HomeMy WebLinkAbout33-Development Services
CITY OF SAN BERNARDINO-REQUEST FOR COUNCIL ACTION
Qom:
pt:
James G. Funk, Director
Development Services
Subject: Development Code Amendment No. 05-03
to allow Planned Residential Development (PRO) in
all multi-family land use districts; Tentative Tract Map
No. 17372 to create a I-lot condominium subdivision;
and Development Permit III No. 05-09 to construct
162 detached single-family condominium units on
20.46 acres located on the north side of 6th Street, 1/4
mile east of Sterling Avenue in the RMH,
Residential Medium High, land use district.
Date:
October 31, 2005
MCC Date: November 21, 2005
Synopsis of Previous Council Action:
None
Recommended Motion:
1) That the Mayor and Common Council close the hearing and that the ordinance be laid over for final adoption.
2)
o
That the Mitigated Negative Declaration and Mitigation Monitoring 1 Reporting Plan be adopted (Attachments
F & G); and that Tentative Tract Map No. 17372 and Development Permit III No. 05-09 be approved based
upon the Findings of Fact contained in the Planning Comntission Staff Report subject to the Conditions of
Approval and Standard Requirements (Exhibit 2).
--.
V4JJAw{;,~ kvr
James Funk
Contact person: Aron Lian~, Senior Planner
Phone: 384-5057
Supporting data attached: Staff Report'
FUNDING REQUIREMENTS: Amouni: NI A
Ward(s): 3
Source: (Acct. No.)
(Acct. Description)
Finance:
Council Notes:
C
Agenda Item No. j~
It /ZI (05
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CITY OF SAN BERNARDINO - REQUEST FOR COUNCn.. ACTION
STAFF REPORT
SUBJECT:
DEVELOPMENT CODE AMENDMENT NO. 05-03, TENTATIVE
TRACT MAP NO. 17372 (SUBDMSION NO. 05-10), AND
DEVELOPMENT PERMIT III NO. 05-09
Owner:
Albert & Nedjatollah Cohen
1448 Laurel Way
Beverly Hills, CA 90201
818.501.5500
Applic:ant:
Ivano Stamegna
Fidelity Family Holding
1381 Warner Avenue, No. B
Tustin, CA 92780
BACKGROUND
The applicant requests that the Mayor and Common Council approve Development Code
Amendment No. 05-03 to modify Chapter 19.04, Section 19.04.030 (2) (N), Planned Residential
Development (PRO) to allow PRO developments in the RM, Residential Medium, RMH,
Residential Medium High, and RH, Residential High land use districts. Also requested for
approval are Tentative Tract Map No. 17372 (Subdivision No. 05-10) to subdivide
approximately 20.46 acres ofland to create a I-lot condominium subdivision and Development
Permit III No. 05-09 to construct 162 detached single family condominium units with a
minimum unit size of 1,426 square feet. The project site is located on the north side of 6th Street
approximately'!. mile east of Sterling Avenue in the RMH land use district (Exhibit 1).
The proposed Development Code amendment is applicable citywide. It would allow single
family detached PRO projects, currently permitted only in Residential Urban (RU-I & RU-2)
districts in all multi-family land use districts. The amendment is designed to promote detached
single-family homes in multi-family districts and to expand home ownership opportunities within
the City. The proposal is for a PRO with 162 detached single-family condominium units. The
site could otherwise be developed with 429 apartments in accordance with the RMH
development standards. However, with the full support of the Development Services
Department, the applicant designed the tract as a detached single-family PRO.
Please refer to the Planning Commission Staff Report (Exhibit 2) for additional discussion.
Attachment C to the Planning Commission Staff Report outlines the proposed Development
Code Amendment.
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DCA05-03flTMI7372/DPIIl05-09
JJ.21.05
Page 2
At their meeting of October 18, 2005, the Planning Commission opened the public hearing and
received public testimony on this matter. At the hearing, Thomas Masterson, representing San
Manuel Band of Mission Indians expressed that the Tribe owns many properties within this
immediate area and that these properties are either zoned for industrial or commercial
development. The Tribe also. currently owns a large piece of property to the south across 6th
Street in the IL, Industrial Light land use district. The Tribe is concerned that future
development within the IL district immediately to the south of the subject proposal could be
met with opposition from future homeowners on the project site.
After considerable discussion, the Planning Commission made a motion to recommend
approval of Development Code Amendment No. 05-03, Tentative Tract Map No. 17372
(Subdivision No. 05-10) and Development Permit III No. 05-09. Commissioners, Durr,
Enciso, Heasley, Munoz, Powell and Sauerbrun voted in support of the proposal and
Commissioner Brown abstained. Commissioners Coute and Morris were absent.
