROPERTY 11335 JERSEY BLVD, RANCHO CUCAMONGA, CA 91730 ASSESSORS PARCEL NUMBER 0229-111-50 ZONING NEO INDUSTRIAL (NI) APPLICANT KIMLEY-HORN 27290 MADISON AVENUE, SUITE 300 TEMECULA, CA 92590 CONTACT: MEGHAN D. KARADIMOS TEL: (951) 335-8283 APPLICANTS REPRESENTATIVE CLOVER RANCHO CUCAMONGA CORPORATION, a Delaware Corporation GENERAL NOTES: 1. PROPERTY LINES, BUILDINGS, PARKING, LANDSCAPING, AND SITE INFORMATION WAS DECIPHERED WITH DOWNLOADABLE GIS DATA AND AERIAL IMAGING. ALL DATA IS APPROXIMATE AND SHOULD BE VERIFIED WITH A PROFESSIONAL SURVEY. 2. ALL REQUIRED PROJECT DATA CAME FROM THE CITY OF RANCHO CUCAMONGA MUNICIPAL CODE DATED JUNE 3, 2023. NOTE: SITE DATA MAY HAVE CHANGED SINCE THE CONSTRUCTION OF THIS SITE. 11335 JERSEY BLVD MIL L I K E N A V E SITE NEWPORT DR N.T.S    Page 99 RESOLUTION NO. 2026-024 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT DRC2025-00294, A REQUEST TO PERMIT WHOLESALE AND DISTRIBUTION – MEDIUM, STORAGE WAREHOUSE, MANUFACTURING LIGHT – LARGE, AND E-COMMERCE DISTRIBUTION/FULFILLMENT CENTER – LARGE USES AT AN EXISTING INDUSTRIAL BUILDING THAT CONSISTS OF 170,275 SQUARE FEET AND IS CURRENTLY OCCUPIED WITH A LEGAL NON-CONFORMING WHOLESALE AND DISTRIBUTION USE AS WELL AS A PERMITTED OFFICE USE WITHIN THE NEO-INDUSTRIAL (NI) ZONE AT 11335 JERSEY BOULEVARD; APN: 0229-111-50. A.Recitals. 1.The Applicant, Kimley Horn on behalf of the property owner Clover Rancho Cucamonga Corporation, filed an application for Conditional Use Permit DRC2025-00294, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Conditional Use Permit request is referred to as "the application." 2.On the 8th day of July 2026, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on July 8, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a. The project site consists of approximately nine acres of land developed with a 170,275 square foot industrial building and is located on the southeast corner of Jersey Boulevard with Milliken Avenue; and b. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Wholesale and Distribution Neo-Industrial (NI) North E-Commerce Distribution/Fulfillment Neo-Industrial Employment District Neo-Industrial (NI) Exhibit B   Page 100 PLANNING COMMISSION RESOLUTION NO. 2026-024 DRC2025-00294 – Kimley Horn on behalf of Clover Rancho Cucamonga Corporation July 8, 2026 Page 2 c. The General Plan land use designation and Zoning designation for the project site are Neo-Industrial Employment District and Neo-Industrial (NI), respectively, which permits Wholesale and Distribution – Medium and Storage Warehouse uses with approval of a Conditional Use Permit. Manufacturing Light – Large and E-Commerce Distribution/Fulfillment Center – Large uses are permitted with approval of a Minor Use Permit. The latter two uses can be approved under the purview of the Conditional Use Permit for the purpose of consolidation of applications. There are no site or building alterations or improvements proposed as a part of the current entitlement. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The uses are consistent with the General Plan designation, Neo-Industrial Employment District, which is intended for light industrial uses with low environmental impacts and the growth of creative and innovative industries and new businesses. The fully improved site is developed with an existing 170,275 square-foot industrial building. Upon approval of the requested Conditional Use Permit, Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses will generate minimal impact on adjacent uses and properties as the Conditional Use Permit will support the entitlement of uses that are intended for the zoning district and General Plan land use designation in addition to being with consistent with the surrounding uses. b. The uses are consistent with the purposes of the Development Code and purposes of the applicable zone as well as any applicable specific plans or city regulations and standards. Wholesale and Distribution – Medium and Storage Warehouse uses are permitted in the Neo-Industrial (NI) zone upon the approval of a Conditional Use Permit. Manufacturing Light – Large and E-Commerce Distribution/Fulfillment Center – Large uses are permitted within the Neo-Industrial (NI) zone upon the approval of a Minor Use Permit. The latter uses permitted under the Minor Use Permit will be permitted through the Conditional Use Permit for the purpose of consolidation of applications. The site is currently legal non-conforming due to the adoption of Ordinance 982 as the existing Wholesale and Distribution use was previously permitted by right in the zone but now requires a Conditional Use Permit. The uses are consistent with the zoning designation and Development Code in that the uses do not propose new development or expansion of the existing building and site and they remain consistent with the current development pattern and uses in the adjacent properties and zone. The Development Code has specific regulations and performance standards in relation to noise, vibrations, particulate matter and air contaminants, odor, and humidity, heat, and glare, which are applied to the operations of industrial uses. The conditions of approval included can mitigate potential impacts that the facility may cause. The site is not subject to any specific plans. The uses meet the regulations and standards applied to Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing South E-Commerce Distribution/Fulfillment 21st Century Employment District Mixed Employment 2 (ME2) East Food Processing/Manufacturing Neo-Industrial Employment District Neo-Industrial (NI) West Fire Station Neo-Industrial (NI)    Page 101 PLANNING COMMISSION RESOLUTION NO. 2026-024 DRC2025-00294 – Kimley Horn on behalf of Clover Rancho Cucamonga Corporation July 8, 2026 Page 3 Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses and therefore are consistent with the Development Code. c. The site is suitable for the type, density, and intensity of the uses. The site is improved with an existing industrial building, access and circulation, parking, utilities, and landscaping. No changes are proposed to the site except for potential tenant improvements which will not increase the building footprint that may be submitted for by a new tenant. The uses are similar in intensity to existing uses in the immediate surrounding area. No additional physical constraints have been proposed that may impede the operations of the existing surrounding land uses. Therefore, the project site is well-suited for the uses. d. The design, location, size and operating characteristics of the uses would be compatible with the existing and other permitted uses in the vicinity including transportation and service facilities. The uses will operate within an existing industrial building and will not operate beyond the project parcel nor onto the property of adjacent similar uses. The intensity of the uses are not expected to exceed the intensity of adjacent similar uses. e. Granting the permit would not be detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity in which the project is located. The scale and operation of the uses are similar to adjacent uses and will not negatively impact the normal operations of any of the surrounding uses. The uses have been conditioned to meet performance criteria, safety standards, maintenance standards, and all other Municipal Code standards to mitigate any potential impacts related to the Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E- Commerce Distribution/Fulfillment Center – Large uses. f. The uses will not pose an undue burden on city services, including police, fire, streets, and other public utilities, such that the city is unable to maintain its current level of service due to the uses. The uses do not pose any undue burdens in that all uses are consistent with the zone in which they are located and will not require additional service from streets and utilities as there are no physical changes proposed to the site. The uses do not authorize any operations which may result in additional service requests from Fire or Police that are not normally associated with similar adjacent existing uses. 4. Staff determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 1 exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The Conditional Use Permit will permit Wholesale and Distribution – Medium, Storage Warehouse, Manufacturing Light – Large, and E-Commerce Distribution/Fulfillment Center – Large uses where no alterations to the site or building are proposed. There is no substantial evidence that the project will have a significant effect on the environment. The Planning Commission has reviewed the Staff’s determination of exemption, and based on its own independent judgement, concurs in the staff determination of exemption. 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth below and in the attached standard conditions incorporated herein by this reference.    Page 102 PLANNING COMMISSION RESOLUTION NO. 2026-024 DRC2025-00294 – Kimley Horn on behalf of Clover Rancho Cucamonga Corporation July 8, 2026 Page 4 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 8TH DAY OF JULY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Alvin C. Boling, Chair ATTEST: Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 8th day of July 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 103 Conditions of Approval Community Development Department Project #: DRC2025-00294 Project Name: 11335 Jersey Boulevard CUP Location: 11335 JERSEY BLVD - 022911150-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions The Conditional Use Permit authorizes use of the existing 170,275 square foot industrial building for Wholesale and Distribution - Medium, Storage Warehouse, Manufacturing Light - Large, and E-Commerce Distribution/Fulfillment Center - Large uses within the Neo -Industrial (NI) zone, located at 11335 Jersey Boulevard; APN: 0229-111-50. 1. 2. 3. 4. Standard Conditions of Approval The applicant shall sign the Statement of Agreement and Acceptance of Conditions of Approval provided by the Planning Department. The signed Statement of Agreement and Acceptance of Conditions of Approval shall be returned to the Planning Department prior to the submittal of grading/construction plans for plan check, request for a business license, and/or commencement of the approved activity. 5. www.CityofRC.us Printed: 6/24/2026    Page 104 Project #: DRC2025-00294 Project Name: 11335 Jersey Boulevard CUP Location: 11335 JERSEY BLVD - 022911150-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 6. 7. 8. 9. 10. www.CityofRC.us Page 2 of 4Printed: 6/24/2026    Page 105 Project #: DRC2025-00294 Project Name: 11335 Jersey Boulevard CUP Location: 11335 JERSEY BLVD - 022911150-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The site shall be developed and maintained in accordance with the approved plans which include Site Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading on file in the Planning Department, the conditions contained herein, and the Development Code regulations. . 11. 12. Fire Prevention / New Construction Unit Standard Conditions of Approval High-piled combustible storage is required to be in accordance with Chapter 32 of the Fire Code and Fire District Standard for High Pile Combustible Storage. Please read and understand this Standard in its entirety to avoid delays in scheduling inspections and obtaining approvals. 1. Building and Safety Services Department Standard Conditions of Approval Submit two sets of structural calculations, and two sets of energy conservation calculations if tenant improvements will take place. 1. Submit five complete sets of plans if tenant improvements will take place.2. 3. Upon tenant improvement plan check submittal (if applicable), additional requirements may be needed.4. 5. 6. 7. 