HomeMy WebLinkAboutResolution 2026-021RESOLUTION NO. 2026-021
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
RANCHO CUCAMONGA, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND
MINOR DESIGN REVIEW DRC2024-00433, A REQUEST FOR THE
DEVELOPMENT OF AN APPROXIMATELY 1,000 SQUARE FOOT
COFFEE SHOP FEATURING DUAL DRIVE -THROUGH LANES AND
PEDESTRIAN WALK-UP SERVICE WINDOW, WITH QUEUING
CAPACITY FOR 19 VEHICLES AND UP TO 24 VEHICLES WHEN
UTILIZING A BYPASS LANE. THE PROJECT SITE IS A 0.60 -ACRE
INFILL REMAINING AREA LOCATED WITHIN AN EXISTING 7.30 -ACRE
COMMERCIAL CENTER, GENERALY LOCATED SOUTH OF BASELINE
ROAD AND EAST OF CARNELIAN STREET, ZONED NEIGHBORHOOD
GENERAL 3 - LIMITED (NG3-L) WITHIN THE NEIGHBORHOOD
CENTER (C) LAND USE DESIGNATION (APN: 0207-031-28).
A. Recitals.
1. Dutch Bros Coffee ("Applicant") filed an application for Conditional Use Permit
DRC2024-00432, Variance DRC2025-00173, and Minor Design Review DRC2024-00433, to allow
the construction and operation of a drive -through coffee shop with pedestrian window service, as
described in the title of this Resolution. Hereinafter in this Resolution, the Conditional Use Permit,
Variance, and Minor Design Review are collectively referred to as "the Application."
2. On the 22nd day of July 2026, the Planning Commission of the City of Rancho
Cucamonga conducted a duly noticed public hearing on said applications and concluded said
hearing on that date and thereafter, among other actions, adopting Resolution No. 2026-021 and
approving Conditional Use Permit DRC2024-00432, Variance DRC2025-00173, and Minor
Design Review DRC2024-00433.
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. The Planning Commission hereby finds that all facts set forth in the Recitals contained
in Part A of this Resolution are true and correct.
2. Based upon the substantial evidence presented to the Planning Commission at the duly
noticed public hearing held on July 22, 2026, including written and oral staff reports, together with
public testimony, the Planning Commission hereby makes the following findings:
a. The Project Site consists of an approximately 0.60 -acre infill remaining area
located within an existing 7.30 -acre commercial center known as the Exchange Professional
Center, situated south of Baseline Road and east of Carnelian Street on Assessor's Parcel
Number 0207-031-28; and
PLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE PERMIT DRC2024-00432
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 2
2026-021
VARIANCE DRC2025-00173, AND MINOR DESIGN
b. Conditional Use Permit DRC2024-00432 proposes the establishment of a drive -
through coffee shop with a queuing capacity for 19 vehicles and up to 24 vehicles when utilizing a
bypass lane, with hours of operation from 5:00 a.m. to 11:00 p.m., and staffing levels of
approximately 7 to 9 employees per shift; and
c. Variance DRC2025-00173 proposes deviations from four development standards,
including the building placement within the frontage area, the site width, the ground -floor
transparency, and the minimum clearance of the canopy projection, due to site constraints related
to project's size, irregular configuration, and limited developable area; and
d. Minor Design Review DRC2024-00433 proposes the construction of an
approximately 1,000 square foot building with an approximately 300 square foot canopy, together
with site improvements including, but not limited to, landscaping, relocation of eight parking
spaces, trash enclosure, and a bioretention basin; and
e. The existing land uses, along with the General Plan and Zoning designations for
the project site and the surrounding properties, relative to the above -noted parcel, are as follows:
Land Use
General Plan
Zoning
Commercial Center
Neighborhood General 3 —
Site
(Fast food, retail services,
Neighborhood Center (C)
Limited (NG3-L)
and offices
North
Alta Loma County Village
Neighborhood Center (C)
Neighborhood General 3 —
Shopping Center
Limited (NG3-L)
West
Sunrise Center
Neighborhood Center (C)
Neighborhood General 3 Limited_(NG3-L)
L
South
Single Family Residential
Neighborhood Center (C)
Low Residential (L)
Senior Living Memory
Neighborhood Center (C)
Neighborhood General 3 —
East
Center
General Open Space and
Limited (NG3-L)
Red F -till Community Park
Facilities (OS)
Parks (P)
f. The Project complies with all applicable development standards of the
Neighborhood General 3 — Limited (NG3-L) Zone and Neighborhood Center (C) Land Use
Designation, except as modified by the approved Variance, which includes deviations from: (1)
building placement within private frontage areas; (2) development site width standards; (3) ground
floor transparency standards; and (4) canopy projection height standards. All other applicable
development standards are satisfied.
Variance Table — Neighborhood General 3 - Limited (NG3-L) Zone
Zone and Building Standards (Chapter 17.130)
Development Standard
Required
Proposed
Building Placement Within
Private Frontage Areas
65%
12% (Variance)
Building Type Standards — Main Street Building (Chapter 17.130.050)
Development Site Size Width
Min. 25 ft. Max. 180 ft.
Approximately Min. 94 ft. Max. 214 ft.
with Average of 154 ft. Variance
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 3
Building Entrance and Facade Type Standards - Building D (Chapter 17.132.050)
Total Glazing: 6%
General Transparency,
Min. 70- Max 90%
%
Total with Glazing and Canopy: 29%
Ground Floor
(Variance)
E- Height, Clear, Bottom of
Min. 8 ft. — Max 10 ft.