Commissioner Brown was concerned that the proposed layout with two standard means of
access could be .inadequate for emergency evacuation purposes. The rest of the Commission
was satisfied that the proposed access improvements meet the requirements of the Development
Code and ~ere accepted by the D/ERC and the City of Highland.
The Planning Commission was concerned about the unimproved area in the northwest comer
of the site abutting the City of Highland. The City of Highland reviewed the subject proposal
and addressed this issue by requesting constmction of a standard knuclde at the intersection of
McKinley Street and Cypress Avenue. The request from the City of Highland was made part of
the conditions of approval for this project. Please see Exhibit 2, Attachment D in the Planning
Commission Staff Report dated October 18, 2005, for details.
The Planning Commission wanted to ensure that there would be adequate parking for visitors
and guests. and discussed this issue with the applicant. The proposal will be a gated
community with a 32-foot private street layout to allow off-street parking on one side of the
street. Also, as described in the Planning Commission Staff Report dated October 18, 2005,
each residence will have a 2-car garage. The proposal provides adequate off-street parking for
visitors and guests.
In all, subject to approval of the proposed amendment, the proposed tract complies with
Development Code requirements and will enhance the character of the existing neighborhood.
The proposed tract has been designed to incorporate recreational opportunities that will
promote a high quality of life for the residents. This project will promote and implement the
objectives and policies of the General Plan.
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DCA05-03/lTM/7372/DPIII05-09
II.2/.05
Page 3
FINANCIAL IMPACT
None. The applicant paid the filing fees for the Development Code Amendment, Tentative Tract
Map and Development Permit III applications.
RECOMMENDATION
I) That the Mayor and Common Council close the hearing and that the ordinance be laid over
for final adoption.
2) That the Mitigated Negative Declaration and Mitigation Monitoring / Reporting Plan be
adopted (Attachments F & G); and that Tentative Tract Map No. 17372 and Development
Permit III No. 05-09 be approved based upon the Findings of Fact contained in the Planning
Commission Staff Report subject to the Conditions of Approval and Standard Requirements
(Exhibit 2).
EXHIBITS:
I
2
3
Location Map
Planning Commission Staff Report dated October 18,2005
Ordinance
EXHIBIT 1
CITY OF SAN B~RNARDINO
PLANNING DIVISION
LOCATION MAP
LAND USE DISTRICTS
PROJECT: DCA NO. 05-03
TIM NO. 17327
(SUB NO. 05-10)
DPIII NO. 05-09
HEARING DATE: 11/21/05
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NORTH
Baseline Street
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9th Street
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Street
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EXHIBIT 2
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
Development Code Amendment No. 05-03. Tentative Tract Map No. 173n
(Subdivision No. 05-10). Development Permit (Type III) No. 05-09
2
10/18/05
I (Tentative Tract Map & Development Permit)
Citywide (Development Code Amendment)
AGENDA ITEM:
HEARING DATE:
WARD:
OWNER:
Albert & Nedjatollah Cohen
1448 Laurel Way
Beverly Hills, CA 90201
818.501.5500
APPLICANT:
Ivana Stamegna
Fidelity Family Holding
3985 University Avenue
Riverside, CA 92501
951.686.8200
REQUESTILOCA TION:
Development Code Amendment
. Modify Chapter 19.04, Section 19,04.030(2){N), to allow Planned Residential Development
(PRO) in the RM, Residential Medium, RMH. Residential Medium High and RH, Residential
High land use districts. .
Tentative Tract Map
. Subdivide an approximately 20.46-acre parcel to create a I-lot condominium subdivision.
Development Permit
. Construct 162 detached single-family condominium units with a minimum unit size of 1,426
square feet.
The project site is located on the north side of 6'" Street, 'A mile east of Sterling A venue in the RMH.
Residential Medium High. land use district.
CONSTRAINTS/OVERLAYS:
Flood Zone X (shaded)
ENVIRONMENTAL FINDINGS:
o No Significant Effect
o Negative Declaration
o Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan
STAFF RECOMMENDATION:
Ii!I Approval
Ii!I Conditions
o Denial
iJ Continuance to:
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DCt No. 05..fJ3
T.T.M No. 17372(Sub. 05-10)
DPIJJ No. 05..fJ9
Pag~ 2
REQUEST AND PROJECT DESCRIPTION
A request for approval of Development Code Amendment No. 05-03 to modify Chapter 19.04,
Section 19.04.030 (2) (N), to allow Planned Residential Development (PRD) in the RM,
Residential Medium, RMH, Residential Medium High, and RH, Residential High land use
districts. The Development Code Amendment will be applicable on a Citywide basis. Also
requested are Tentative 1 ract Map No. 17372 under the authority of Development Code
Section 19.66.070 to create a I-lot condominium subdivision on a 2O.46-acre parcel and
Development Permit III No. 05-09 under the authority of Development Code Section
19.04.020, Table 04.01 (C) to construct 162 detached single family condominium units with a
minimum unit size (floor area) of 1,426 square feet. The project site is located on the north
side of 6111 Street, 'A mile east of Sterling Avenue in the RMH, Residential Medium High land
use district (Attachment A).