8. www.CityofRC.us Page 3 of 4Printed: 6/24/2026    Page 106 Project #: DRC2025-00294 Project Name: 11335 Jersey Boulevard CUP Location: 11335 JERSEY BLVD - 022911150-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Building and Safety Services Department Standard Conditions of Approval All exit components must comply with the requirements of CBC (adjoining rooms, rated corridors, door swings, separation of exits, etc.) should one of the approved uses require an occupancy change or if tenant improvements will take place. 9. 10. 11. 12. 13. 14. 15. www.CityofRC.us Page 4 of 4Printed: 6/24/2026    Page 107 DATE:July 8, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Jared Knight, Associate Planner SUBJECT:CONDITIONAL USE PERMIT – KIMLEY HORN ON BEHALF OF SVF ARROW CENTER CORPORATION – A request for a Conditional Use Permit to allow the continued operation of an existing Manufacturing, Light - Large use within an existing 220,712 – square-foot industrial structure, as well as allowing for the future use of the project site as E-Commerce Distribution; Distribution/Fulfillment Center, Large; Storage Warehouse; and/or Wholesale and Distribution – Medium within the Neo Industrial Zone, located at 8535 Oakwood Place (APN: 0209-481-01). This project is categorically exempt from the provisions of the California Environmental Quality Act under State CEQA Guidelines section 15301 – Existing Facilities. (DRC2025-00326) RECOMMENDATION Staff recommends that the Planning Commission adopt Resolution 2026-023, approving Conditional Use Permit DRC2025-00326. BACKGROUND The project site is located at 8535 Oakwood Place, southeast of the intersection of Arrow Route and Oakwood Place, and west of Milliken Avenue. The site consists of a single 12.89-acre parcel that is improved with a 220,712 square foot industrial warehouse structure. The site has been fully improved with street, curb, gutter, and sidewalk improvements as well as parkway landscaping along both Arrow Route and Oakwood Place. The site has been further improved with 160 parking stalls. Access to the site is provided via Arrow Route to the north and Oakwood Place to the west. The project site is owned by SVF Arrow Center Corporation and is currently operated as a multi- tenant rental space. The current occupants, Panolam Surface Systems and SRS Distribution Center, operate as Manufacturing, Light - Large uses as defined by the Development Code. These uses were in legal operation prior to the passage of Ordinance 982, which established that Manufacturing Light, Large uses located in the Neo-Industrial zone require a Minor Use Permit to operate. As such, the existing uses are considered legal nonconforming, consistent with Development Code Chapter 17.62.    Page 108 Page 2 of 4 3 5 9 8 Figure 1 - Aerial View of Project Site The existing land uses, General Plan, and zoning designations for the project site and surrounding properties are as follows: Land Use General Plan Zoning Site Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) North Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) South Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) East Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) West Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI)    Page 109 Page 3 of 4 3 5 9 8 ANALYSIS: The applicant is requesting approval of the a Conditional Use Permit application to legalize the existing nonconforming Manufacturing Light, Large use on the project site. The applicant is further requesting the conditional use permit to permit E-Commerce Distribution/Fulfillment Center, Large, Storage Warehouse, and Wholesale and Distribution – Medium uses on the project site, in order to streamline the occupancy process for future tenants who may occupy the site. No physical alterations to the project site are requested as part of the subject application. Pursuant to Table 17.30.030-1 of the Development Code, Manufacturing Light, Large and E- Commerce Distribution/Distribution Fulfillment Center, Large uses require approval of a Minor Use Permit prior to operation within the Neo-Industrial (NI) zone. Storage Warehouse and Wholesale and Distribution – Medium uses require the approval of a Conditional Use Permit prior to operation in the Neo-Industrial (NI) zone. For the purpose of consolidating applications, the proposed Conditional Use Permit will be inclusive of uses that require a Minor Use Permit, typically approved by the Planning Director. Obtaining a Conditional Use Permit for each of the four uses allows for future businesses with an eligible use wishing to occupy the building to bypass individual entitlement requests. The Conditional Use Permit shall also legalize the existing Manufacturing Light, Large uses on site and bring them into conformance with the current development code. The Conditional Use Permit will go into effect and legalize the existing use (Manufacturing Light, Large) at the subject site, effective immediately after the ten-day appeal period ceases. The current tenant holds an active business license obtained upon initial occupancy of the site. As at least one of the requested uses is already in operation and no additional improvements or alterations are proposed for the building or site, no further action will be required to implement the Conditional Use Permit as the permit is being exercised within two years of the time of approval, as is required under Section 17.14.090A of the Development Code. Public Art Per Section 17.124.020A of the Development Code, public art requirements do not apply to Conditional Use Permits and are only applicable to Site Development Review, Minor Design Review, and Major Design Review applications that meet specified criteria. As such, the Conditional Use Permit is exempt from the public art requirement. Environmental Assessment Planning Department Staff have determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 1 categorical exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The project scope is for the permitting of select industrial uses on an existing industrial site and does not include physical alterations or improvements to the project site. Thus, there is no substantial evidence that the project will have a significant effect on the environment. Correspondence Notices for this meeting were mailed to 42 property owners within a 1500-foot radius of the project site on June 24, 2026. Also, on June 26, 2026, notices were published in the Inland Valley Daily Bulletin. The project site was also posted with physical notices on June 24, 2026 To date, the planning department has received no comments from the public related to the    Page 110 Page 4 of 4 3 5 9 8 proposed Conditional Use Permit. FISCAL IMPACT COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: EXHIBITS:    Page 111 Exhibit A – Aerial Image of Project Site and Vicinity    Page 112 RESOLUTION NO. 2026-023 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW FOR THE CONTINUED OPERATION OF AN EXISTING MANUFACTURING, LIGHT - LARGE USE WITHIN AN EXISTING 220,712 SQ FT. INDUSTRIAL STRUCTURE, AS WELL AS ALLOWING FOR THE FUTURE USE OF THE PROJECT SITE AS E-COMMERCE DISTRIBUTION; DISTRIBUTION/FULFILLMENT CENTER, LARGE; STORAGE WAREHOUSE; AND/OR WHOLESALE AND DISTRIBUTION – MEDIUM WITHIN THE NEO INDUSTRIAL ZONE, LOCATED AT 8535 OAKWOOD PLACE (APN: 0209-481-01). A.Recitals. 1.The applicant, Meghan Karadimos, filed and application requesting the approval of Conditional Use Permit DRC2025-00326 as described in the title of this resolution. Hereinafter in this Resolution, the subject entitlements request is referred to as “the application.” 2.On the 8th day of July, 2026, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above-referenced public hearing on July 8, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: a.The project site consists of approximately 12.89 acres, located southeast of the intersection of Arrow Route and Oakwood Place, and west of Milliken Avenue. The project site is improved with an existing 220,712 square foot industrial warehouse structure; and Exhibit B    Page 113 PLANNING COMMISSION RESOLUTION NO. 2026-023 DRC2025-00326 July 8, 2026 Page 2 b. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: c. The General Plan Land Use Designation and Zoning Designation for the project site are Neo-Industrial Employment District and Neo-Industrial (NI) respectively. The NI zone permits Manufacturing Light, Large and E-Commerce Distribution/Distribution Fulfillment Center, Large uses with the approval of a Minor Use Permit. Storage Warehouse and Wholesale and Distribution – Medium uses require the approval of a Conditional Use Permit prior to operation in the Neo-Industrial (NI) zone. The former two uses can be approved under the purview of a Conditional Use Permit for the purpose of consolidation of applications. There are no site or building alterations or improvements proposed as part of the application; and 3. Based upon the substantial evidence presented to this Commission during the above referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby makes the following findings for Conditional Use Permit DRC2025-00326 pursuant to Development Code Section 17.20.060: a. The proposed use is consistent with the general plan. The project site is located within the Neo-Industrial Employment zone, which is intended for light industrial uses with low environmental impacts and the growth of creative and innovative industries and new businesses. The proposed uses permitted under the requested conditional use permit are similar in scope and impact to surrounding uses and are expected to have minimal environmental impacts. Thus the proposed uses are consistent with the intent of the general plan; and Land Use General Plan Zoning Site Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) North Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) South Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) East Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI) West Industrial Warehouse Neo-Industrial Employment District Neo-Industrial (NI)    Page 114 PLANNING COMMISSION RESOLUTION NO. 2026-023 DRC2025-00326 July 8, 2026 Page 3 b.The proposed use is consistent with the purposes of the Development Code and the purposes of the applicable zone as well as any applicable specific plans or city regulations/standards. Manufacturing Light, Large uses as well as E-Commerce Distribution/Distribution/Fulfillment Center uses are permitted in the Neo-Industrial zone with the approval of a Minor Use Permit. Storage Warehouse and Wholesale and Distribution – Medium uses are permitted in the Neo-Industrial zone with the approval of a Conditional Use Permit. The former uses are included within the requested Conditional Use Permit for the purpose of consolidation of applications. The existing Manufacturing Light, Large use on the project site is legal nonconforming due to the adoption of Ordinance 982. The proposed uses are consistent with the zoning designation and the Development Code in that the applicant does not propose new development or improvements on the project site. Any new users which fall within one of the proposed use categories would be required to mee the operation and performance standards for industrial users as required by the Development Code, including but not limited to those related to noise, vibrations, particulate matter and air pollution, odor, humidity, heat, and glare. Thus the proposed uses are consistent with the provisions of the Development Code and the Neo-Industrial zone; and c.The site is physically suitable for the type, density, and intensity of the use being proposed, including access, utilities, and the absence of physical constraints that would make conduct of the use undesirable. The site is improved with an existing industrial building, including parking, access, circulation, utilities, and landscaping. No