HomeMy WebLinkAboutResolution 2026-019RESOLUTION 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 thetitle 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
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
mezzaninel2nd 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/2 nd 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/2 nd 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
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.
PLANNING COMMISSION RESOLUTION NO. 2026-019
SUBTPM2O488 — 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
Industrial
Neo-Industrial Employment
Neo-Industrial
Site
District (NE) west &
Employment District
Industrial Employment
(NE) west & Industrial
District (IE) east
Employment District
(1E)_east
North
Industrial
Neo-Industrial Employment
Neo-Industrial
District (NE)
Employment District
(NE)
Industrial
Industrial Employment
Industrial Employment
South
Warehouse
District (IE)
(IE)
West
Industrial
Industrial Employment
Industrial Employment
District (IE)
(IE)
Industrial
Industrial Employment
Industrial Employment
East
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
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-
PLANNING COMMISSION
SUBTPM20488 - CITY OF
July 8, 2026
Page 5
RESOLUTION NO. 2026-019
RANCHO CUCAMONGA
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
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
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
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. Boil , Chairm
PLANNING COMMISSION RESOLUTION NO. 2026-019
SUBTPM20488 -- CITY OF RANCHO CUCAMONGA
July 8, 2026
Page 8
ATTEST:
I, Jenniter Nakamura, Secretary of the Planning commission tor the city of Kancho 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 8T" day of July 2026, by the following vote -to -wit:
AYES: COMMISSIONERS: BOLING, DOPP, MORALES, DIAZ, COOKE
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Conditions of Approval
RANCHO
CUCAMONGA 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
1. 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
2. Add your condition here!
Standard Conditions of Approval
3. 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. ft 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.
www.CityofRC.us
Printed: 6/17f2026
Project if: 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
4. 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.
5. The applicant shall be required to pay California Department of Fish and Wildlife Notice of
Determination fee in the amount of $50.00. All checks are to be made payable to the Clerk of the
Board Supervisors and submitted to the Planning Commission Secretary prior to public hearing.
6. Any approval shall expire if Building Permits are not issued or approved use has not commenced within
2 years from the date of approval or a time extension has been granted, unless otherwise permitted
within the approved Development Agreement.
7. 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.
www.CityofRC.us
Printed: 6197!2026 Page 2 of 18
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.
PlanningDepartment
Standard Conditions of Approval
8. This project is subject to public art requirement outlined in Chapter 17.124 of the Development Code.
Prior to the issuance of building permits (for grading or construction), the applicant shall inform the
Planning Department of their choice to install public art, donate art or select the in -lieu option as outlined
in 17.124.020.D.
If the project developer chooses to pay the in -lieu fee, the in -lieu art fee will be invoiced on the building
permit by the City and shall be paid by the applicant prior to building permit issuance.
If the project developer chooses to install art, they shall submit, during the plan check process, an
application for the art work that will be installed on the project site that contains information applicable to
the art work in addition to any other information as may be required by the City to adequately evaluate
the proposed the art work in accordance with the requirements of Chapter 17.124.
If the project developer chooses to donate art, applications for art work donated to the City shall be
subject to review by the Public Art Committee which shall make a recommendation whether the
proposed donation is consistent with Chapter 17.124 and final acceptance by the City Council.
No final approval, such as a final inspection or the a issuance of a Certificate of Occupancy, for any
development project (or if a multi -phased project, the final phase of a development project) that is
subject to this requirement shall occur unless the public art requirement has been fulfilled to the
satisfaction of the Planning Department.
9. This tentative tract map or tentative parcel map shall expire, unless extended by the Planning
Commission, unless a complete final map is filed with the Engineering Services Department within 3
years from the date of the approval unless otherwise stated within the approved Development
Agreement.
10. For commercial and industrial projects, paint roll -up doors and service doors to match main building
colors.
11. Front yard and corner side yard landscaping and irrigation shall be required per the Development
Code. This requirement shall be in addition to the required street trees and slope planting.
12. A detailed landscape and irrigation plan, including slope planting, shall be prepared by a licensed
landscape architect and submitted for Planning Director review and approval prior to the issuance of
Building Permits for the development or prior final map approval.
13. All walls shall be provided with decorative treatment (I.E. colors and materials consistent with the design
theme of the primary structure). If located in public maintenance areas, the design shall be coordinated
with the Engineering Services Department.
14. A Uniform Sign Program for this development shall be submitted for Planning Director review and
approval prior to issuance of Building Permits.
www.CityofRC.us
Printed: 6/17/2026 Page 3 of 18
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
15. 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.