10 ft. 6 inches, (will reduce to 10 ft and
Projection
3 inches) (Variance)
3. Based upon the substantial evidence presented to the Planning Commission at the
above referenced public hearing, and upon the specific findings of facts set forth in Paragraphs
1, and 2 above stated, the Planning Commission hereby finds and determines the following with
respect to the Conditional Use Permit pursuant to Municipal Code Section 17.20.060:
a. The proposed use is consistent with the General Plan Land Use Designation
of Neighborhood Center (C), which is intended to provide a range of neighborhood -serving
commercial uses, including restaurants, cafes, and drive -through uses that serve surrounding
residential neighborhoods. The proposed Dutch Bros Coffee is a neighborhood -serving food and
beverage use consistent with the types of uses envisioned within this designation. The project
would serve both residents and visitors and would contribute to the mix of commercial uses within
the existing commercial center, while supporting infill development consistent with the intent of
the General Plan's commercially designated land.
b. The proposed use is consistent with the purpose of the Development Code and
the purposes of the applicable zone as well as any applicable specific plans or city
regulations/standards. The project is consistent with the Neighborhood General 3 - Limited (NG3-
L) Zone, which is intended to accommodate moderate -intensity commercial development while
promoting walkability, pedestrian -oriented design, and compatibility with surrounding uses. Drive -
through uses are conditionally permitted within the NG3-L zone subject to approval of a
Conditional Use Permit. The proposed development includes hours of operation from 5:00 a.m.
to 11:00 p.m. and staffing levels of approximately 7 to 9 employees per shift, depending on
operational needs. The drive -through facility provides on -site queuing capacity for 19 vehicles,
with the ability to accommodate up to 24 vehicles via a bypass lane during peak periods. Vehicle
ordering and circulation are managed by on -site staff without the use of an external speaker
system. A temporary traffic management and signage plan will be implemented during the initial
operations for a 90 -day period, and a condition of approval has been added, requiring continued
traffic management measures as necessary to ensure safe and orderly circulation. A Traffic
Analysis prepared by Kittelson and Associates evaluated trip generation, trip distribution, and
Vehicle Miles Traveled (VMT). The analysis determined the project qualifies VMT screening as a
small, local -serving retail use with less than 50,000 square feet of floor area located within a low
VMT-generating area. Accordingly, the project is presumed to result in a less -than -significant
impact under CEQA, and no further VMT analysis is required. The project was reviewed by the
Engineering Division and conditioned as appropriate. A parking analysis prepared by Core States
Group evaluated parking demand for the proposed use and the existing commercial center,
including McDonald's and Legends Burgers. The analysis determined that 325 parking spaces
are required, while 412 spaces are provided, resulting in a surplus of 87 spaces. The project
generally complies with applicable Development Code and Form -Based Code standards, except
for four development standards addressed through the requested Variance. These deviations are
attributable to site -specific site constraints, including parcel size, irregular configuration, and
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 4
limited developable area. The project incorporates site improvements, including but not limited to
pedestrian access, enhanced landscaping, four-sided architecture, and shared access and
parking. Overall, the project is consistent with the intent of the NG3-L zone.
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 project site is a 0.60 -acre remainder infill area within
an existing 7.30 -acre commercial center. While the site is constrained by its size and irregular
configuration, the proposed 1,000 square foot building is appropriately scaled to accommodate
drive -through and walk-up service operations. The site is served by an existing shared access
and parking agreement and provides adequate capacity, with a surplus of approximately 87
parking spaces above the code requirements. Vehicular access is provided via existing driveways
on Baseline Road and Carnelian Street serving the larger commercial center. The site is fully
improved, requires minimal grading, and is served by existing utilities. Given the site's location
within an established commercial center and its access to existing infrastructure and circulation
systems, the site is physically suitable to accommodate the proposed development as proposed.
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 project is located within an established commercial
center and is designed to function within the existing shared access, parking, and circulation. The
scale, building design, and operational characteristics of the drive -through coffee shop are
consistent with surrounding neighborhood -serving commercial uses and fast food restaurants,
and are designed to efficiently utilize the constrained developable area while minimizing conflicts
with adjacent uses. Overall, the project would be consistent with the surrounding development.
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
factors to be considered in making this finding include: i. Property damage or nuisance arising
from noise, smoke, odor, dust, vibration or illumination caused by the use; ii. Hazard to persons
or property from possible explosion, contamination, fire or flood caused by the use; and, iii.
Significantly increase the volume of traffic or negatively alter the pattern of traffic.
The project is consistent with the California Environmental Quality Act (CEQA) Class 32
Categorical Exemption pursuant to CEQA Guidelines Section 15332 (In -Fill Development
Projects). In addition, the project operations are required to comply with applicable City noise and
lighting standards. The project does not introduce unusual hazards, and the site is not located
within a high fire hazard severity zone, and the project has been reviewed and conditioned by the
Fire District for compliance with fire and life safety requirements, including emergency access.
Operational design features include on -site queuing capacity for up to 19 vehicles, allowing up to
24 vehicles via a bypass lane, and active on -site management of drive -through circulation to
efficient queuing service. A traffic management plan will be implemented during initial 90 -day
operations to ensure safe traffic flow and has been added as a condition of approval to extend
the use of the management plan as necessary. The project utilizes an existing shared access and
parking system serving the larger commercial center, which provides adequate parking capacity
beyond code requirements. Based on these factors, the project would not result in significant
PLANNING COMMISSION RESOLUTION NO.
CONDITIONAL USE PERMIT DRC2024-00432
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 5
2026-021
VARIANCE DRC2025-00173, AND MINOR DESIGN
adverse impacts related to noise, hazards, traffic, or other conditions that would be detrimental to
public health, safety, or welfare.
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; as the project is located within an established, fully urbanized
commercial center served by existing public infrastructure and municipal services. No extension
of city services is required. The proposed development utilizes existing roadway access, utility
infrastructure, and shared circulation and parking facilities, and does not require the extension of
new City services or facilities. Police and fire protection services are currently available to the site,
and the project has been reviewed and conditioned by the Fire District. The project does not
introduce new service demands beyond those typically associated with small-scale
neighborhood -serving commercial uses. Impacts on streets and circulation have been evaluated
through a Transportation study reviewed by the Engineering Department, which concluded that
the project would not result in significant transportation impacts and satisfies applicable VMT
screening criteria for local -serving retail use in a low VMT generating area. Accordingly, the
project will not result in a reduction in the City's ability to maintain existing service levels for police,
fire, streets, or public utilities.
g. The proposed project has been reviewed in compliance with the California
Environmental Quality Act (CEQA) and qualifies for a Class 32 Categorical Exemption pursuant
to CEQA Guidelines Section 15332 (In -Fill Development Projects).
4. Based upon the substantial evidence presented to the Planning Commission at the
above referenced public hearing, and upon the specific findings of facts set forth in Paragraphs
1, 2, and 3 above stated, the Planning Commission hereby finds and determines the following
with respect to the Variance pursuant to Municipal Code Section 17.20.030:
a. Strict or literal interpretation and enforcement of the specified regulation would
result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of
this code. The subject property is an approximately 0.60 -acre remainder infill area within an
existing commercial center and is constrained by its size, irregular configuration, shallow depth,
limited developable area, and established shared access, parking, and circulation facilities. These
site -specific conditions substantially constrain the available developable area and influence the
placement and design of new development. The project requested a variance from four specific
development standards. Strict compliance with the minimum 65 percent of building placement
within private frontage area would significantly limit the ability to accommodate the vehicular
circulation, queuing, pedestrian walk-up window service and access areas necessary to develop
the constrained remainder infill area within the existing commercial center. Similarly, strict
application of the development site width standard, requiring a site width between 25 feet and 180
feet, does not reasonably account for the irregular configuration of the development area and its
integration within the larger commercial center. The proposed development area ranges in width
from approximately 94 feet to 214 feet, with an average width of approximately 154 feet.