Development Code Chapter 19.04.030(2)(N) permits PRDdevelopments in the Residential
Urban (RU-l & RU-2), land use districts. Specifically, the proposed amendment will modify
Section 19.04.030 (2) (N) to allow PRD developments in the RM, Residential Medium, RMH,
Residential Medium High, and RH, Residential High land use districts. This amendment is
designed to promote detached single-family homes in multi-family districts and to expand home
ownership opportunities within the City.
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The Tentative Tract Map would create a I-lot condominium subdivision on a 20.46-acre
parcel. The detached single-family condominium units would have individual ownership but
the common areas including landscaping, easements for the driveways, streets and utilities
would be owned, controlled and maintained through a homeowners association and would be
governed by Conditions, Covenants and Restrictions (CC&R's). The CC&R's would place
limitations and requirements on all the detached single-family condominium units and are
intended to protect the individual condominium owners regarding construction, maintenance of
buildings, common areas and utilities.
~The project site has been designed with 162 detached single-f~i1Y units. The main entrance
I:OUld be on 6111 Street with a secondary access on Vine Street. The project would be gated and
;would be constructed in 3 phases with Phase I for 54 homes, Phase II for 60 homes and Phase
III for 48 homes. The project will provide 15% (3 acres) of open space to include the
following amenities: a clubhouse and pool, and a central park to include two playgrounds,
lawn bowling, shuffle board, BBQ areas and a gazebo. Each phasing plan will provide
adequate access for turn around with Phase I to install a temporary cul-de-sac and Phase II to
provide a 20-foot wide driveway crossing Phase III area connecting to the main loop
circulation. Although the phasing plan illustrated that the central park would be completed in
Phases 1 & II, it would actually be all constructed as pan of Phase I. A 6-foot decorative block
wall will be constructed along the propeny perimeter boundary. A 6-foot vinyl fence will be
constructed between the homes. On-site drainage will drain mostly to 6111 Street and to the
southeast comer of Mckinley Street and Cypress Avenue.
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DCA No. 05-03
T.T.M No. 17372(Sub. 05-10)
DPlll No. 05-09
Page 3
The design would include two different configurations, 58 units of traditional detached"homes
with garages fronting private streets and 104 units in clusters of 6 detached homes with garages
fronting driveways and front-door access through a private courtyard. The following design
components would be made part of this proposal to include:
I) Prominent entry monument signs on 61!J Street.
2) Installation of design decorative tiles along walking trails and perimeter walls.
3) A community central park with walking trails.
4) IS-foot landscaped parkway in a landscape maintenance district behind the sidewalk on 61!J
Street.
The proposal offers a 2-story building style with 6 different model plans. Each model plan
offers 3 variations of finishes that include Spanish and Craftsman styles for a total of 18 variety
choices.
58 Traditional Detached Homes:
Plan A is 1,862 square feet (living area) with a 2-car garage (400 square feet) - 2-story
Plan B is 2,081 square feet (living area) with a 2-car garage (400 square feet) - 2-story
Plan A - (3bd/2-1I2ba) - 28 homes (48%)
Plan B - (4bd/2-1I2ba) - 30 homes (52%)
58 homes (100%)
104 Clustered Detached Homes:
Plan I is 1.426 square feet (living area) with a 2-cargarage (400 square feet) - 2-story
Plan 2 is 1,646 square feet (living area) with a 2-car garage (400 square feet) - 2-story
Plan 3 is 1,648 square feet (living area) with a 2-car garage (400 square feet) - 2-story
Plan 4 is 1.935 square feet (living area) with a 2-car garage (400 square feet) - 2-story
Plan I - (3bd/2-1I2ba) - 18 homes (18%)
Plan 2 - (4bd/2-1I2ba) - 19 homes (17%)
Plan 3 - (4bd/2-1I2ba) - 32 homes (31 %)
Plan 4 - (4bd/2-1I2ba) - 35 homes (34%)
104 homes (100%)
The homes will be wood-frame/stucco construction with concrete tile roofs. Architectural
treatments include variations in roof style, front entry projection and garage door designs. The"
units are designed to include window treatments, automatic roll up garage doors and fully
landscaped front-yards, private courtyards, central park, and all common open space areas.