16. The site shall be developed and maintained in accordance with the approved plans which include Site
Plans, architectural elevations, exterior materials and colors, landscaping, sign program, and grading
on file in the Planning Department, the conditions contained herein, the Development Code regulations.
17. All Double Detector Checks (DDC) and Fire Department Connections (FDC) required and/or proposed
shall be installed at locations that are not within direct view or line -of -sight of the main entrance. The
specific locations of each DDC and FDC shall require the review and approval of the Planning
Department and Fire Construction Services/Fire Department. All Double Detector Checks (DDC) and
Fire Department Connections (FDC) shall be screened behind a 4 -foot high block wall. These walls
shall be constructed of similar material used on -site to match the building.
18. Downspouts shall not be visible from the exterior of any elevations of the buildings. All downspouts shall
be routed through the interior of the building walls.
19. All ground -mounted utility appurtenances such as transformers, AC condensers, etc., shall be located
out of public view and adequately screened through the use of a combination of concrete or masonry
walls, berming, and/or landscaping to the satisfaction of the Planning Director.
20. A detailed on -site lighting plan, including a photometric diagram, shall be reviewed and approved by the
Planning Director and Police Department (909-477-2800) prior to the issuance of Building Permits.
Such plan shall indicate style, illumination, location, height, and method of shielding so as not to
adversely affect adjacent properties.
21. All site, grading, landscape, irrigation, and street improvement plans shall be coordinated for
consistency prior to issuance of any permits (such as grading, tree removal, encroachment, building,
etc.), or approved use has commenced, whichever comes first.
22. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections
shall be screened from all sides and the sound shall be buffered from adjacent properties and streets as
required by the Planning Department. Such screening shall be architecturally integrated with the
building design and constructed to the satisfaction of the Planning Director. Any roof -mounted
mechanical equipment and/or ductwork, that projects vertically more than 18 inches above the roof or
roof parapet, shall be screened by an architecturally designed enclosure which exhibits a permanent
nature with the building design and is detailed consistent with the building. Any roof -mounted
mechanical equipment and/or ductwork, that projects vertically less than 18 inches above the roof or
roof parapet shall be painted consistent with the color scheme of the building. Details shall be included
in building plans.
www.CityofRC.us
Printed: 6/17/2026 Page 4 of 18
Project #: DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349,
DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011
Project Name
Location:
Project Type:
Ares/Black Creek (Arrow Commerce Center)
12343 ARROW RTE - 022912134-0000
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
23. 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.
24. Approval of Tentative Parcel Map No. 20488 is granted subject to the approval of Design Review
DRC2021-00485, Conditional Use Permit DRC2025-00061, Master Plan DRC2023-00349, and
Development Agreement DRC2023-00408.
25. Copies of the signed Planning Commission Resolution of Approval or Approval Letter, Conditions of
Approval, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for
information only to all parties involved in the construction/grading activities and are not required to be
wet sealed/stamped by a licensed Engineer/Architect.
26. The final design of the perimeter parkways, walls, landscaping, and sidewalks shall be included in the
required landscape plans and shall be subject to Planning Director review and approval and
coordinated for consistency with any parkway landscaping plan which may be required by the
Engineering Services Department.
27. Tree maintenance criteria shall be developed and submitted for Planning Director review and approval
prior to issuance of Building Permits. These criteria shall encourage the natural growth characteristics
of the selected tree species.
28. Trees shall be planted in areas of public view adjacent to and along structures at a rate of one tree per
30 linear feet of building.
29. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient
landscaping per Development Code Chapter 17.82.
30. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
31. Textured pedestrian pathways and textured pavement across circulation aisles shall be provided
throughout the development to connect units/buildings with open spaces/plazas/ recreational uses.
32. Approval of this request shall not waive compliance with all sections of the Development Code, all other
applicable City Ordinances, and applicable Community, Specific Plans and/or Master Plans in effect at
the time of Building Permit issuance.
33. All building numbers and individual units shall be identified in a clear and concise manner, including
proper illumination and in conformance with Building and Safety Services Department standards, the
Municipal Code and the Rancho Cucamonga Fire Department (RCFD) Standards.
34. All parkways, open areas, and landscaping shall be permanently maintained by the property owner,
owners' association, or other means acceptable to the City. Proof of this landscape maintenance shall
be submitted for Planning Director and Engineering Services Department review and approved prior to
the issuance of Building Permits.
www.CityofRC.us
Printed: 6117!2026 Page 5 of 18
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
1. 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.