Compliance with the required ground -floor transparency standard of 70 percent to 90 percent
would be impractical due to the compact building footprint and operational layout, which consists
primarily of food preparation, service, storage, and employee -only areas not intended for public
viewing. The project offers approximately 6 percent ground -floor transparency. In addition, strict
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 6
application of the canopy projection height standard, which permits a clear bottom height between
8 feet and 10 feet, would impose a minor design constraint affecting the functionality and design
of the pedestrian walk-up service area. The project proposes a clear canopy height of 10 feet and
3 inches. Collectively, these site constraints create practical difficulties that would limit the
reasonable development of the property and are inconsistent with the objectives of the
Development Code, which seeks to promote development, efficient site design, and the
productive use of commercially designated land.
b. There are exceptional or extraordinary circumstances or conditions applicable
to the property involved or to the intended use of the property that do not apply generally to other
properties in the same zone. The development site consists of an approximately 0.60 -acre
remainder infill area located within an existing commercial center and is characterized by an
irregular configuration, shallow depth, limited developable area, and integration within an
established system of shared access, parking, and circulation facilities. Unlike properties
developed as standalone commercial sites, the subject development area is constrained by the
existing site layout, including internal circulation patterns, access points, and surrounding
commercial improvements established as part of the larger commercial center. These site -specific
conditions substantially influence the available building envelope and limit the ability to develop
the property in strict conformance with certain development standards. Collectively, these
circumstances are unique to the property and do not generally apply to other properties within the
NG3-L zoning district.
c. Strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by the owners of other properties in the same zone.
Due to the subject development area's irregular configuration, shallow depth, limited developable
area, and integration within an existing commercial center, strict compliance with the applicable
development standards would prevent reasonable development of the site in a manner
comparable to properties with less constrained physical characteristics. The requested Variance
allows the subject property to be developed in a manner consistent with the intent and purpose
of the Development Code, while providing comparable development opportunities as other
properties within the NG3-L zoning district.
d. The granting of the variance will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same zone. The requested
Variance is based on the subject development area's unique physical characteristics, including
its irregular configuration, shallow depth, limited developable area, and integration within an
existing commercial center with established shared access, parking, and circulation facilities.
These conditions distinguish the subject project area and justify the requested deviations without
constituting a special privilege from other properties within the NG3-L zoning district and affect
the feasible application of certain development standards. The Variance does not increase
allowable use intensity but instead permits reasonable development of the site in response to its
physical constraints, consistent with the intent and purpose of the Development Code.
e. The granting of the variance will not be detrimental to the public health, safety,
or welfare or materially injurious to properties or improvements in the vicinity. The proposed
development has been reviewed for consistency with applicable City standards and applicable
technical studies addressing circulation, access, and operational impacts. A Traffic Impact
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 7
Analysis concluded that the project would not result in significant transportation impacts and
satisfies applicable Vehicle Miles Traveled (VMT) screening criteria for a local -serving retail use
located within a low VMT-generating area. The project is designed to utilize an existing shared
access and circulation system serving the larger commercial center, which has been determined
to provide adequate capacity for both the proposed and existing uses. The project has been
reviewed and conditioned by the Engineering Department. The project is subject to applicable
City noise and lighting Ordinance requirements. The site is not located within a high fire hazard
severity zone, and the project has been reviewed and conditioned by the Fire District to ensure
compliance with applicable fire and life safety standards, including emergency access. In addition,
the project qualifies for a Class 32 Categorical Exemption pursuant to CEQA Guidelines Section
15332 (In -Fill Development Projects), as the project is consistent with the general plan and zoning
requirements, located in an urbanized area, and will not result in significant environmental
impacts. Based on these considerations, the Variance will not result in adverse effects to public
health, safety, or welfare, nor will it be materially injurious to surrounding properties or
improvements.
5. Based upon the substantial evidence presented to the Planning Commission at the
above referenced public hearing, and upon the specific findings of facts set forth in Paragraphs
1, 2, 3 and 4 above stated, the Planning Commission hereby finds and determines the following
with respect to the Minor Design Review pursuant to Municipal Code Section 17.16.130:
a. The proposed project is consistent with the General Plan Land Use
Designation of Neighborhood Center (C), which is intended to provide a range of neighborhood -
serving commercial uses, including restaurants and drive -through uses. The proposed Dutch Bros
Coffee is a neighborhood -serving food and beverage use consistent with the types of uses
envisioned within this designation. The project would serve surrounding residents and visitors,
contribute to the existing mix of commercial uses, and implement development of an underutilized
infill area within an existing commercial center. The project's site planning, including building
design and site improvements, are consistent with the General Plan's intent to support infill
development and the efficient and well -designed use of commercially designated lands.
b. The proposed project is in accord with the objective of this Development Code
and the purposes of the Neighborhood General 3 -Limited (NG3-L) Zoning, which is intended to
accommodate moderate -intensity commercial development that emphasizes pedestrian
orientation, high -quality site design, and compatibility with surrounding uses. The project has been
designed to respond to the constraints of the infill site while incorporating pedestrian access,
architectural articulation, landscaping, and integrated circulation and parking. Although deviations
from certain development standards are requested through the Variance, the overall site plan and
building design are consistent with the intent of the NG3-L zone and the City's Form -Based design
objectives.
c. The proposed project is in compliance with each of the applicable provisions
of this Development Code, except as modified through the approved Variance. The project has
been designed to meet applicable development and design standards, including site planning,
circulation, landscaping, and architectural requirements, and incorporates design features
intended to minimize potential impacts on surrounding properties. The project will not adversely
affect the use and enjoyment of adjacent properties and is consistent with the City's design
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 8
standards intended to promote high -quality development and compatibility within the surrounding
commercial center.
d. 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. The project has been designed to incorporate adequate site access,
circulation, landscaping, and architectural treatments consistent with applicable City standards,
and is located within an existing commercial center served by established infrastructure. With
required conditions of approval, the project will operate in a manner compatible with surrounding
development and will not result in significant adverse impacts.