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DC! No. 05-03
T.T.M No. 17372(Sub. 05-10)
DPlll No. 05-09
Page 4
SEITING/SITE CHARACTERISTICS
The project site is currently vacant and is located within the eastern portion of the City,
adjacent to the City of Highland. The site is approximately 1/4 mile east of Sterling Avenue in
an area characterized by older single family homes developed in the 1950's and 1960's.
Surrounding the site to the north, east and west are residential neighborhoods in the City of
Highland. To the south across 6rh is a vacant lot in the IL, Industrial Light land use district.
BACKGROUND
The Development/Environmental Review Committee (D/ERC) initially reviewed the proposal
on April 7,2005. The D/ERC determined that the site plan required revisions to address the
layout, setbacks, open space and other pertinent issues relating to site design requirements. On
August 18, 2005, the D/ERC reviewed the proposal again and determined that the project had
been redesigned to address the D/ERC's previous comments and that the Initial Study prepared
for the proposal adequately addressed the environmental issues. The DIERC recommended
that the Initial Study with the proposed Mitigated Negative Declaration be circulated for a 20-
day public review beginning on August 25,2005 and ending on September 13, 2005. Two
comments were. received from the public. In general, the East Valley Water District (EVWD)
requested that the main waterline on 6rh Street be extended westerly to the property line, and
the City of Highland requested that the project applicant construct a knuckle at the interseCtion
of McKinley Street and Cypress Avenue in compliance with City of Highland requirements.
The comments were noted and have been incorporated as part of the conditions of approval for
this proposal (see Attachment D for details). The project applicant has reviewed and agreed to
the conditions from the EVWD and the City of Highland.
FINDINGS AND ANALYSIS - DEVELOPMENT CODE AMENDMENT
1. Is the proposed amendment consistent with the General Plan?
Yes, the proposal is consistent with the General Plan goal and policy:
General Plan Goal 2A states: "Facilitate the development of a variety of types of
housing to meet the needs of all income levels in the City of San Bernardino."
General Plan Policy 2.1.1 states: "Accommodate the production of new housing units
on currently vacant or underutilized land at densities and standards designated in the
Land Use Element of the General Plan. "
The proposed amendment would allow Chapter 19.04 to be modified to facilitate the
development of detached single-family homes. This amendment will modify
Development Code Section 19.04.030(2)(N) to allow PRO in multi-family districts to
increase flexibility and encourage a broader range of housing products and increase
home ownership opportunities within the City.
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DCA No. 05-03
T.T.M No. 17372(Sub. 05-10)
DPlll No. 05-09
Page 5
2.
Would the proposed amendment be detrimental to the public interest, health.
safety. convenience. or welfare of the City?
No, the proposed amendment would modify regulations to allow development of
detaChed single-family homes in a medium density range. The proposed amendment
does not change the multi-family district design standards nor does it modify the
requirement for a Development Permit. This proposal will be in the public interest in
that it will create an incentive to provide more affordable detached single-family homes,
thereby increasing home ownership opportunities within the City. In addition, an Initial
Study was prepared to evaluate the potential for adverse environmental impacts related
to the proposed Development Code Amendment, and none were identified.
FINDINGS AND ANALYSIS - TENTATIVE TRACT MAP
1.
Is the proposed TTUlp consistent with the General Plan?
Yes, the proposed map is consistent with the General Plan and Development Code as
shown in Table A below. The RMH, Residential Medium High land use district allows
single-family and multi-family residential units at a maximum density of21 units per
gross acre. The proposal is for detached single-family development at 8 units per gross
acre: See Table" A" below:
TABLE 'A' -- DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE
CATEGORY PROPOSAL DEVELOPMENT CODE GENERAL
PLAN
Permitted Use Detached Single-Family/ Required Development Code Consistent
Condominium Units Amendment
Lot Size I-lot Condominium 20,000 sq.ft. N/A
(891,284.7 SQ. ft.)
Densitv 8 units/ac. 21 units/ac. 24 units/ac.
Onen Snace 15% 15% with DCA No. 05-03 N/A
Access 2 standard means of access 2 standard means of access N/A
2. Is the design of the proposed subdivision consistent with the General Plan?
Yes, the proposal is consistent with the objective of the General Plan as follows:
General Plan Objective 1.13 states: "Promote the development of high-quality
multi-family towohomes condominiums, and apartments which convey a
distinctive residential neighborhood character and are integrated with their
setting. "
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DCA No. 05-03
T.T.M No. I7J72(Sub. 05-10)
DPII/ No. 05-09
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The propOsed tract complies with Development Code requirements and will enhance the
existing residential development surrounding the site. The development of the site with
detached single-family condominium units will be compatible with the existing single-
family detached residential development to the north, west and south. The proposed
tract has been designed to incorporate private recreational opportunities and wa1kiIig
trails and other amenities that will suppon and achieve a high quality of life for the City
residents in this area.