2. Development impact fees are due prior to issuance of a building permit.
3. Prior to grading permit, the developer shall submit for review and approval a project specific Water
Quality Management Plan (WQMP) per the Technical Guidance Document for San Bernardino County
for Stormwater Quality Management found at http://www.sbcounty.gov/dpwlland/npdes.asp and the City
of Rancho Cucamonga guidelines and policies found at the City's website
https://www.cityofrc.us/community-development/engineering . The final WQMP shall conform to the
approved plans under the DRC application and be updated to reflect the drainage management areas
and boundaries shown on the preliminary grading plans.
4. Modified street sections and geometrics shall be designed and constructed in accordance with the
approved Master Plan Narrative, to the satisfaction of the City Engineer.
5. Gravity Curb: Prior to issuance of construction permit for street improvements, the developer 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 all curb and gutter improvements along the west
side of Street A (N/S) starting approximately 51 -feet from Arrow Highway at the BCR thence South to
the BCR at proposed intersection with Street C. Including both standard and non-standard curb and
gutter improvements.
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 maintenance responsibility along the west side of Street A (BCR to BCR).
Include all gravity curb and gutter, standard curb and gutter transitions, and any associated structural
and drainage components.
(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.
6. Prior to Building Permit (or Issuance of Certificate of Occupancy), the developer shall submit to the City
for review and approval a revised traffic signal timing sheet for the intersection of Rochester Avenue and
Arrow Route prepared and signed by a licensed engineer.
7. Retaining Wall Construction: Prior to issuance of construction permit for street improvements, the
Applicant shall submit construction plans, details, calculations, and supporting engineering reports for
the proposed retaining wall located within public right-of-way abutting the Atchison, Topeka and Santa
Fe Railway (ATSF RR). The Applicant shall also be responsible for obtaining all (if any) necessary
easements for construction, maintenance, and encroachments for the retaining wall, including those
from the ATSF RR property prior to retaining wall construction permitting.
www.CityofRC.us
Printed: 6/1712026 Page 6 of 18
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
8. 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.
www.CityofRC.us
Printed: 6/1712026 Page 7 of 18
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
9. 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.
10. Driveways - The location and general configuration of proposed driveways shown on the approved
conceptual exhibits were reviewed during the entitlement process and are approved in concept as
generally shown. Any proposed change to driveway location, spacing, or dimensions shall require prior
review and written approval by the City Engineer. Request for modification shall be supported by
appropriate technical justification, and approval shall be at the sole discretion of the City Engineer.
www.CityofRC.us
Printed: 6117/2026 Page 8 of 18
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
11. 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.
12. Grading Plans - A separate Grading and Drainage Plan check submittal is required for all new
construction projects and for existing developments where propose improvements will result in 50 cubic
yards or more of combined cut and fill.
The Grading and Drainage Plan shall be prepared, stamped, and wet signed by a California licensed
Civil Engineer.
If the developer elects to proceed with grading, a Rough Grading and Drainage Plan /Permit Application
shall be submitted to the Land Development division for review and approval of the City Engineer. The
Rough Grading Plan/Permit shall be processed as a separate permit from the Precise Grading and
Drainage Plan/Permit.
13. Grading Compaction Reports - Prior to Engineering sign -off for building permits, the corresponding and
appropriate certifications and compaction reports shall be completed, submitted, and approved by
Land Development.
14. Grading Standards - Grading of the subject property shall be in accordance with current adopted
California Building 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.
15. Grading Bonds - 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 reviewed and approved by the City Engineer and in a form accepted by the City
Attorney.
www.CityofRC.us
Printed: 6/17/2026 Page 9 of 18
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
16. 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.
17. CFD District: CFD2022-01 and CFD2022-02: The developer shall enter into an Annexation Proceeding
and sign a Consent and Waiver to join Community Facilities District CFD2022-01 (Street Lighting
Services) and CFD2022-02 shall be filed by Special Districts prior to issuance of Building Permits. Any
annexation cost shall be borne by the developer. For any questions and/or processing coordination of
the CFD please contact Kelly Guerra at (909) 774-2582 or by email at kelly.guerra@cityofrc.us.
18. The project Parcel Map shall meet the Subdivision Map Act, City Development Codes, and Conditions
of Approval requirements. The Parcel Map shall be approved and recorded with the San Bernardino
County Recorders Office prior to issuance of Building Permits.