6. Based upon the substantial evidence presented to the Planning Commission at the
above referenced public hearing, and upon the specific findings of facts set forth in Paragraphs
1, 2, 3, 4 and 5 above stated, the Planning Commission hereby finds and determines that there
is no substantial evidence that the project will have a significant effect on the environment based
on the following:
a. The approval of the Project is in compliance with the California Environmental
Quality Act (CEQA). The Project qualifies for a Class 32 Categorical Exemption pursuant to CEQA
Guidelines Section 15332 (In -Fill Development Projects), as the Project is consistent with the
applicable General Plan designation and zoning regulations, is located within a developed urban
area that is substantially surrounded by existing development, and is served by adequate public
utilities, services, and infrastructure. The Project site does not contain habitat for rare, threatened,
or endangered species, and no unusual circumstances are present that would result in a
significant environmental impact. A Traffic Impact Analysis prepared by Kittelson and Associates
was reviewed by the Engineering Department, which determined that the Project satisfies
applicable Vehicle Miles Traveled (VMT) screening criteria for a local -serving retail use located
within a low VMT-generating area and is not anticipated to result in significant transportation
impacts. The Project has also been reviewed and conditioned by the Fire District and is subject
to applicable City Noise and Lighting Ordinance requirements. No further environmental review
is required under CEQA.
7. Based upon the findings and conclusions set forth in Paragraphs 1 through 6 above,
the Planning Commission hereby approves the application for Conditional Use Permit DRC2024-
00432, Variance DRC2025-00173, and Minor Design Review DRC2024-00433 subject to each and
every condition set forth in the Conditions of Approval, attached hereto and incorporated herein
by this reference.
8. The Secretary of the Planning Commission shall certify the adoption of this Resolution,
PLANNING COMMISSION RESOLUTION NO. 2026-021
CONDITIONAL USE PERMIT DRC2024-00432, VARIANCE DRC2025-00173, AND MINOR DESIGN
REVIEW DRC2024-00433
DUTCH BROS COFFEE
Page 9
APPROVED AND ADOPTED THIS 22ND DAY OF JULY 2026. PLANNING COMMISSION OF THE
CITY OF RANCHO CUCAMONGA
BY:
Alvin C. Bolin ai an
ATTEST:
Jennjfgr 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 22n` day of July 2026, by the following vote:
AYES: COMMISSIONERS: BOLING, DOPP, MORALES, DIAZ, COOKE
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Please be advised of the following Special Conditions
7. Prior to commencement of operations, the Dutch Bros Coffee operator/manager shall implement the
approved Temporary Traffic Management Plan for the initial 90 -day grand opening period.
The Temporary Traffic Management
Plan
and associated directional signage shall
thereafter be
maintained and implemented, as necessary,
as part of ongoing site operations to ensure
orderly traffic
flow and minimize circulation conflicts
during
peak hours of operation. All temporary signage
shall be
removed at the end of each business
day
unless otherwise approved by the City. The
location of all
temporary signage shall be subject
to
review and approval by the Engineering
and Planning
Departments. Temporary signage shall
not
obstruct the public right-of-way or interfere
with required
sight -distance visibility.
The City reserves the right to require continued implementation of the Temporary Traffic Management
Plan, modifications to the Plan, or additional traffic management measures based on observed site
operations, vehicle queuing, circulation patterns, traffic conditions, or code enforcement concerns
associated with the operation of the use.
In the event the City requires continued implementation, modification, or expansion of the Temporary
Traffic Management Plan, the applicant/operator shall submit a revised Traffic Management Plan to the
Planning and Engineering Departments for review within five (5) business days of written notification by
the City.
8. Prior to issuance of any grading, encroachment, tree removal, or building permits, the applicant shall
obtain approval of Tree Removal Permit in accordance with Section 17.16.080 of the Municipal Code -
Tree Removal Permit for all heritage trees on the project site proposed to be removed.
Two (2) heritage trees identified for preservation adjacent to the proposed bioretention area shall be
protected in place throughout all demolition and construction activities. Protection measures shall
include, at a minimum, installation of protective fencing at the dripline or root protection zone, as
determined appropriate by a qualified arborist and approved by the Planning Director. No grading,
storage of materials, trenching, or construction activities shall occur within protected tree areas.
Three (3) heritage trees approved for removal shall be replaced in accordance with Section
17.16.080(F)(5), or as otherwise approved by the Planning Director. Replacement trees shall be
reflected on the landscape plan in addition to the proposed trees. The replacement trees shall be
installed prior to final inspection, or as otherwise approved by the City.
9. Prior to issuance of a building permit, the applicant shall provide evidence of compliance with all
applicable requirements of the Cucamonga Valley Water District (CVWD), subject to review and
approval by the City Engineering Department.
Standard Conditions of Approval
www.CityofRC.us
Printed: 7/10/2026 Page 2 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
10. 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.
11. 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.
12. 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. DRC2024-00432, DRC2025-00173, and DRC2024-00433, shall collectively be
referred to herein as "the Project" and collectively constitute the "Applications".
www.cityofRC.us
Printed: 7!10!2026 Page 3 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
13. 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.
14. The applicant shall be required to pay California Department of Fish and Wildlife Notice of Exemption
fee in the amount of $50.00. All checks are to be made payable to the Clerk of the Board Supervisors
and submitted to the Planning Commission Secretary prior to public hearing or within 5 days of the date
of project approval.
www.CityofRC.us
Printed: 7/10/2026 Page 4 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
15. 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.
16. Existing trees required to be preserved in place shall be protected with a construction barrier in
accordance with the Development Code Section 17.80.050, and so noted on the grading plans. The
location of those trees to be preserved in place and new locations for transplanted trees shall be shown
on the detailed landscape plans. The applicant shall follow all of the arborist's recommendations
regarding preservation, transplanting, and trimming methods. Two trees adjacent to the proposed
bioretention area are proposed to be protected in place.
17. 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.
www.CityofRC.us
Printed: 711 0/2026 Page 5 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
Planning Department
Standard Conditions of Approval
18. Pursuant to Municipal Code Chapter 17.56 (Landscaping), the final landscape
plan shall comply with
the City's commercial landscape design standards. Given the site's constraints and approved
variances, all landscape areas shall be enhanced to maximize landscaping and
visual interest. The final
landscape plan shall incorporate a combination of trees, shrubs, accent plants,
and living groundcover
throughout the drive -through lane, pedestrian walkways, parking lot landscape
islands, and along the
public street frontage to soften the development and enhance buffering from the
public right-of-way. At a
minimum, the landscape plan shall include the following enhancements:
Heritage Tree Replacement:
Three (3) heritage trees proposed for removal shall be replaced through a submittal review process in
accordance with Section 17.16.080(F)(5) of the Municipal Code and Condition of Approval No. 8.