changes are proposed to the project site in relation to the requested Conditional Use Permit, except for potential tenant improvements which may be required for future tenants, which would be reviewed individually under the normal improvement process, and would not result in an increase to the footprint of the existing industrial building. The proposed uses are similar in intensity to existing uses in the immediate vicinity of the project site, and the surrounding area. Therefore the site is well suited for the proposed use; and d.The design, location, size and operating characteristics of the proposed use would be compatible with the existing and other permitted uses in the vicinity including transportation and service facilities. The proposed uses shall operate within an existing industrial building and will not operate beyond the project site nor will they encroach upon the property of adjacent similar uses. The intensity of the proposed uses are not expected to exceed the intensity of adjacent similar uses; and e.Granting the permit would not constitute a nuisance or be injurious to detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zone in which the property is located. The scale and intensity of the proposed uses is similar to adjacent uses and will not negatively impact the normal operations of any existing surrounding uses. The uses shall be required to meet all performance criteria, safety standards, maintenance standards, and all other Development Code standards to mitigate any potential impacts related to the proposed uses; and f.The proposed use will not pose an undue burden on city services, including police, fire, streets, and other public utilities, such that the city is unable to maintain its current level of service due to the use. The proposed uses included under the requested Conditional Use Permit are consistent with the zone in which they are proposed and will not require additional service from streets and utilities, as no physical changes are included within the scope of the proposed Conditional Use Permit.    Page 115 PLANNING COMMISSION RESOLUTION NO. 2026-023 DRC2025-00326 July 8, 2026 Page 4 4. Planning department staff have determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines. The project qualifies as a Class 1 categorical exemption under State CEQA Guidelines Section 15301 – Existing Facilities, which includes the permitting and leasing of existing private structures. The project scope is for the permitting of select industrial uses on an existing industrial site and does not include physical alterations or improvements to the project site. Thus, there is no substantial evidence that the project will have a significant effect on the environment. 5. Based upon the substantial evidence presented to this commission during the above-referenced meeting and upon the specific findings of facts set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the Conditions of Approval, attached hereto and incorporated herein by this reference. 6. The Secretary to this Commission shall certify the adoption of this Resolution. APPROVED AND ADOPTED THIS 8th DAY OF JULY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Alvin C. Boling, Chairman ATTEST: Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 8th day of June 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS:    Page 116 Conditions of Approval Community Development Department Project #: DRC2025-00326 Project Name: 8535 OAKWOOD PLACE CUP Location: 8535 OAKWOOD PL A - 020948101-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 1. 2. 3. www.CityofRC.us Printed: 6/25/2026    Page 117 Project #: DRC2025-00326 Project Name: 8535 OAKWOOD PLACE CUP Location: 8535 OAKWOOD PL A - 020948101-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Any modification or intensification of the approved use, including revisions in the operations of the business including changes to the operating days /hours; change in the location on -site or within the building of the use /activity that is approved by this Conditional Use Permit; improvements including new building construction; and/or other modifications /intensification beyond what is specifically approved by this Conditional Use Permit, shall require the review and approval by the Planning Director prior to submittal of documents for plan check /occupancy, construction, commencement of the activity, and/or issuance of a business license. The Planning Director may determine that modifications or intensifications of use require the submittal of an application to modify this Conditional Use Permit for review by the City. 4. Fire Prevention / New Construction Unit Standard Conditions of Approval High-piled combustible storage is required to be in accordance with Chapter 32 of the Fire Code and Fire District Standard for High Pile Combustible Storage. 1. Building and Safety Services Department Standard Conditions of Approval Submit two sets of structural calculations, and two sets of energy conservation calculations. (if applicable) 1. Submit five complete sets of plans.2. Provide compliance with the California Building Code (CBC) for accessibility to public buildings.3. Upon tenant improvement plan check submittal, additional requirements may be needed.4. 5. 6. Provide draft stops in combustible attics and concealed spaces, in accordance with CBC.7. 8. Provide compliance with the California Building Code (CBC) for fire-resistive construction.9. 10. 11. www.CityofRC.us Page 2 of 3Printed: 6/25/2026    Page 118 Project #: DRC2025-00326 Project Name: 8535 OAKWOOD PLACE CUP Location: 8535 OAKWOOD PL A - 020948101-0000 Project Type: Conditional Use Permit ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Building and Safety Services Department Standard Conditions of Approval The plans shall be designed incompliance with CBC regarding mixed occupancy ratio and the Green Building Standard Code. 12. 13. 14. Provide required restroom facilities per the CBC.15. 16. 17. www.CityofRC.us Page 3 of 3Printed: 6/25/2026    Page 119 DATE:July 8, 2026 TO:Chairman and Members of the Planning Commission FROM:Jennifer Nakamura, CNU-A, Planning Director INITIATED BY:Daniella P. Bonilla, AICP, Contract Planner Melanie Hall, Senior Planner SUBJECT:TIME EXTENSION – LIONS GATE PARTNERS, LLC - A request for a time extension of a previously approved Design Review (DRC2022-00354) for the construction of a multi-family development comprised of 138 residential units, which were reduced from 145 units under Design Review Modification DRC2026-00004, within the Corridor 1 (CO-1) Zone, located at the corner of Foothill Boulevard and Lion Street; APN: 0208-632-47. (Time Extension DRC2026-00153). RECOMMENDATION: Staff recommends that the Planning Commission adopt the resolution of approval for Time Extension DRC2026-00153 with the attached conditions of approval. BACKGROUND: The 2.72-acre vacant project site is located at the northeast corner of Foothill Boulevard and Lion Street in the Corridor 1 (CO1) Zone. The dimensions of the roughly square project site are approximately 280 feet from north to south and 408 feet from east to west. The site is generally flat with minimal grade changes and is covered by low vegetation. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site Vacant City Corridor Moderate Corridor 1 (CO-1) North Single-Family Residences Suburban Neighborhood – Very Low Low Residential (L) South Multi-Family Residences City Corridor Moderate Corridor 1 (CO-1) East Commercial (Auto Repair)City Corridor Moderate Corridor 1 (CO-1) West Commercial Shopping Center City Corridor Moderate Corridor 1 (CO-1)    Page 120 Page 2 of 3 3 6 0 9 ANALYSIS: On August 14, 2024, the Planning Commission approved the applicant’s initial request to construct a multi-family development comprised of 145 residential units. The applicant invoked the use of State Density Bonus Law (SDBL) by allocating 11 % of the residential units (12 units) as affordable housing for very low-income households in exchange for a 35% density bonus, parking reductions, two incentives/concessions, and unlimited waivers from the City's required development standards. The project consisted of a four-story residential building with an interior courtyard/pool area, pocket park, and a dog park. Parking was proposed on surface lots and in private garages on the first floor of the residential building, and off-street parking was proposed along new frontage lanes on Foothill Boulevard and Lion Street. In January 2026, the applicant applied for a modification to the original entitlement under DRC2026-00004 which permitted a reduction of the previously approved unit count, from 145 to 138, with 5% of the residential units (6 units) as affordable housing for very low-income households, which allows for a maximum 20% density bonus as well as parking reductions, one incentive/concession, and unlimited waivers from the City’s required development standards. The modification also permitted a decrease in the overall building height from 54 feet, 3 inches to 45 feet by removing mezzanines in the fourth-floor units. This request was administratively approved by the Planning Director on March 26, 2026. On May 12, 2026, the applicant submitted a request for a two-year time extension for the original Design Review approval (DRC2022-00354) citing various macroeconomic challenges including elevated interest rates, construction cost escalations, high vacancy rates, and declining rent prices in the market. The request would solely extend the project expiration date, and no changes are proposed to the project scope, site, or conditions of approval. The time extension request is to extend the approval period of Design Review DRC2022- 00354 an additional two years as allowed in Section 17.14.090. After this initial time extension, a final one-year extension of time may be granted pursuant to the same process as set forth in this section. The table below details the entitlement, its current expiration date and, if approved, the new expiration date. Environmental Assessment Staff determined that the time extension for the project is exempt from the requirements of CEQA and the State CEQA Guidelines under CEQA Guidelines Sections 15061(b)(3) because the project was previously reviewed and approved on August 14, 2024, where staff determined the project qualified for a Class 32 exemption under State CEQA Guidelines Section 15332 – In-Fill Development Projects. The proposed time extension does not modify the original project and therefore does not raise or generate new environmental impacts not already evaluated in the categorical exemption. Entitlement Approval Date Current Expiration Date Proposed Extension Date August 26, 2024 August 26, 2026 August 26, 2028    Page 121 Page 3 of 3 3 6 0 9 Correspondence FISCAL IMPACT: COUNCIL MISSION / VISION / VALUE(S) ADDRESSED: EXHIBITS:    Page 122 Exhibit A    Page 123    Page 124    Page 125    Page 126    Page 127    Page 128    Page 129    Page 130    Page 131    Page 132    Page 133 VICINITY MAP/AERIAL PHOTOGRAPH Exhibit A    Page 134                                                                                                                   "##  $ % & ' ( )  ' $ % " &  " ) $  * # " ) &  ' ) $ ' + " , % $  - .  . % * . % & % ) , % $  / 0  , 1 % & %  $." 2')(&  " . %  - 2) %$ / 0  " ) $  " . %  , 1 %  * . - * % . , 0  - 3  $ % & ' ( ) " . +  " ) $  2% .% + . % " , % $  " ) $  $ % 4 % # - * % $  3 - .  5 & %  ' )  + - ) ) % + , ' - )  2',1 , 1 %  &*% + ' 3 ' % $  * . - 6 % + , 7  ) - ) %  - 3  & 5 + 1  ' $ % " & 8  $ % & ' ( ) & 8  - .  * # " ) &  & 1 " # #  / %  5&% $  3 - .  