19. The applicant shall obtain the applicable drainage easements from the properties to the south for the
proposed storm drain improvements.
Standard Conditions of Approval
20. Corner property line cutoffs shall be dedicated per City Standards.
21.A final drainage study shall be submitted to and approved by the City Engineer prior to final map
approval or the issuance of Building Permits, whichever occurs first. The drainage study shall show that
the proposed flows do not exceed the existing flows prior to the issuance of a grading permit. All
drainage facilities shall be installed as required by the City Engineer.
22. Public storm drain easements shall be graded to convey overflows in the event of a blockage in a sump
catch basin on the public street, and provisions made to pass through walls.
23. Adequate provisions shall be made for acceptance and disposal of surface drainage entering the
property from adjacent areas.
24. Trees are prohibited within 5 feet of the outside diameter of any public storm drain pipe measured from
the outer edge of a mature tree trunk.
www.CityofRC.us
Printed: 6/1712026 Page 10 of 18
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
25. ** 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 I 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 I Engineering 1
Environmental Programs / Construction & Demolition Diversion Program.
26. A non-refundable deposit shall be paid to the City, covering the estimated operating costs for all new
streetlights for the first six months of operation, prior to final map approval or prior to Building Permit
issuance if no map is involved.
27. A signed consent and waiver form to join and/or form the appropriate Landscape and Lighting Districts
shall be filed with the Engineering Services Department prior to final map approval or issuance of
Building Permits whichever occurs first. Formation costs shall be borne by the developer.
28. Add the following note to any private landscape plans that show street trees: "All improvements within
the public right-of-way, including street trees, shall be installed per the public improvement plans." If
there is a discrepancy between the public and private plans, the street improvement plans will govern.
29. "Developer shall install a dark fiber conduit package fronting the development. Two 4" Schedule 40
PVC conduits, along with three 1 1/" innerducts in one of the 4" conduits, per City Standard 145. The
size, placement, and location of the conduit shall be shown on the Fiber Improvement Plans and subject
to Engineering Services Department review and approval prior to issuance of Building Permits." Dark
conduit shall be continued on -site to the telecom/network room of each building.
30. Construct or protect the following perimeter street improvements on Arrow Route including, but not
limited to:
Curb & Gutter
A.C. Pvmt
Sidewalk - remove and replace per City Standards
Drive Appr. - remove existing and construct curb, gutter, sidewalk, landscaping
Street Lights - protect
Street Trees
Underground overhead power poles in accordance with City Municipal Code
Fiber Optic Conduit
www.CityofRC.us
Printed: 6/1712026 Page 11 of 18
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
31. 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.
www.CityofRC.us
Printed: 6/17/2026 Page 12 of 18
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
32. 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.
33. All public improvements on "A", "B", "C", "D", "E", and Yellowwood Avenue (interior streets, curb, gutter,
sidewalk, street lights, drainage facilities, landscaped areas, etc.) shown on the plans shall be
constructed as shown on the tentative map exhibit and as approved by the City Engineer. Interior street
improvements shall include, but are not limited to, curb and gutter, AC pavement, drive approaches,
sidewalks, access ramps and ADA compliant paths, street lights, fiber optic conduit, storm drain and
street trees. Prior to Building permit, construction plans for the following improvements shall be
submitted for review and approval of the City Engineer:
a. All streets (except "D" Street) shall provide minimum roadway width of 44 -ft and improvements as
shown on the tentative map exhibit.
b. "A" Street (Modified): Developer is responsible for the full -width construction of "A" Street. See
approved tentative parcel map.
c. "D" Street (Modified): Developer is responsible for the full -width construction of "D" Street to provide
6' westerly parkway, 4' easterly parkway, and 40' curb to curb width.
34. Street trees, a minimum of 15 -gallon size or larger, shall be installed per City Standards in accordance
with the City's street tree program.
www.CityofRC.us
Printed: 6/17/2026 Page 13 of 16
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
35. 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.
36. Prior to approval of the final map, a deposit shall be posted with the City covering the estimated cost of
apportioning the assessments under Assessment District LMD 3B among the newly created parcels.
37. Any work proposed within or affecting the AT&SF Railroad right-of-way shall require prior authorization
and/or permits from AT&SF.
38. Prior to finalization of any development phase, sufficient improvement plans shall be completed beyond
the phase boundaries to assure secondary access and drainage protection to the satisfaction of the
City Engineer. Phase boundaries shall correspond to lot lines shown on the approved tentative map.