The required replacement tree size shall be determined during the City's review.
Minimum Tree Size Requirement:
Pursuant to Municipal Code Section 17.56.050(K)(1), a minimum of twenty-five (25) percent of all trees
on commercial project sites shall be a minimum 24 -inch box size.
The project shall provide a total of twenty-three (23) trees; therefore, a minimum of six (6) trees shall be
24 -inch box size.
The five (5) street trees along the Carnelian Street frontage shall be a minimum 24 -inch box size and
shall count toward this requirement.
The minimum 24 -inch box size requirement of this condition shall supersede Engineering Condition of
Approval No. 13, which requires 15 -gallon size or larger.
Street Tree Species:
The five (5) street trees along the Carnelian Street frontage shall match the existing street tree species
fronting McDonald's.
The proposed Parkinsonia florida (Palo Verde) trees shall be replaced with the matching existing street
tree species.
Interior Tree Planting:
A minimum of fourteen (14) Olea europaea 'Majestic Beauty' (Fruitless Olive) trees, each a minimum
15 -gallon size, shall be installed.
The preliminary landscape plan contains inconsistencies between the landscape schedule and plan
graphics. The final plan shall be revised to accurately identified the eleven (11) trees shown on the
graphics plus additional tree trees.
Three (3) additional trees shall be provided as follows: one (1) tree at the curved drive -through entrance,
and two (2) trees within the east landscape planters along the drive -through exit lane.
Tree Substitutions:
The proposed 15 -gallon Crape Myrtle trees shall be replaced with three (3) evergreen tree species of
similar size, subject to City approval.
www.CityofRC.us
Printed: 7110!2026 Page 6 of 18
Project #
Project Name
Location:
Project Type:
DRC2024-00433 DRC2025-00173
Dutch Bros Coffee
7365 CARNELIAN ST - 020703128-0000
Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
One (1) additional tree shall be installed within the interior planter adjacent to the pedestrian ramp.
Groundcover and Landscape Enhancements:
All mulch -only areas shall be replaced with living groundcover.
A minimum of fifty (50) percent of these areas shall incorporate a combination of shrubs, trees, and
accent plants to provide a layered and cohesive landscape design.
Parking hedge screening shall be provided for the three parking spaces fronting the drive -through lane.
Utility Screening:
The on -site transformer shall be screened from public view with a continuous hedge or other
landscaping approved by the City.
19. The final design of the perimeter parkways, walls, landscaping, pedestrian walkways, 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.
20. Special landscape features such as mounding, alluvial rock, specimen size trees, and intensified
landscaping, shall be included along Carnelian Street and north and south project ingress/egress
access of Carnelian Street. Landscaping areas along the drive-thru lane shall be enhanced.
21. 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.
22. All walls shall be provided with decorative treatment, including retaining walls. If located in public
maintenance areas, the design shall be coordinated with the Engineering Services Department.
23. Landscaping and irrigation shall be designed to conserve water through the principles of water efficient
landscaping per Development Code Chapter 17.82.
24. All parking spaces shall be 9 feet wide by 17 feet long with a required 1 -foot overhang (e.g., over a curb
stop).
25. All parking spaces shall be double striped per City standards and all driveway aisles, entrances, and
exits shall be striped per City standards.
26. Graffiti shall be removed within 72 hours.
27. Hours of operation shall be restricted to 5:00 a.m. until 11:00 p.m.
28. The design of all lighting fixtures shall complement the architectural style of the building. This includes,
but is not limited to, lighting fixtures for the walk-up service canopy and pilasters, exterior
building -mounted lighting, and parking lot lighting. All lighting shall be consistent in design and shall be
subject to review and approval by the Planning Division.
www.CityofRC. us
Printed; 7110/2026 Page 7 of 18
Project #:
DRC2024-00433 DRC2025-00173
Project Name:
Dutch Bros Coffee
Location:
7365 CARNELIAN ST - 020703128-0000
Project Type:
Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
29. All operations and businesses shall be conducted to comply with the following standards:
a. Noise Level - All commercial activities shall not create any noise that would exceed an exterior noise
level of 65 dB during the hours of 10 p.m. until 7 a.m. and 70 dB during the hours of 7 a.m. until 10 p.m.
b. Loading and Unloading - No person shall cause the loading, unloading, opening, closing, or other
handling of boxes, crates, containers, building materials, garbage cans, or other similar objects
between the hours of 10 p.m. and 7 a.m. unless otherwise specified herein, in a manner which would
cause a noise disturbance to a residential area.
30. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris
remain for more than 24 hours.
31. The signs indicated on the submitted plans are conceptual only and not a part of this approval. Any
signs proposed for this development shall comply with the Sign Ordinance and shall require separate
application and approval by the Planning Department prior to installation of any signs.
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. The site shall be developed and maintained in accordance with the approved plans, including but not
limited to the Site Plans, architectural elevations, exterior materials and colors, landscaping, and
grading on file in the Planning Department; the approved Variance request authorizing deviations from:
(1) the 65 percent building frontage requirement; (2) development width standards due to the site's
irregular configuration; (3) ground floor transparency standards due to the limited building footprint and
operational layout consisting primarily of kitchen and employee -only areas not intended for public view;
and (4) a minor adjustment to the maximum canopy projection height, exceeding the 10 -foot standard by
approximately three (3) inches; the conditions contained herein; and all applicable Development Code
regulations.
34. A uniform hardscape and street furniture design including seating benches beneath the canopy window
service area, queue management features, trash receptacles, free-standing potted plants, bike racks,
etc., shall be utilized and be compatible with the architectural style. Detailed designs shall be submitted
for Planning Department review and approval prior to the issuance of Building Permits.
35. Occupancy of the facilities shall not commence until such time as all California Building Code and State
Fire Marshal regulations have been complied with. Prior to occupancy, plans shall be submitted to the
Rancho Cucamonga Fire Protection District and the Building and Safety Services Department to show
compliance. The buildings shall be inspected for compliance and final acceptance granted prior to
occupancy.