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KVLWSCSEvTXCvUivSSSS OssOwssrPS SC FxlylnqzMqrsW Is{lplmnYW Is{lplmnCW Is{lplmnXW Is{lplmnUW Is{lplmnDW Is{lplmnTW Owssrm|pwssrp Is{lplmniW Is{lplmnEW Is{lplmnRW Is{lplmnYSW }~;;_=_t; ”$ –—˜™ š—›˜œššž™ŸŸšž    Page 173 DESIGN REVIEW COMMENTS May 7, 2024 6:00 p.m. Adam Pisarkiewicz, Contract Planner DESIGN REVIEW – FORE PROPERTY (FOOTHILL AND GROVE MIXED USE) – A request to construct a multi-family residential development comprising 145 residential units on 2.72 acres of land at the northeast corner of Foothill Boulevard and Lion Street in the Corridor 1 (CO1) Zone. APN: 0208-632-47-0000 (DRC2022-00354). Site Characteristics: The 2.72-acre project site is located at the northeast corner of Foothill Boulevard and Lion Street. The site is current vacant and has been so for decades. The dimensions of the roughly square project site are approximately 290 feet from north to south and 408 feet from east to west. The site is flat with minimal grade change. Background and Legislative Context: The applicant submitted an SB 330 preliminary application on September 20, 2022 (followed by a timely full application), which vested the project to applicable development standards in place at the time in accordance with state law. The Land Use, General Plan, and Zoning Designations for the project site and adjacent properties are as follows: Table A: Surrounding Land Use and Zoning Context In addition to the SB 330 application, the applicant also proposes to utilize State Density Bonus Law (SDBL) and will preserve 11% of the residential units (12 units) for very low-income households. Pursuant to State Density Bonus Law (SDBL), the applicant is requesting waivers from various development standards. A full discussion of waivers will be provided to the Planning Commission at the appropriate time. Project Design and Layout: The project is comprised one 4-story residential building with an interior courtyard/pool area, pocket park, dog park, and surface parking. Parking is provided in surface lots and private garages on the first floor of the residential building, and off-street parking along a new frontage lane on Foothill Boulevard and Lion Street. The new frontage lane and on-street parking creates a buffer between the units, the pocket park, dog park, and vehicle traffic. Land Use General Plan Zoning Site North South East West Exhibit C   Page 174 DRC COMMENTS DR DRC2022-00354 – BISHOP VENTURES May 7, 2024 Page 2 Figure 1: Site Plan Architecture: The project’s exterior design is considered contemporary, when comparing to other developments in Southern California of similar size. All proposed buildings contain flat roofs with varying rooflines, large open corner elements, and undulating building facades to help break up the building massing and provide visual interest. Building materials include concrete, plaster, and metal railings on balconies. Figure 2: View from corner from Foothill Boulevard and Lion Street.    Page 175 DRC COMMENTS DR DRC2022-00354 – BISHOP VENTURES May 7, 2024 Page 3 Figure 3: View from Lion Street of the rear of the project site. Figure 4: List of Building Materials Unit Composition and Floor Plans: The project is comprised of 145 elevator-served residential units that are all single-level except for 11 units which include mezzanines. The table below summarizes the number of residential units and square feet of commercial lease area: UNIT SUMMARY Residential Unit Type Unit Size (SF - Net) Number of Units Studio 361-510 SF 19    Page 176 DRC COMMENTS DR DRC2022-00354 – BISHOP VENTURES May 7, 2024 Page 4 1 Bedroom 508 to 883 SF 64 2 Bedroom 804 to 1,161 SF 62 Total Number of Units 145 Recreational Amenities: Resident amenities include the following: • Pool with lounge seating areas • Indoor Lounge • Dog park • Bike Storage Facility with 40 long-term racks • Interior pocket park with bench seating • Leasing office Public Amenities: One pocket park on the southwest corner of the property and one dog park in the southeast corner of the property. Ten short-term bike racks. Compliance with Development Standards: As noted, the applicant has requested waivers from various development standards through State Density Bonus Law (SDBL). Under the SDBL, a “waiver” is intended to modify or reduce applicable development standards that would have the effect of physically precluding the construction of the proposed density bonus units or the developer’s requested concession or incentive. See below for the project’s compliance with relevant development standards. COMPLIANCE TABLE Development Standard Required Proposed Complies Residential Density 42 DU/AC max. 57 DU/AC YES* Non-Residential Intensity/FAR (General Plan) 0.4-1.0 0 WAIVER Setbacks (CO-1) Variable Variable YES Building Height (CO-1) 5 stories max. 4 stories YES Landscape Area 10% min. 30% YES Open Space 10,780 SF (30 SF/Unit) 14,220 SF YES *State Density Bonus Law allows for developments to exceed the maximum units per acre standard    Page 177 DRC COMMENTS DR DRC2022-00354 – BISHOP VENTURES May 7, 2024 Page 5 Regarding parking, the project proposes 185 parking spaces to serve the residential units. As a result of parking reductions afforded to the project through SDBL, these 185 parking spaces exceeds the minimum number of required parking spaces for the project which would be 176. Foothill Boulevard Frontage Lane and Off-Street Parking: Staff also notes that the applicant is providing 19 off-street parking spaces, in addition to the on- site parking, to serve the development. Specifically, 11 back-in parking spaces along the frontage lane parallel to Foothill Boulevard, separated from Foothill Boulevard via a new landscaped median, and 8 parallel parking spaces along Lion Street. The figure below displays the locations of the frontage lane and off-street spaces for reference: Figure 5: Site Plan, displaying the proposed frontage lane and off-street parking areas circled in red. Staff Recommendation: The project meets the City’s vision for a high-density residential development within the underlying zone, in terms of walkability, pedestrian connections, and the public realm. 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    Page 178 DRC COMMENTS DR DRC2022-00354 – BISHOP VENTURES May 7, 2024 Page 6 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: Adam Pisarkiewicz, Contract Planner Members Present: Staff Coordinator: Sean McPherson, Acting Principal Planner    Page 179 Design Review Committee Meeting Agenda May 7, 2024 FINAL MINUTES Rancho Cucamonga, CA 91730 New Time: 6:00 p.m. A. Call to Order The meeting of the Design Review Committee held on May 7, 2024. The meeting was called to order by Sean McPherson, Staff Coordinator, at 6:00 p.m. (Deputy Director Jennifer Nakamura served as Staff Coordinator for Item D2) Design Review Committee members present: Commissioner James Daniels and Commissioner Melissa Diaz. Staff Present: Adam Pisarkiewicz, Senior Planner. B. Public Communications Staff Coordinator opened the public communication and after noting there were no public comments, closed public communications. C. Consent Calendar Consideration to adopt Meeting Minutes of April 16, 2024. - A request to construct a 12,074 square- foot building for a restaurant/bar with outdoor patio dining; 9 pickle-ball courts; and a 1,771 square-foot building with a coffee bar, restrooms, and storage within the Urban Neighborhood General Plan designation and The Resort Specific Plan, located at the northwest corner of 4th Street and Resort Parkway - APN: 0210-102- Review DRC2023-00248). Item C1. Commissioner Daniels stated the minutes have duplicate verbiage and requires correction and recommended that the April 16 meeting minutes not be adopted at this time until corrections are made. Item C2. Motion carried 2-0 vote. D. Project Review Items D1. DESIGN REVIEW – BISHOP VENTURES – A request to construct a multi-family residential development comprising 145 residential units on 2.72 acres of land at the northeast corner of Foothill Boulevard and Lion Street in the Corridor 1 (CO1) Zone. APN: 0208-632-47 (DRC2022-00354). Staff presented the item to the Design Review Committee. Following staff’s presentation, members of the applicant team (Bishop Ventures), gave additional background and detail on the project. Following the presentation and the applicant’s initial sharing of additional detail, discussion ensued over various aspects of the project.    Page 180 Committee members raised questions about parking. Staff informed the Committee members that parking will be discussed at the Planning Commission as part of the public hearing process. Committee members also asked about project amenities, including the use of public open space and plazas. The applicant responded that the plazas and public space areas are intended for passive use. The applicant further stated that they anticipate many of the residents of the project to be young families. In response, Committee also questioned what type of amenities will be available for young children. The applicant noted that the project includes a pool area. After discussion between the applicant and the Committee members on this topic, the applicant stated that they will look into the possibility of including additional amenities catered toward young children. Committee members were complimentary of the design theme of the project. The Committee took the following action: Recommend approval to PC. 2-0 Vote. D2. DESIGN REVIEW – LONE OAK-RANCHO, LLC– A request to redevelop and expand an existing beverage distribution facility over two phases to include production, bottling and distribution operations on approximately 30.11 acres of land generally bounded by Haven Avenue to the west, 7th Street to the north, Utica Avenue to the east, and 6th Street to the south in the Mixed Employment 2 (ME2) Zone. APN: 0209- 411-002, -003, 004, -023, -24, -32, -34, -35 (DRC2023-00067). Staff presented the item to the Design Review Committee. Following staff’s presentation, members of the applicant team (Lone Oak-Rancho LLC), including their architect and consultant, gave additional background and detail on the project. Following the presentation and the applicant’s initial sharing of additional detail, discussion ensued over various aspects of the project. Staff sought the Committee’s recommendation on 3 topics: screening of the ground water well infrastructure at Utica Avenue and 6th Street; additional facade improvements along the project's west elevation (Haven Avenue); and additional enhanced paving adjacent to the sidewalk along Haven Avenue. The developer and their team discussed these topics and shared that the Cucamonga Valley Water District may have requirements which preclude the city from requiring screening of the ground water well infrastructure. The Committee asked additional questions including the type of architectural material used and general operational questions about the use. The Committee expressed general support of the project, commenting that additional screening for the ground water well infrastructure would be beneficial if permitted by the water purveyor, and expressed a desire to see additional enhanced paving along Haven Avenue. The Committee took the following action: Recommend approval to PC. 2-0 Vote. E. Adjournment Deputy Director Jennifer Nakamura adjourned the meeting at 8:00 p.m. Respectfully submitted, Elizabeth Thornhill, Executive Assistant    Page 181 EXHIBIT D Due to file size, this attachment can be accessed through the following link: CEQA Memo and Attachments    Page 182 FW: Bishop Ventures development, Foothill & Lion Planning, City <City.Planning@cityofrc.us> Wed 8/7/2024 658 AM To:Mcpherson, Sean <Sean.McPherson@cityofrc.us>;Adam Pisarkiewicz <pisarkiewicz@civicsolutions.com>;Nakamura, Jennifer <Jennifer.Nakamura@cityofrc.us> To: Rancho Cucamonga Planning Department Date: 8/5/24 RE: Development of a 145-unit multi-family housing complex by Bishop Ventures, located at the corner of Foothill Blvd and Lion St, Rancho Cucamonga. We and our family, have lived in the neighborhood adjacent to this proposed new development for close to 40 years at 9105 Estacia St. All the homes in this neighborhood are single story and the reason many of us purchased homes here was because of the design of the neighborhood which allowed children to play outdoors safely with little through traffic. Most of the neighbors know each other and look out for each other. It is a neighborhood of people of moderate income who have worked hard to get their home, make improvements and maintain it. We know that there is a shortage of affordable housing in California and it is needed in our city, but we are against this proposed project design for the following reasons: It is a four-story complex next to single story homes. What happened to our planning commission? There is insufficient parking for the 145 units (only 185 parking spaces). 