39. The developer shall make a good faith effort to acquire the required off -site property interests necessary
to construct the required public improvements, and if he/she should fail to do so, the developer shall, at
least 120 days prior to submittal of the final map for approval, enter into an agreement to complete the
improvements pursuant to Government Code Sections 66462 and 66462.5 at such time as the City
decides to acquire the property interests required for the improvements. Such agreement shall provide
for payment by the developer of all costs incurred by the City if the City decides to acquire the off -site
property interests required in connection with the subdivision. Security for a portion of these costs shall
be in the form of a cash deposit in the amount given in an appraisal report obtained by the City, at
developer's cost. The appraiser shall have been approved by the City prior to commencement of the
appraisal. This condition applies in particular, but not limited to:
a. Portions of "E" Street to provide public roadway connection from Yellowwood Avenue to "D" Street
within the proposed 66' public right-of-way dedication as shown on the tentative map.
b. Portions of Yellowwood Avenue to provide public roadway connection from Arrow Route to "E" Street
within the proposed 66' public right-of-way dedication as shown on the tentative map.
40. Private reciprocal access and applicable drainage easements shall be provided ensuring access to
parcels 1 through 3 by CC&Rs or by deeds and shall be recorded concurrently with the map or prior to
the issuance of Building Permits, where no map is involved.
41. Reciprocal parking agreements for parcels 1 through 3 and maintenance agreements ensuring joint
maintenance of all common roads, drives, or parking areas shall be provided by CC & R's or deeds and
shall be recorded prior to, or concurrent with, the final map.
42. Rights -of -way and easements shall be dedicated to the City for all interior public streets, community
trails, public paseos, public landscape areas, street trees, traffic signal encroachment and
maintenance, and public drainage facilities as shown on the plans and/or tentative map. Private
easements for non-public facilities (cross -lot drainage, local feeder trails, etc.) shall be reserved as
shown on the plans and/or tentative map.
www.CityofRC.us
Printed: 6/17/2026 Page 14 of 18
Project #
Project Name
Location:
Project Type:
DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349,
DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011
Ares/Black Creek (Arrow Commerce Center)
12343 ARROW RTE - 022912134-0000
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
43. 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.
44. Modified interior streets identified as "A" and "D" Street on the tentative map are designated as public
streets; easements must be recorded concurrently with the the final map. The required right-of-way width
shall be as shown on the tentative map exhibit and correspond to:
1. "A" Street: Southerly street segment, for approximately 140 ft shall provide a 44 -ft paved roadway
within 57 -ft right-of-way. Sidewalk improvements are required along easterly boundary of street.
2. "A" Street: Shall provide transition from 57 -ft right-of-way to 101 -ft right-of-way and minimum 44 -ft
paved roadway. Sidewalk improvements are required along easterly boundary of street.
3. "B" Street: Provide 44 -ft paved roadway within 66 -ft right-of-way. Sidewalk improvements are
required along both sides of the street.
4. "C" Street: A 44 -ft paved roadway within a varying right-of-way width from 66 -ft to 102 -ft as shown on
the tentative exhibit. Sidewalk improvements are required along both sides of the street.
5. "D" Street: A 40 -ft paved roadway within a 50 -ft right-of-way. Sidewalk improvements are required
along the west side of the street and a minimum 4 -ft landscaped setback along the east side.
45. Street improvement plans per City Standards for all public streets shall be provided for review and
approval by the City Engineer. Prior to any work being performed on the public streets, fees shall be
paid and construction permits shall be obtained from the Engineering Services Department in addition
to any other permits required.
46. Prior to Building Permit (or Issuance of Certificate of Occupancy), the developer shall submit funds to
the City to pay its fair share for improvements to the intersection of Etiwanda Avenue and Arrow Route.
The fair share amount shall be seven percent (7%) of the total costs for the following improvements:
restripe the existing roadway to add a second southbound left turn lane; add a second eastbound
receiving lane which widens Arrow Route from Etiwanda to the easterly City Limits. The fair share
amount shall be determined based upon an engineer's estimate of the listed improvements to be
reviewed and approved by the City.
47. Intersection line of sight designs shall be reviewed by the City Engineer for conformance with adopted
policy. On collector or larger streets, lines of sight shall be plotted for all project intersections, including
driveways. Local residential street intersections and commercial or industrial driveways may have lines
of sight plotted as required.