36. All plans, including but not limited to site, grading, landscape, irrigation, and site improvement plans,
shall be coordinated for consistency prior to issuance of any permits, including but not limited to
grading, tree removal, encroachment, and building permits. All plans shall be consistent with the
approved project entitlements and conditions of approval.
37. Prior to any use of the project site or business activity being commenced thereon, all Conditions of
Approval shall be completed to the satisfaction of the Planning Director.
www.CityofRC.us
Printed: 7/10/2026 Page 8 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Planning Department
Standard Conditions of Approval
38. Revised Site Plans and building elevations incorporating all Conditions of Approval shall be submitted
for Planning Director review and approval prior to the issuance of Building Permits.
39. Trash receptacle(s) are required and shall meet City standards. The final design, locations, and the
number of trash receptacles shall be subject to Planning Director review and approval prior to the
issuance of Building Permits.
40. Bicycle storage spaces shall be provided at a rate equivalent to 5 percent of all required motorized
vehicle parking, with a minimum of one rack with a capacity for two bicycles.
41. Prior to the issuance of a building permit, the applicant shall submit a current project valuation. If the total
valuation exceeds one million dollars, the project shall be subject to the public art requirement in
accordance with 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.
42. 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.
Engineering Services Department
Please be advised of the following Special Conditions
www.CityofRC.us
Printed; 7/10/2026 Page 9 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
Engineering Services Department
Please be advised of the following Special Conditions
1. Carnelian Street Required Frontage Improvements: The Applicant shall repair or replace any damaged
public improvements during construction activities related to this project, imcluding but not limited to
curb and gutter, sidewalk, driveway approaches, and pavement, as determined by the City Engineer.
Additionally, the Applicant shall reconstruct or modify any existing curb ramp and sidewalk panel along
the project frontage that do not comply with current (at time of construction) accessibility standards, as
determined by the City Engineer.
2. The Applicant shall coordinate with OmniTrans the design and construction of transit improvements
adjacent to the project frontage as required by OmniTrans and the City Engineer. At a minimum,
improvements shall include a 5 -foot by 8 -foot ADA compliant concrete boarding area connected to an
accessible path of travel and designed in accordance with applicable ADA requirements and
OmniTrans Transit Design Guidelines. The final location and design of the boarding area shall be
subject to the approval of OmniTrans and the City Engineer.
3. Annexations
(1) Landscape District: LMD 3B
A signed consent and waiver form to join the appropriate Landscape Districts shall be
filed with the Engineering Services Department prior to final map approval or issuance of Building
Permits whichever occurs first. Formation costs shall be borne by the developer.
(2) CFD District: CFD 2022-01
This parcel is required to be annexed into CFD 2022-01 district (Street Lighting
Services) to finance the maintenance and services of streetlights, traffic lights, and appurtenant
facilities. This condition needs to be completed before the Final Map approval or issuance of Building
Permits whichever occurs first. Any annexation cost shall be borne by the developer. To start the
annexation process, please contact Kelly Guerra at 909-774-2582, form can be found at
https://rcdocs.cityofrc. us/Forms/CFDAnnexation.
4. Prior to Occupancy release from Engineering, the applicant shall install signage at the northerly project
driveway restricting movements to prohibit left -turn movements during the AM peak period (7 a.m.- 9
a.m.) and PM peak period (4 p.m. - 6 p.m.). The required signage shall be shown on the precise
grading plans for review and approval of the City Engineer.
5. Coordination of Frontage Improvements - Carnelian Street: The Applicant shall coordinate with the City
Engineering Department, including the Capital Improvement Program Division, regarding the timing of
all required frontage improvements and utility installations within Carnelian Street.
Coordination shall ensure that all work requiring pavement disturbance is completed prior to
implementation of the City's pavement rehabilitation project and subsequent pavement moratorium.
Standard Conditions of Approval
6. The applicant shall demonstrate that existing cross -lot drainage affecting the project site is authorized
through recorded CC&Rs, drainage easements, or reciprocal accesses and maintenance agreements
acceptable to the City Engineer. Where such rights do not exist, appropriate drainage easements shall
be recorded prior to issuance of building permits.
www.CityofRC.us
Printed: 7/10/2026 Page 10 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
7. The applicant shall dedicate sufficient right-of-way along Carnelian Street to provide an ultimate
half -width of 44 feet, measured from the street centerline to the property line. Existing curb, gutter, and
roadway improvements may remain unless otherwise identified on these conditions of approval and
subject to approval by the City Engineer. The dedication is intended to accommodate the City's ultimate
street cross-section and public parkway improvements.
8. Prior to grading permit, a final drainage study shall be submitted to and approved by the City Engineer
Hydrologic and hydraulic analyses shall account for the full tributary area to the project site, including all
upstream contributing drainage areas located outside the project limits. All required drainage facilities
shall be installed as required by the City Engineer.
9. Prior to Building Permit, the applicant shall be responsible for the Improvement Plans and Construction
of public improvements along Carnelian Street as identified on these conditions of approval.
10. If the required public improvements are not completed prior to approval of the final parcel map, an
improvement security accompanied by an agreement executed by the Developer and the City will be
required for all public improvements on Carnelian Street including, but not limited to, sidewalk,
streetlight, landscape, bus stop improvements, and others identified on these conditions of approval.
11. 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.
12. All public improvements (drainage facilities, landscaped areas, pedestrian infrastructure etc.) shown on
the plans and/or tentative map shall be constructed to City Standards.
www.CityofRC.us
Printed: 7/10/2026 Page 11 of 18
Project #:
Project Name
Location:
Project Type:
DRC2024-00433 DRC2025-00173
Dutch Bros Coffee
7365 CARNELIAN ST - 020703128-0000
Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Engineering Services Department
Standard Conditions of Approval
13. The developer shall be responsible for the relocation of existing utilities as necessary.
14. 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.
15. 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 among the newly created
parcels.
16. 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.
Fire Prevention 1 New Construction Unit
Standard Conditions of Approval
1. Fire extinguishers are required in accordance with Section 906 of the California Fire Code. Consult with
the Fire Inspector for the correct type, size, and exact installation locations.
2. Fire flow information for this project is obtained from the Cucamonga Valley Water District (CVWD).
CVWD can be reached at 909-944-6000 or custserv@cvwdwater.com.
3. A Hazardous Materials Business Plan is required to be submitted to the San Bernardino County
Certified Unified Program Agency (CUPA). Submittal can be made electronically through the California
Environmental Reporting System (CERS) at https://cers.calepa.ca.gov/
4. A Hazardous Materials Management Plan and a Hazardous Materials Inventory Statement are required
to be submitted to the Fire District. See Sections 5001.5.1 and 5001.5.2 of the California Fire Code.