62 – 2 bedroom units 64 – 1 bedroom units 19 – Studio units Since this proposed development is not providing adequate parking, it means our neighborhood will become their parking lot! This will increase traffic and noise at all hours of the day and night and increase crime as there will be many more cars available to be broken into and their owners will be far away in the complex. The homes directly behind the development will also bear the brunt of the parking noise from the within the development itself since the parking will be right behind their rear wall with little buffer and only a 6 foot wall between them (according to the plans shared with us at the neighborhood meeting). According to our city’s planning website page, Rancho Cucamonga’s planning goal is “to maximize the health, safety and economic well being of all people living in our community”. “Planning helps create communities of lasting value”. EXCEPT when it comes to our long-standing neighborhood. Our safety, economic well-being and housing values will be minimized with this proposed development. Are you asking our neighborhood to give up our quality of life for the greater good of Rancho Cucamonga? We should matter just as much as those higher up on the hill who have not been zoned for big changes. In looking at all the available open land along the Foothill Corridor, it seems there are many other locations where this proposed development would make more sense and have less impact on established neighborhoods. Sincerely, 8/7/24, 8:20 AM FW: Bishop Ventures development, Foothill & Lion - Adam Pisarkiewicz - Outlook about:blank 1/2Exhibit E   Page 183 Lori Zeman and David Macias 9105 Estacia St, Rancho Cucamonga, CA 91730 lorizeman@verizon.net 909 917-1262 8/7/24, 8:20 AM FW: Bishop Ventures development, Foothill & Lion - Adam Pisarkiewicz - Outlook about:blank 2/2    Page 184 You don't often get email from iamariel63@yahoo.com. Learn why this is important FW: Proposed Bishop Ventures' construction of 145 residential units Planning, City <City.Planning@cityofrc.us> Mon 8/5/2024 659 AM To:Mcpherson, Sean <Sean.McPherson@cityofrc.us>;Nakamura, Jennifer <Jennifer.Nakamura@cityofrc.us>;Adam Pisarkiewicz <pisarkiewicz@civicsolutions.com> From: Ariel <iamariel63@yahoo.com> Sent: Saturday, August 3, 2024 3:03 PM To: Planning, City <City.Planning@cityofrc.us> Subject: RE: Proposed Bishop Ventures' construcon of 145 residenal units  CAUTION: This email is from outside our Corporate network. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good afternoon and thank you for the opportunity to voice our neighborhood's concern about the proposed construction of a 145 residential units at the corner of Foothill Blvd and Lion Street in the Corridor 1 (CO1) zone.   New developments are always great for the city and I have nothing against it.  However, based on the initial meeting we were with the developers at least a couple of months ago and after seeing the design, my, and most of my neighbor's concerns are as follow (based on importance for me):   1.  Privacy - with the allowed height of block wall that will be put in place (as far as I saw in the design), the highest level of units will have full view our entire backyard.          Possible solutions (?):     a.  Raise the block wall to the right height to provide privacy without altering the building's design and add tall trees accordingly?     b.  Completely remove the 4th level of the building from the design so that the highest point where an occupant could be will not have visibility of our backyards.         Thus, maintaining our backyard privacy.     c.  No open windows/porch on any unit facing the north side of the building.     d.  Very well lit parking lot in the north side of the property so ensure safety of people and properties that are in that area.   2.  Traffic Flow - the current design provides an opening in the Lion Street side where cars can go and cut thru Estacia Street to exit to San Bernardino Avenue - and vice-versa.      Increase in traffic thru Estacia Street, as mentioned, will pose additional risk to people, especially, to neighborhood kids that plays along side the street often times.       Possible solution (?):     a.  Close the opening driveway along Lion Street and make two entrances to the property both along Foothill Avenue instead.     b.  Keep Lion Street a one way street (South direction) as how it is right now from half its length to Estacia Street. 8/7/24, 8:28 AM FW: Proposed Bishop Ventures' construction of 145 residential units - Adam Pisarkiewicz - Outlook about:blank 1/2    Page 185     b.  Is it possible to also use street at the NNE corner of the property (behind Pep Boys) as an entrance/exit to the property instead?      3. During construction - needless to say, there will be a lots of noise, debris, and dust flying around whilst the wall and the property is being built.         Does the developer have a planned action to mitigate this?   As I said, these are my main and personal concern.   I am not sure what else my neighbors have in their mind.   Thank you for your consideration.   Ariel Rosales 8/7/24, 8:28 AM FW: Proposed Bishop Ventures' construction of 145 residential units - Adam Pisarkiewicz - Outlook about:blank 2/2    Page 186    Page 187    Page 188    Page 189    Page 190    Page 191    Page 192 RESOLUTION NO. 24-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING DESIGN REVIEW DRC2022-00354, A REQUEST TO CONSTRUCT A MIXED-USE DEVELOPMENT COMPRISING 145 RESIDENTIAL UNITS INCLUSIVE OF WAIVERS, AN INCENTIVE, AND PARKING REDUCTIONS PURSUANT TO STATE LAW LOCATED ON APPROXIMATELY 2.72 ACRES OF LAND AT THE NORTHEAST CORNER OF FOOTHILL BOULEVARD AND GROVE AVENUE IN THE CORRIDOR 1 ZONING DISTRICT, AND MAKING FINDINGS IN SUPPORT THEREOF - APN: 0208-632-47. A.Recitals. 1.Bishop Ventures has filed an application for the issuance of Design Review DRC2022- 00354 as described in the title of this Resolution. Hereinafter in this Resolution, the subject Design Review request is referred to as "the application." 2.On the 14th day of August, 2024, the Planning Commission of the City of Rancho Cucamonga conducted a duly noticed public hearing on said application and concluded said hearing on that date. 3.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1. This Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution, are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on August 14th, 2024, including written and oral staff reports, this Commission hereby specifically finds as follows: a.The applicant submitted a Senate Bill (SB) 330 preliminary application which was accepted on September 20, 2022, followed by a timely full application, which vested the project to applicable development standards in place at the time in accordance with state law; and b.As of September 20, 2022, the zoning of the subject project area in place at the time, and still effective today, was and is Corridor 1 (CO1); and c.As of September 20, 2022, the General Plan land use designation of the subject project area in place at the time, and still effective today, was and is City Corridor Moderate; and d.As the applicant proposes to set aside 11% of the residential units, under State Density Bonus Law the applicant is permitted automatic parking reductions, one concession/incentive, and unlimited waivers from the City’s required development standards; and e.As the applicant has requested one incentive to deviate from city requirements related to the design of frontage improvements along Foothill Boulevard, and ten waivers specifically related to the following: Exhibit F    Page 193 PLANNING COMMISSION RESOLUTION NO. 24-28 DESIGN REVIEW DRC2022-00354 –FOOTHILL AND LION AUGUST 14, 2024 Page 2 I.Incentive to reduce the non-residential intensity in the Corridor 1 (CO-1) Zoning District per RCMC Section 17.130.050, Table 17.130.150-1; and II.Waive the requirement of building façade planes facing a residential zone may not exceed 40 feet in length without a break of minimum 10 feet in depth and 10 feet in length per RCMC Section 17.130.030.K.2; and III.Waive the prohibition of balconies, decks and other habitable spaces on upper-story facades or roofs abutting residential zones per RCMC Section 17.130.030.O.1; and IV.Waive the prohibition on residential uses on the ground level of buildings per RCMC Section 17.130.040.B.3; and V.Waive the requirement that 80% of the primary frontage must be occupied by the building within 0 ft. to 15 ft. of the property line per RCMC Section 17.130.040, Table 17.130.050-1; and VI.Waive the requirement that 30% of the secondary frontage must be occupied by the building within 0 ft. to 15 ft. of the property line per RCMC Section 17.130.040, Table 17.130.050-1; and VII.Waive the requirement that all private open space must have a minimum dimension of six feet in any direction per RCMC Section 17.123.060.A; and VIII.Waive the 15-foot maximum built-to line requirement for the primary frontage per RCMC Section 17.130.050, Table 17.130.050-1; and IX.Waive the maximum setback from curb standard for Gallery & Arcade Variation façade type per RCMC Section 17.132.050; and X.Waive the clear distance to development site line and depth standard for Small Front Yard, Porch, and Stoop Variations in the CO-1 zone per RCMC Section 17.132.040; and XI.Waive the required finished floor minimum of 30-inches above grade for residential units at the maximum build-to line per Section 17.130.050, Table 17.130.050-1). f.The applicable land use, General Plan designation, and Zones for the project site and adjacent properties are as follows:    Page 194 PLANNING COMMISSION RESOLUTION NO. 24-28 DESIGN REVIEW DRC2022-00354 –FOOTHILL AND LION AUGUST 14, 2024 Page 3 g. As stated in the title of this Resolution, the project is a multi-family development comprising of 145 residential units on approximately 2.72 acres of land at the northeast corner of Foothill Boulevard and Lion Street; h. The project complies with all applicable development standards of the Corridor 1 (CO-1) zone and General Plan requirements, in light of the various waivers and incentive requested. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby specifically finds and concludes as follows: a. Upon the application of the requested incentive and waivers, the proposed development is generally consistent with the General Plan (GP). The proposed Project is consistent with the site’s GP land use designation with regard to land use and development intensity as well as built form and character and is consistent with all other applicable GP policies. The General Plan land use designation for the project site is City Corridor- Moderate, which envisions a range of residential and non-residential land uses. The project is for the development of 145 residential units providing a density of 57 dwelling units per acre due to the State Density Bonus Law, which is greater than the maximum density of 42 dwelling units per acre for City Corridor- Moderate; and b. The proposed project is in accord with the objectives of the Development Code and the purposes of the district in which the site is located. The applicant submitted an SB330 preliminary application (followed by a timely full application) which vested the project to applicable development standards in place at the time in accordance with state law. Through the application of waivers and an incentive as described above, and in accordance with state law, the project is in accord with the zoning district within which the site is located. c. The proposed project, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 4. The Planning Commission has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA). The project qualifies as a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects for the following reasons: a. The General Plan Land Use and Zoning designation for the project site are City Corridor Moderate and Corridor-1, respectively, which permits the development of a multi-family residential development of the proposed size and configuration. The project site is located within the City limits on a site less than 5 acres and is surrounded by existing residential development and City infrastructure. b. Traffic: The Trip Generation Analysis and Vehicle Miles Traveled (VMT) Screening Analysis (Translutions Inc., March 2024) was prepared for the project which determined that the number of trips generated by the project would not create a significant impact. The proposed multi-family development is anticipated to generate 658 total daily trips including 54 AM peak hour trips and 57 PM peak hour trips occurring on a typical weekday. The Project’s VMT per service population is forecast to be 20.9 which is below the General Plan Buildout VMT per service population threshold of 32.3. Since the Project’s VMT per service population is less than the City’s threshold, the project is expected to have a less than significant impact and the analysis does not identify any mitigation measures.    Page 195 PLANNING COMMISSION RESOLUTION NO. 24-28 DESIGN REVIEW DRC2022-00354 –FOOTHILL AND LION AUGUST 14, 2024 Page 4 c. Noise: A Noise and Vibration Impact Analysis was prepared for the project (Dudek, August 2024). The analysis determined that the construction and operational noise and vibration levels would not exceed the City’s noise thresholds with specific design features included with the project and deems that no mitigation measures are necessary. d. Air Quality: Based on the Air Quality Assessment (Dudek, August 2024), emissions generated during construction and operation of the Project would not result in in the generation of criteria air pollutants that would exceed South Coast Air Quality Management District’s (SCAQMD’s) significance thresholds. It was also determined to be consistent with the 2022 AQMP and would not result in objectionable odors affecting a substantial number of people. e. Water Quality: The project will include a Grading Plan, Best Management Practices (BMPs) outlined in the Water Quality Management Plan (WQMP), and a Landscape Plan that will be prepared and reviewed for consistency with the City’s adopted standard measures and regulatory compliance measures. The water quality analysis determined that the project would not result in any significant impacts associated with hydrology and water quality during construction and/or operations. (Madole and Associates, Inc. May 2024). 5. Based upon the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Commission hereby approves the application subject to each and every condition set forth in the attached Conditions of Approval. 6. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 14TH DAY OF AUGUST 2024. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Tony Morales, Chairman ATTEST: Matt Marquez, Secretary I, Matt Marquez, Secretary of the Planning Commission of the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 14th day of August 2024, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS:    Page 196 PLANNING COMMISSION RESOLUTION NO. 24-28 DESIGN REVIEW DRC2022-00354 –FOOTHILL AND LION AUGUST 14, 2024 Page 5 ABSTAIN: COMMISSIONERS:    Page 197 Conditions of Approval Community Development Department Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Please be advised of the following Special Conditions Prior to the issuance of certificate of occupancy, a parking study, which includes a parking management plan, shall be submitted, reviewed and approved to the satisfaction of the Planning and Economic Development Director and City Engineer. The parking management plan shall describe how resident parking will be managed in order to prevent residents and guests from parking along adjacent neighborhood streets. The project shall remain in compliance with the parking management plan at all times. In the event of any observed parking violations to the parking management plan, the City reserves the right to require the preparation of off -site, on-street parking restrictions such as, but not limited to , permit parking, no parking signage, time-limit parking signage, red curb, and/or similar parking restrictions. 1. The Density Bonus Agreement shall be executed by the City Council prior to Building Permit issuance .2. 3. Standard Conditions of Approval All roof appurtenances, including air conditioners and other roof mounted equipment and /or projections shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as required by the Planning Department. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Planning Director. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically more than 18 inches above the roof or roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent nature with the building design and is detailed consistent with the building. Any roof -mounted mechanical equipment and /or ductwork, that projects vertically less than 18 inches above the roof or roof parapet shall be painted consistent with the color scheme of the building. Details shall be included in building plans. 4. 5. www.CityofRC.us Printed: 8/8/2024    Page 198 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval If significant Native American historical resources, as defined by CEQA (as amended, 2016), are discovered and avoidance cannot be ensured, an SOI -qualified archaeologist shall be retained to develop an cultural resources Treatment Plan, as well as a Discovery and Monitoring Plan, the drafts of which shall be provided to San Manuel Band of Mission Indians for review and comment. •All in-field investigations, assessments, and/or data recovery enacted pursuant to the finalized Treatment Plan shall be monitored by a representative of a Native American tribe previously contacted during the Tribal Consultation process . •Prior to disposition and treatment of any artifacts or other cultural materials encountered during the project, all Native American tribes previously contacted during the Tribal Consultation process will be consulted . 6. 7. 8. 9. 10. 11. 12. 13. www.CityofRC.us Page 2 of 23Printed: 8/8/2024    Page 199 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The construction contractor shall ensure that construction -grading plans include a statement that work crews will shut off equipment when not in use . 14. All asphalt shall meet or exceed performance standards noted in SCAQMD Rule 1108.15. 16. 17. 18. 19. 20. Provide preferential parking to high occupancy vehicles and shuttle services during construction.21. Schedule truck deliveries and pickups during off -peak hours whenever possible.22. 23. 24. www.CityofRC.us Page 3 of 23Printed: 8/8/2024    Page 200 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval All new development in the City of Rancho Cucamonga shall comply with South Coast Air Quality Management District’s Rule 445, Wood Burning Devices. Rule 445 was adopted in March 2008 to reduce emissions of PM2.5 and precludes the installation of indoor or outdoor wood burning devices (i.e. fireplaces/hearths) in new development on or after March 9, 2009. 25. 26. www.CityofRC.us Page 4 of 23Printed: 8/8/2024    Page 201 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval If any paleontological resource (i.e. plant or animal fossils) are encountered before or during grading , the developer will retain a qualified paleontologist to monitor construction activities, to take appropriate measures to protect or preserve them for study. The paleontologist shall submit a report of findings that will also provide specific recommendations regarding further mitigation measures (i.e., paleontological monitoring) that may be appropriate. Where mitigation monitoring is appropriate, the program must include, but not be limited to, the following measures: •Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. •Should fossils be found within an area being cleared or graded, divert earth- disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. •Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository (i.e., San Bernardino County Museum). •Submit summary report to City of Rancho Cucamonga. Transfer collected specimens with a copy of the report to San Bernardino County Archaeological Information Center for permanent archiving. 27. 28. 29. 30. 31. 32. 33. Trucks shall not idle continuously for more than 5 minutes.34. 35. www.CityofRC.us Page 5 of 23Printed: 8/8/2024    Page 202 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Construction should be timed so as not to interfere with peak-hour traffic.36. Ridesharing and transit incentives shall be supported and encouraged for the construction crew.37. 38. 39. 40. 41. 42. 43. 44. 45. www.CityofRC.us Page 6 of 23Printed: 8/8/2024    Page 203 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Construction or grading shall not take place between the hours of 8:00 p.m. and 6:30 a.m. on weekdays, including Saturday, or at any time on Sunday or a national holiday. 46. 47. 48. Idling equipment shall be turned off when not in use .49. 50. 51. 52. 53. Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging.54. 55. 56. www.CityofRC.us Page 7 of 23Printed: 8/8/2024    Page 204 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials , officers, employees, agents, departments, agencies, those City agents serving as independent contractors in the role of City officials and instrumentalities thereof (collectively “Indemnitees”), from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature ), and alternative dispute resolutions procedures (including, but not limited to, arbitrations, mediations, and other such procedures ) (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the action of, or any permit or approval issued by, the City and /or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City ), for or concerning the project, whether such actions are brought under the California Environmental Quality Act (CEQA), State Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a competent jurisdiction. This indemnification provision expressly includes losses, judgments, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to this approval, the Planning Director’s actions, the Planning Commission’s actions, and/or the City Council’s actions , related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit , action, or other legal proceeding. It is expressly agreed that the City shall have the right to approve , which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that the applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. In the event such a legal action is filed challenging the City’s determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due. 57. 58. 