48. Developer shall execute a Line Extension Agreement for electric service and shall construct electrical
distribution facilities in accordance with such agreement and shall construct electrical distribution
facilities in accordance with such agreement and Rancho Cucamonga Municipal Utility requirements
and dedicate such facilities to the Rancho Cucamonga Municipal Utility. The Rancho Cucamonga
Municipal Utility shall be the electrical service provider for all project related development.
49. The developer shall be responsible for the relocation of existing utilities as necessary.
www.CityofRC.us
Printed: 6117!2026 Page 15 of 18
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
50. 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.
Fire Prevention 1 New Construction Unit
Standard Conditions of Approval
1. 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.
2. Combustible construction materials, including combustible roofing materials, are prohibited from being
onsite prior to a water supply system in accordance with Fire District Standard 5-10 being provided in
accordance with Fire District Standard 33-1. Copies of the Standards have been uploaded to the
Documents section of this project in the Online Permit Center.
3. Plans for the alarm and/or supervision (monitoring) system are required to be submitted separately and
issued a separate permit. Submit all plans to the Building Department for routing to the Fire District.
4. Plans for high piled combustible storage are required to be submitted separately and issued a separate
permit. Submit all plans to the Building Department for routing to the Fire District.
5. Plans for the private, onsite fire underground water infrastructure are required to be submitted
separately and issued a separate permit. Submit all plans to the Building Department for routing to the
Fire District.
6. Plans for the public, offsite fire underground water infrastructure are required to be submitted separately
and issued a separate permit. Plans are required to be submitted prior to or concurrently with the plans
submitted to the Water District. Submit all plans to the Building Department for routing to the Fire
District.
7. Plans for the racks used for high piled combustible storage are required to be submitted separately and
issued a separate permit. Submit all plans to the Building Department for routing to the Fire District.
8. Plans for the automatic fire sprinkler system are required to be submitted separately and issued a
separate permit. Submit all plans to the Building Department for routing to the Fire District.
www.CityofRC.us
Printed: 6/17/2026 Page 16 of 18
Project #
Project Name
Location:
Project Type:
DRC2021-00485 DRC2022-00345, DRC2022-00375, DRC2023-00349,
DRC2023-00351, DRC2023-00408, DRC2025-00061, LSPR2025-00011
Ares/Black Creek (Arrow Commerce Center)
12343 ARROW RTE - 022912134-0000
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 I New Construction Unit
Standard Conditions of Approval
9. 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.
10. A Knox Box key box is required in accordance with Fire District Standard 5-9. Additional boxes may be
required depending on the size of the building, the location of fire protection and life safety system
controls, and the operational needs of the Fire District. The Standard has been uploaded to the
Documents section. If an installed Knox Box is available to this project or business, keys for the
building/suite/unit are required to be provided to the Fire Inspector at the final inspection.
11. A Knox key switch is required to be installed on motorized gates that are installed across or provide
access to a fire access road (fire Lane). See Fire District Standard 5-3 for Residential Gates and Fire
District Standard 5-4 for Commercial and Industrial Gates.
12. A Knox or Fire District padlock is required to be incorporated into the security system for a manually
operated gate that is installed across or provides access to a fire access road (fire lane).
13. A fire service site plan is required in accordance with Fire District Standard 5-11. The Standard has
been uploaded to the Documents section.
14. All of the Fire District Standards applicable are required to be reproduced on the plans. The project is
required to meet all of the applicable codes, regulations, and standards in effect and adopted at the
time of plan check submittal. Fire District Standards associated with construction and plan submittals
can be found on the City of Rancho Cucamonga's website and accessed via
https://www.dropbox.com/sh/4k4gdxhs4tpl 3c71AAAdscMKMdW9WIQe725xWyU-a?dl=0
15. 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.
16. Roof access is required to be in accordance with Fire District Standard 5-6. The Standard has been
uploaded to the Documents section.
17. Street address and unit/suite signage for commercial and industrial buildings are required to be in
accordance with Fire District Standard 5-8. The Standard has been uploaded to the Documents
section.
www.CityofRC.us
Printed: 6117/2026 Page 17 of 18
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 1 New Construction Unit
Standard Conditions of Approval
18. 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.
19. Public and private fire service water mains, public and private hydrants, water control valves, fire
sprinkler risers, fire department connections (FDCs), and other fire protection water related devices and
equipment are required to be provided, designed, and installed in accordance with Fire District
Standard 5-10. The Standard has been uploaded to the Documents section.
www.CityofRC.us
Printed; 6/1712026 Page 18 of 18