5. A Knox Box key box is required in accordance with Fire District Standard for Key Boxes. 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. 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.
6. One or more of the operations in use or proposed for this building/business requires a Fire Code
Operating Permit to be issued in accordance with the Fire Code and Fire District Standard for Permits
of Regulated Operations.
7. Street address and unit/suite signage for buildings are required to be in accordance with Fire District
Standard for Building Signage.
8. The most current versions of the Fire District's Standards can be found at:
https://www.dropbox.com/sh/86zjfacfxgh8oeo/AABYEQ81 w5vL7WZ7el zBiu25a?d1=1
Grading Section
Standard Conditions of Approval
www.CityofRC.us
Printed: 7/10/2026 Page 12 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
1. 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.
2. A soils report shall be prepared by a qualified Engineer licensed by the State of California to perform
such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall
implement design recommendations per said report.
3. A geologic report shall be prepared by a qualified Engineer or Engineering Geologist and submitted at
the time of application for Grading and Drainage Plan review.
4. The final Grading and Drainage Plan, appropriate certifications and compaction reports shall be
completed, submitted, and approved by the City Engineer prior to the issuance of building permits.
5. A Grading and Drainage Plan check submittal is required for all new construction projects and for
existing buildings where improvements being proposed will generate 50 cubic yards or more of
combined cut and fill. The Grading and Drainage Plan shall be prepared, stamped, and wet signed by
a California licensed Civil Engineer prior to the issuance of a grading or building permit.
6. The applicant shall comply with the City of Rancho Cucamonga Dust Control Measures and place a dust
control sign on the project site prior to the issuance of a grading permit. All dust control sign (s) shall be
located outside of the public right of way.
7. Prior to approval of the project -specific storm water quality management plan, the applicant shall submit
to the Building Official, or his designee, a precise grading plan showing the location and elevations of
existing topographical features, and showing the location and proposed elevations of proposed
structures and drainage of the site.
8. It shall be the responsibility of the applicant to acquire any required off -site drainage acceptance
easements(s) from adjacent downstream property owner(s) or discharge flows in a natural condition
(concentrated flows are not accepted) and shall provide the Building and Safety Official a drainage
study showing the proposed flows do not exceed the existing flows prior to the issuance of a grading or
building permit.
9. Prior to approval of the Water Quality Management Plan (WQMP), the WQMP shall include a copy of the
project Conditions of Approval.
10. The Preliminary Water Quality Management Plan (PWQMP) has been deemed "Acceptable". Prior to
the issuance of a grading permit a final project -specific Water Quality Management Plan shall be
submitted for review and approval by the City Engineer.
11. Prior to the issuance of a Grading Permit the City of Rancho Cucamonga's "Memorandum of
Agreement of Storm Water Quality Management Plan" shall be submitted for review and approval by the
City Engineer and recorded with the County Recorder's Office.
12. Prior to issuance of a Grading Permit the applicant shall obtain a Waste Discharge Identification
Number (WDID). The WDID number shall also be shown on the WQMP Site and Drainage Plan
document.
www. CityofRC. us
Printed: 7!10!2026 Page 13 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
13. The applicant shall provide a copy of a completed EPA Form 7520-16 (Inventory of Injection Wells) for
each underground infiltration device, with the Facility ID Number assigned, to the Building and Safety
Services Department Official prior to issuance of the Grading Permit and/or approval of the
project -specific Water Quality Management Plan. A copy of EPA Form 7520-16 shall be scanned and
pasted onto the permitted grading plan set, and a copy of said form shall be included in the
project -specific Water Quality Management Plan.
14. The land owner shall provide an inspection report by a qualified person/company on a biennial basis for
the Class V Injection Wells/underground infiltration chambers to the City of Rancho Cucamonga
Environmental Program Manager. The land owner shall maintain on a regular basis all best
management practices (BMP"s) as described in the Storm Water Quality Management Plan (WQMP)
prepared for the subject project. All costs associated with the underground infiltration chamber are the
responsibility of the land owner.
15. The land owner shall provide an inspection report on a biennial basis for the structural storm water
treatment devices, commonly referred to as BMPs, to the City of Rancho Cucamonga Environmental
Program Manager. The land owner shall maintain on a regular basis as described in the Storm Water
Quality Management Plan prepared for the subject project. All costs associated with the underground
infiltration chamber are the responsibility of the land owner.
16. The land/property owner shall follow the inspection and maintenance requirements of the approved
project specific Water Quality Management Plan and shall provide a copy of the inspection reports on a
biennial basis to the City of Rancho Cucamonga Environmental Program Manager.
17. A final project -specific Storm Water Quality Management Plan (WQMP) shall be approved by the City
Engineer and the City of Rancho Cucamonga's "Memorandum of Storm Water Quality Management
Plan" shall be recorded prior to the issuance of a grading permit or any building permit.
18. Prior to issuance of a grading permit and approval of the project specific water quality management
plan all private storm water catch basin inlets shall include insert filters to capture those pollutants of
concern as addressed in the in the final project -specific water quality management plan (WQMP). At a
minimum catch basin insert filters to capture trash and other floating debris. All catch basin insert filters
shall be maintained on a regular basis as described in the "Inspection and Maintenance Responsibility
for Post Construction BMP" section of the final project -specific water quality management plan.
19. Prior to issuance of a grading permit the Final Project -Specific Water Quality Management Plan shall
include a completed copy of "Worksheet H: Factor of Safety and Design Infiltration Worksheet" located
in Appendix D "Section VII — Infiltration Rate Evaluation Protocol and Factor of Safety
Recommendations, ..." of the San Bernardino County Technical Guidance Document for Water Quality
Management Plans. The infiltration study shall include the Soil Engineer's recommendations for
Appendix D, Table Vll.3: Suitability Assessment Related Considerations for Infiltration Facility Safety
Factors".
www.CityofRC.us
Printed: 7!10/2026 Page 14 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
20. Prior to approval of the final project -specific water quality management plan the applicant shall have a
soils engineer prepare a project -specific infiltration study for the project for the purposes of storm water
quality treatment. The infiltration study and recommendations shall follow the guidelines in the current
adopted "San Bernardino County Technical Guidance Document for Water Quality Management Plans".