59. www.CityofRC.us Page 8 of 23Printed: 8/8/2024    Page 205 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code . Prior to the issuance of building permits (for grading or construction ), the applicant shall inform the Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined in 17.124.020.D. If the project developer chooses to pay the in -lieu fee, the in-lieu art fee will be invoiced on the building permit by the City and shall be paid by the applicant prior to building permit issuance. If the project developer chooses to install art, they shall submit, during the plan check process, an application for the art work that will be installed on the project site that contains information applicable to the art work in addition to any other information as may be required by the City to adequately evaluate the proposed the art work in accordance with the requirements of Chapter 17.124. If the project developer chooses to donate art, applications for art work donated to the City shall be subject to review by the Public Art Committee which shall make a recommendation whether the proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council. No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any development project (or if a multi-phased project, the final phase of a development project) that is subject to this requirement shall occur unless the public art requirement has been fulfilled to the satisfaction of the Planning Department. Pursuant to RCMC Section 17.124.020.B.2, the applicant may request an exemption if it can establish that the value of the project 's income restricted units equals or exceeds the minimum value of the artwork that would otherwise be required. Prior to building permit issuance, the applicant shall provide an appraisal prepared by a licensed Appraiser for review by the Planning and Economic Development Director which details the value of the project's income restricted units. 60. 61. 62. www.CityofRC.us Page 9 of 23Printed: 8/8/2024    Page 206 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Landscaping and irrigation systems required to be installed within the public right -of-way on the perimeter of this project area shall be continuously maintained by the developer. 63. Within parking lots, trees shall be planted at a rate of one 15-gallon tree for every three parking stalls.64. 65. 66. 67. 68. 69. 70. 71. 72. All parking lot landscape islands shall have a minimum outside dimension of 6 feet.73. 74. Private gated entrances to the subject property are prohibited.75. 76. 77. 78. www.CityofRC.us Page 10 of 23Printed: 8/8/2024    Page 207 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Planning Department Standard Conditions of Approval Unless exempt, directory monument sign (s) shall be provided for apartment, condominium, or town homes prior to final occupancy and shall require separate application and approval by the Planning Department and the RCFPD prior to issuance of Building Permits for the signs in question. (Chapter 17.74.040 B-4) 79. 80. 81. 82. 83. 84. Engineering Services Department Please be advised of the following Special Conditions www.CityofRC.us Page 11 of 23Printed: 8/8/2024    Page 208 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Please be advised of the following Special Conditions 1) Fiber: The proposed development is slated to be included in the City’s Fiber Optic Master Plan that would provide a City owned Fiber-to-the-Premise (FTTP) infrastructure. The City will require the developer to install a 1-4” UG Fiber Optic dark conduit on the frontage of the development along the project boundary along with a 3’x4’x3’ pullbox on each end of the route and into the project boundary. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval , whichever comes first. On site, the City will require 1-2” UG HDPE or equal fiber optic conduit to be placed underground within a duct and structure system to be installed joint trench by the Developer per Standard Drawing 135-137 and interconnected into the City 's 4" fiber optic conduit. The size, placement and location of the conduit and/or vaults shall run into each of the development’s individual telecommunication room and be shown on the final dry utility onsite substructure plans and subject to the Engineering Services Department 's review and approval prior to the issuance of building permits or final map approval, whichever comes first. 2) Streetlights: New streetlights will need to be installed along the frontage of the project boundary on Foothill Blvd to the City’s streetlight Standard 700 and Standard Drawing 410 for the Streetlights on Lion Street. RCMU will be the electricity provider to the streetlights. 1. 2. 3. The proposed lot line adjustment shall be approved prior to the issuance of Building Permits.4. Standard Conditions of Approval Corner property line cutoffs shall be dedicated per City Standards .5. www.CityofRC.us Page 12 of 23Printed: 8/8/2024    Page 209 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval General Plan - Road Network: The project shall comply with the road network as identified in the City 's General Plan. Road typology design and priority modes of travel shall be as follows: - Foothill Blvd is classified as a "Boulevard". - Lion Street is classified as a "Local Street". *Dedication shall be made of the following rights -of-way on the perimeter streets (measured from street centerline): *86 total feet on Foothill Boulevard, along the frontage lane of Foothill Blvd. 30 total feet on Lion Street. 6. 7. Easements for public sidewalks placed outside the public right-of-way shall be dedicated to the City.8. 9. 10. 11. 12. 13. www.CityofRC.us Page 13 of 23Printed: 8/8/2024    Page 210 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval A signed consent and waiver form to join and /or form the appropriate Landscape and Lighting Districts and/or Community Facility Districts shall be filed with the Engineering Services Department prior to final map approval or issuance of Building Permits whichever occurs first. Formation costs shall be borne by the developer. 14. 15. 16. 17. www.CityofRC.us Page 14 of 23Printed: 8/8/2024    Page 211 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Improvement Plans and Construction: a. Street improvement plans, including street trees and street lights shall be prepared by a registered Civil Engineer and shall be submitted to and approved by the City Engineer. Security shall be posted and an agreement executed to the satisfaction of the City Engineer and the City Attorney guaranteeing completion of the public and /or private street improvements, prior to final map approval or the issuance of Building Permits, whichever occurs first. b. Prior to any work being performed in public right -of-way, fees shall be paid and a construction permit shall be obtained from the Engineering Services Department in addition to any other permits required. c. Pavement striping, marking, traffic signing, and street name signing shall be installed to the satisfaction of the City Engineer. Notes: 1) Pull boxes shall be No. 6 at intersections and No. 5 along streets, a maximum of 200 feet apart , unless otherwise specified by the City Engineer. 2) Conduit shall be 3-inch pvc with pull rope or as specified. e. Access ramps for the disabled shall be installed on all corners of intersections per latest ADA standards or as directed by the City Engineer. f. Existing City roads requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required. A cash deposit shall be provided to cover the cost of grading and paving, which shall be refunded upon completion of the construction to the satisfaction of the City Engineer. g. Concentrated drainage flows shall not cross sidewalks. Under sidewalk drains shall be installed to City Standards, except for single-family residential lots. h. Street names shall be approved by the Planning Manager prior to submittal for first plan check. 18. www.CityofRC.us Page 15 of 23Printed: 8/8/2024    Page 212 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Engineering Services Department Standard Conditions of Approval Install street trees per City street tree design guidelines and standards as follows. The completed legend (box below) and construction notes shall appear on the title page of the street improvement plans. Street improvement plans shall include a line item within the construction legend stating: “Street trees shall be installed per the notes and legend on Sheet ___ (typically Sheet 1).” Where public landscape plans are required, tree installation in those areas shall be per the public landscape improvement plans. Street Name Botanical Name Common Name Min. Grow Space Spacing Size Qty. Construction Notes for Street Trees : 1) All street trees are to be planted in accordance with City standard plans. 2) Prior to the commencement of any planting, an agronomic soils report shall be furnished to the City inspector. Any unusual toxicities or nutrient deficiencies may require backfill soil amendments, as determined by the City inspector. 3) All street trees are subject to inspection and acceptance by the Engineering Services Department. Street trees are to be planted per public improvement plans only. 19. 20. 21. 22. 23. Fire Prevention / New Construction Unit Standard Conditions of Approval www.CityofRC.us Page 16 of 23Printed: 8/8/2024    Page 213 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Required alarm systems and supervision systems are required to be in accordance with Fire District Standard 9-5. The Standard has been uploaded to the Documents section. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. www.CityofRC.us Page 17 of 23Printed: 8/8/2024    Page 214 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Fire Prevention / New Construction Unit Standard Conditions of Approval Due to the type of construction, construction materials, the floor area of the project, and known risks associated with projects of this nature, a Fire Protection and Site Safety plan is required to be implemented when combustible construction materials are delivered to the site, with the exception of foundation form materials. The Fire Prevention and Site Safety plan is required to be in compliance with Fire District Standard 33-3. The Standard has been uploaded to the Documents section. Review and approval of the fire prevention and site safety plan is a condition of construction permit approval. The fire prevention and site safety plan is required to be approved by the Fire District prior to construction permits being approved and issued. 12. 13. 14. 15. 16. 17. 18. 19. Grading Section Standard Conditions of Approval www.CityofRC.us Page 18 of 23Printed: 8/8/2024    Page 215 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Grading of the subject property shall be in accordance with current adopted California Building Code and/or the California Residential Code, City Grading Standards, and accepted grading practices. The Grading and Drainage Plan (s) shall be in substantial conformance with the approved conceptual Grading and Drainage Plan. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. www.CityofRC.us Page 19 of 23Printed: 8/8/2024    Page 216 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval The applicant shall provide a grading agreement and grading bond for all cut and fill combined exceeding 5,000 cubic yards prior to issuance of a grading permit. The grading agreement and bond shall be approved by the Building and Safety Official . 13. 14. 15. 16. 17. 18. 19. www.CityofRC.us Page 20 of 23Printed: 8/8/2024    Page 217 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval Private sewer, water, and storm drain improvements will be designed per the latest adopted California Plumbing Code. Private storm drain improvements shall be shown on the grading and drainage plan. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. www.CityofRC.us Page 21 of 23Printed: 8/8/2024    Page 218 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval The Site and Drainage Plan in the final project -specific Water Quality Management Plan shall show the locations of all roof downspout drains. if required for storm water quality purposes, the downspouts shall include filters. 30. 31. 32. 33. 34. 35. 36. www.CityofRC.us Page 22 of 23Printed: 8/8/2024    Page 219 Project #: DRC2022-00354 Project Name: Lions Gate Location: - 020863247-0000 Project Type: Design Review ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT: Grading Section Standard Conditions of Approval GROUND WATER PROTECTION: Prior to approval of the final project specific water quality management plan (WQMP), the WQMP document shall meet the requirements of the State Water Resources Control Board Order No . R8-2010-0036 (NPDES No. CAS 618036), the San Bernardino County Municipal Separate Storm Sewers Separation (MS4) Permit reads: Section XI.D(Water Quality Management Plan Requirements ).8(Groundwater Protection): Treatment Control BMPs utilizing infiltration [exclusive of incidental infiltration and BMPs not designed to primarily function as infiltration devices (such as grassy swales, detention basins, vegetated buffer strips, constructed wetlands, etc.)] must comply with the following minimum requirements to protect groundwater: a.Use of structural infiltration treatment BMPs shall not cause or contribute to an exceedance of ground water quality objectives. b.Source control and pollution prevention control BMPs shall be implemented to protect groundwater quality. The need for pre-treatment BMPs such as sedimentation or filtration should be evaluated prior to infiltration. c.Adequate pretreatment of runoff prior to infiltration shall be required in gas stations and large commercial parking lots. (NOTE: The State Water Quality Control Board defines a large commercial parking lot as ‘100,000 sq. ft. or more of commercial development to include parking lot (with 100 or more vehicle traffics ), OR, by means of 5,000sqft or more of allowable space designated for parking purposes’). d.Unless adequate pre -treatment of runoff is provided prior to infiltration structural infiltration treatment BMPs must not be used for areas of industrial or light industrial activity {77}, areas subject to high vehicular traffic (25,000 or more daily traffic ); car washes; fleet storage areas; nurseries; or any other high threat to water quality land uses or activities. e.Class V injection wells or dry wells must not be placed in areas subject to vehicular {78} repair or maintenance activities {79}, such as an auto body repair shop, automotive repair shop, new and used car dealership, specialty repair shop (e.g., transmission and muffler repair shop) or any facility that does any vehicular repair work. f.Structural infiltration BMP treatment shall not be used at sites that are known to have soil and groundwater contamination. g.Structural infiltration treatment BMPs shall be located at least 100 feet horizontally from any water supply wells. h.The vertical distance from the bottom of any infiltration structural treatment BMP to the historic high groundwater mark shall be at least 10-feet. Where the groundwater basins do not support beneficial uses, this vertical distance criteria may be reduced, provided groundwater quality is maintained. i.Structural infiltration treatment BMPs shall not cause a nuisance or pollution as defined in Water Code Section 13050. 37. www.CityofRC.us Page 23 of 23Printed: 8/8/2024    Page 220 Exhibit B   Page 221    Page 222    Page 223    Page 224    Page 225 Exhibit C   Page 226 RESOLUTION 2026-022 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA, CALIFORNIA, APPROVING TIME EXTENSION DRC2026-00153, A REQUEST FOR A TWO-YEAR TIME EXTENSION OF A PREVIOUSLY APPROVED DESIGN REVIEW (DRC2022-00354) FOR THE CONSTRUCTION OF A MULTI-FAMILY DEVELOPMENT COMPRISED OF 138 RESIDENTIAL UNITS, WHICH WERE REDUCED FROM 145 UNITS UNDER DESIGN REVIEW MODIFICATION DRC2026-00004, INCLUSIVE OF WAIVERS, AN INCENTIVE, AND PARKING REDUCTIONS ALLOWED BY STATE LAW WITHIN THE CORRIDOR 1 (CO-1) ZONE, LOCATED AT THE CORNER OF FOOTHILL BOULEVARD AND LION STREET; APN: 0208-632-47. A.Recitals. 1.The applicant, Lions Gate Partners, LLC, filed an application for the time extension of Design Review DRC2022-00354 as described in the title of this Resolution. Hereinafter in this Resolution, the Time Extension request is referred to as "the application." 2.On the 14th day of August 2024, the Planning Commission adopted Resolution No. 24-28 thereby approving the above-referenced entitlement subject to specific conditions and time limits, which originally set the Design Review to expire on August 26, 2026. 3.On the 26th day of March, 2026, The Planning Director approved a request (DRC2026- 00004) to modify the original Design Review approval (DRC2022-00354), which resulted in the reduction of the previously approved unit count (from 145 to 138) and decrease in the overall building height by removing the 4th floor mezzanines. 4.On the 12th day of May, 2026, the applicant, citing macroeconomic factors among other concerns, submitted the subject application requesting a two-year time extension of the proposed project pursuant to Development Code Section 17.14.090. 5.On the 8th day of July 2026, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing on the application and concluded said hearing on that date. 6.All legal prerequisites prior to the adoption of this Resolution have occurred. B.Resolution. NOW, THEREFORE, it is hereby found, determined, and resolved by the Planning Commission of the City of Rancho Cucamonga as follows: 1.This Commission hereby specifically finds that all the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2.Based upon the substantial evidence presented to this Commission during the above- referenced public hearing on July 8, 2026, including written and oral staff reports, together with public testimony, this Commission hereby specifically finds as follows: Exhibit D    Page 227 PLANNING COMMISSION RESOLUTION NO. 2026-022 DRC2026-00153 July 8, 2026 Page 2 a. The project site is located on the northeast corner of Foothill Boulevard and Lion Street. The site is currently vacant and roughly square in shape, with dimensions that are approximately 280 feet from north to south along Lion Street and 408 feet from east to west along Foothill Boulevard; and b. The existing Land Use, General Plan and Zoning designations for the project site and adjacent properties are as follows: Land Use General Plan Zoning Site North Suburban Neighborhood – South East West c. The previously approved design review conforms to all applicable development standards of the zone, and the subject time extension conforms with applicable provisions of the Development Code, specifically Section 17.14.090 as it was submitted not less than 30 days prior to the date of expiration, and the original permit findings can be made. d. This application is a request to extend the approval period of Design Review (DRC2022-003540) for two additional years. The time extension is necessary to provide the applicant with sufficient time to move forward with the project given existing macroeconomic factors. The expiration date with the approval of Time Extension DRC2026-00153 for the Design Review will be August 26, 2028. 3. Based upon the substantial evidence presented to this Commission during the above- referenced public hearing and upon the specific findings of facts set forth in Paragraphs 1 and 2 above, this Commission hereby finds and concludes as follows: a. The previously approved entitlement is consistent with the General Plan in which the site is located. The underlying General Plan designation is City Corridor Moderate which encourages a mix of medium-density residential and neighborhood-serving commercial uses along Foothill Boulevard with buildings set near or at the sidewalk and oriented towards the primary streets. The previously approved entitlement permitted the construction of a 4-story residential building comprised of 145 units with an interior courtyard/pool area, pocket park, and a dog park. The project was modified in March 2026 under DRC2026-00004 to reduce both the unit count (from 145 to 138) and overall building height by removing the 4th floor mezzanines.; and    Page 228 PLANNING COMMISSION RESOLUTION NO. 2026-022 DRC2026-00153 July 8, 2026 Page 3 b. The previously approved entitlement is in accordance with the objectives set forth in the Development Code and the purposes of the zone in which the site is located. The purpose of the Corridor 1 (CO-1) Zone is to support medium intensity mixed-use development that transitions existing auto-oriented corridors and places to vibrant areas that promote walkability. Building and entrance/facade types are diverse, contributing to a mix of distinct places along major corridor areas. Buildings front streets and transition in scale to surrounding neighborhoods with some auto-oriented development along secondary streets. This zone encourages a mix of uses at moderate development intensities like multi-family residences, general retail, personal services, banks, restaurants, and cafes; and c. The previously approved entitlement complies with each of the applicable provisions of the Development Code. The development complies with all standards outlined in the Development Code, including building and parking setbacks, average landscape depth, floor area ratio, parking, dock and storage area screening, landscape coverage, site planning, and architecture; and d. The previously approved entitlement, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. The potential land uses that would be associated with the development are consistent with the land uses within the vicinity where it is located and the expectations of the community. The zoning of the property and surrounding properties are mostly within the Corridor 1 (CO-1) zone, with the property to the north zoned Low Residential (L). Staff determined that the time extension for the project is exempt from the requirements of CEQA and the State CEQA Guidelines under CEQA Guidelines Sections 15061(b)(3) because the project was previously reviewed and approved on August 14, 2024, where staff determined the project qualified for a Class 32 exemption under State CEQA Guidelines Section 15332 – In-Fill Development Projects. The proposed time extension does not modify the original project and therefore does not raise or generate new environmental impacts not already evaluated in the categorical exemption. The project scope is to permit a two-year time extension for Design Review DRC2022-003540 that was approved on August 14, 2024, where Staff determined the project was categorically exempt from CEQA requirements and qualified for a Class 32 exemption under State CEQA Guidelines Section 15332 - In-Fill Development Projects. The proposed time extension does not raise or generate new environmental impacts not already evaluated in the categorical exemption. Based upon the findings and conclusions set forth in Paragraphs 1, 2, 3, and 4 above, this Commission hereby grants a two-year time extension for Design Review DRC2022-00354 for a new expiration date of August 26, 2028. 4. The Secretary to this Commission shall certify to the adoption of this Resolution. APPROVED AND ADOPTED THIS 8th DAY OF JULY 2026. PLANNING COMMISSION OF THE CITY OF RANCHO CUCAMONGA BY: Alvin C Boling, Chairman    Page 229 PLANNING COMMISSION RESOLUTION NO. 2026-022 DRC2026-00153 July 8, 2026 Page 4 ATTEST: Jennifer Nakamura, Secretary I, Jennifer Nakamura, Secretary of the Planning Commission for the City of Rancho Cucamonga, do hereby certify that the foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission of the City of Rancho Cucamonga, at a regular meeting of the Planning Commission held on the 8th day of July 2026, by the following vote-to-wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONER    Page 230    Page 231