21. The subject project, shall accept all existing off -site storm water drainage flows and safely convey those
flows through or around the project site. If existing off -site storm water drainage flows mix with any
on -site storm water drainage flows, then the off -site storm water drainage flows shall be treated with the
on -site storm water drainage flows for storm water quality purposes, prior to discharging the storm
water drainage flows from the project site.
22. Prior to the issuance of a certificate of occupancy by the Building Official, or his designee, the civil
engineer of record shall file a Water Quality Management Plan (WQMP) Post Construction Storm Water
Treatment Devices As -Built Certificate with the Environmental Programs Coordinator, City of Rancho
Cucamonga Engineering Services Department.
www.CityofRC.us Page 15 of 18
Printed: 7/10/2026 9
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
23. NONRESIDENTIAL MANDATORY MEASURES - CALIFORNIA GREEN BUILDING STANDARDS
CODE — Prior to the issuance of any building permit the applicant shall comply with Section 5.106.1
(Storm water pollution prevention) of the current adopted California Green Building Standards Code:
Newly construction projects and additions which disturb less than one acre of land shall prevent the
pollution of stormwater runoff from the construction activities through one or more of the following
measures:
5.106.1.1 Local Ordinance — Comply with a lawfully enacted stormwater management and/or erosion
control ordinance.
5.106.1.2 Best Management Practices (BMP) — Prevent the loss of soil through wind or water erosion
by implementing an effective combination of erosion and sediment control and good housekeeping
BMP.
1. Soil loss BMP that should be considered for implementation as appropriate for each project include,
but are not limited to, the following:
a. Scheduling construction activity.
b. Preservation of natural features, vegetation and soil.
c. Drainage swales or lined ditches to control stormwater flow.
d. Mulching or hydroseeding to stabilize disturbed soils.
e. Erosion control to protect slopes.
f. Protection of storm drain inlets (gravel bags or catch basin inserts).
g. Perimeter sediment control (perimeter silt fence, fiber rolls).
h. Sediment trap or sediment basin to retain sediment on site.
i. Stabilized construction exits.
j. Wind erosion control.
k. Other soil loss BMP acceptable to the enforcing agency.
2. Good housekeeping BMP to manage construction equipment, materials and wastes that should be
considered for implementation as appropriate for each project include, but are not limited to, the
following:
a. Material handling and waste management.
b. Building materials stockpile management.
c. Management of washout areas (concrete, paints, stucco, etc.).
d. Control of vehicle/equipment fueling to contractors staging area.
e. Vehicle and equipment cleaning performed off site.
f. Spill prevention and control.
g. Other housekeeping BMP acceptable to the enforcing agency (City of Rancho Cucamonga).
24. It shall be the responsibility of the applicant to obtain written permission from the adjacent property
owner(s) to construct wall on property line or provide a detail(s) showing the perimeter wall(s) to be
constructed offset from the property line.
www.Cityo€RC.us
Printed: 7!1012026 Page 16 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
25. The Final Grading and Drainage Plan shall show the accessibility path from the public right of way and
the accessibility parking stalls to the building doors in conformance with the current adopted California
Building Code. All accessibility ramps shall show sufficient detail including gradients, elevations, and
dimensions and comply with the current adopted California Building Code.
26. The Grading and Drainage Plan shall implement City Standards for on -site construction where possible,
and provide details for all work not covered by City Standard Drawings.
27. All slopes shall be a minimum 2 -foot offset from the public right of way or adjacent private property.
28. Private sewer, water, and storm drain improvements will be designed per the, latest adopted California
Plumbing Code.
29. The maximum parking stall gradient is 5 percent. Accessibility parking stall grades shall be constructed
per the, current adopted California Building Code.
30. Roof storm water is not permitted to flow over the public parkway and shall be directed to an under
parkway culvert per City of Rancho Cucamonga requirements prior to issuance of a grading permit.
31. The final grading and drainage plan shall show existing topography a minimum of 100 -feet beyond
project boundary.
32. 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 City Engineer.
33. This project shall comply with the accessibility requirements of the current adopted California Building
Code.
34. The precise grading and drainage plan shall follow the format provided in. the City of Rancho
Cucamonga handouts and guidelines found on the City's website:
https://www.cityofrc.us/community-development/engineering
35. Grading Inspections:
a) Prior to the start of grading operations the owner and grading contractor shall request a pre -grading
meeting. The meeting shall be attended by the project owner/representative, the grading contractor and
the 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 City Engineer;
b) The grading contractor shall call into the City of Rancho Cucamonga at least 1 working day in
advance to request the following grading inspections prior to continuing grading operations: i) The
bottom of the over -excavation; ii) Completion of Rough Grading, prior to issuance of the building permit;
iii) At the completion of Rough Grading, the grading contractor or owner shall submit to the Permit
Technicians (Front Counter) an original and a copy of the Pad Certifications to be prepared by and
properly wet signed and sealed by the Civil Engineer and Soils Engineer of Record; iv) The rough
grading certificates and the compaction reports will be reviewed by the Associate Engineer or a
designated person and approved prior to the issuance of a building permit.
www.CityofRC. us
Printed: 7/1012026 Page 17 of 18
Project #: DRC2024-00433 DRC2025-00173
Project Name: Dutch Bros Coffee
Location: 7365 CARNELIAN ST - 020703128-0000
Project Type: Minor Design Review Variance
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT:
Grading Section
Standard Conditions of Approval
36. Prior to the issuance of the Certificate of Occupancy the engineer of record shall certify the functionality
of the storm water quality management plan (WQMP) best management practices (BMP) devices.
37. The Water Quality Management Plan (WQMP) shall include a copy of the project Conditions of
Approval.
38. Reciprocal access easements for all parcels and maintenance agreements ensuring joint maintenance
of all storm water quality structuralltreatment best management practices (BMP) devices as provided for
in the project's Storm Water Quality Management Plan shall be provided for by CC&R's or deeds and
shall be recorded prior to the issuance of a grading permit. Said CC&R's and/or deeds shall be
included in the project site specific Storm Water Quality Management Plan (WQMP) document prior to
approval of the WQMP document and recording of the Memorandum of Agreement of Storm Water
Quality Management Plan.
39. Final grading plans shall be design to provide grades at the trash enclosure and collection apron that
comply with Burrtec Waste Industries requirements and accommodate refuse collection operations with
maximum grade at apron of 1%. Grades within and immediately adjacent to the trash enclosure shall be
subject to review and approval by Burrtec and City Engineer.
www. CityofRC. us
Printed: 7/10/2026 Page 18 of 18