3.
Is the site physically suitable for the type of proposed development?
Yes, the site is physically suitable for the proposed development in that the division of
land is consistent with the Subdivision Map Act. The tentative tract map conforms to
the subdivision design standards specified by the Development Code in that it can
accommodate 162 detached homes and open space as addressed in the Findings of Fact
in the Development Permit Type III. All of the proposed units will have access to a
dedicated roadway and infrastructure that will provide water, sewer, power, gas,
telephone, and cable to the site.
4.
Is the site physically suitable for the proposed density of development?
Yes, the site is physically suitable for the proposed density of development in that the
division of land is consistent with the Subdivision Map Act and the proposed
subdivision is consistent with the RU, Residential Urban development standards. The
proposed density at 8 units per gross acre is lower than that of the RMH district
requirements at 21 units per gross acre.
. Although the project site is located in the RMH district that allows multi-family units,
the proposal has been designed with a detached "single-family" concept layout. In
accordance with General Plan Objective 1.13 above, the proposed development is lower
in density at 8 from 21 as permitted by the Code.
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5.
Is the design of the subdivision likely to cause substantial environmental damage, or
substantially and unavoidably injure fish or wildlife or their habitat?
No, an Initial Study was prepared to determine the presence and extent of any
environmental issues that could result from the Development Code Amendment,
Tentative Tract Map, and Development Permit Type III. The site is not located within
the biological resource or geological hazards overlays. Based on this, no issues were
identified that would result in a significant impact on the environment. Furthermore,
drainage, acoustical and traffic studies were prepared for the proposal. These reports
concluded that development of this site would not create significant impacts that could
not be mitigated. In addition, the Mitigation Monitoring IReponing Plan for the Initial
Study includes action measures to properly mitigate and monitor any potential
significant negative impacts relating to development and construction of this site
(Anachmellt F).
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DCt No, OS-03
T.T.M No. 17372(Sub. OS-101
DP111 No. OS-09
Page 7
6.
Is the design of the subdivision likely to cause serious public health problems?
No. the design of the proposed subdivision meets all of the applicable requirements for
the RMH land use district. Furthermore, the circulation layout bas been reviewed by
the City Engineer and designed to provide adequate access and accommodate the type
of traffic forecast to be generated by the proposed subdivision and is unlikely to result
in any serious public health problems.
7. Will the design of the subdivision or the type of improvements conjlia with any
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision?
No, the easements identified in the Preliminary Title Repon relate to electrica11ines and
other utilities. The design of the subdivision and the proposed improvements will not
conflict with these easements, because any existing easements would be abandoned or
relocated as determined by the Public WorkslEngineering Division through processing
of the Final Map.
FINDINGS AND ANALYSIS - DEVELOPMENT PERMIT TYPE III
I.
Is the proposed development permilled within the subjea zoning distria and does it
comply with all of the applicable provisions of the Development Code, including
prescribed development/site standards and any/all applicable design guidelines?
Yes, the proposed development is consistent with the General Plan and Development
Code, in that the RMH, Residential Medium High, land use district aIlows residentia1
units at a maximum density of 21 units per gross acre. The proposal is for
development of detached single-family homes on existing residential lots. All proposed
homes meet the RMH development standards as shown in Table "A" below.
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T.T.M No. 1 7372(Sub. 05-10)
DPlll No. 05-09
. Pag~ 8
TABLE" A" - Development Code/General Plan Conformance
CATEGORY PROPOSAL DEVELOPMENT GENERAL PLAN
CODE
Permitted Use Condominium/Detached Permitted Permitted
Simzle-Familv Units
Density 8 dulac. 21 du/ac. 21 dulac.
Setbacks (*)
- Front 30 feet 20 feet min.
- Side 15 feet 5 feet min. N/A
- Rear 15 feet 15 feet min.
. Side Street 15 feet 15 feet min.
Unit Size 1,426 s.f. to 1,200 s.f. min. N/A
2,081 s.f.
Height 2 stories (24 feet) 2 stories (35 feet) 2 stories (35 feet)
(*) The proposed project is a I-lot condominium subdivision. Please see Project Description for
configurations.
. 2. Is the proposed development consistent with the General Plan?
Yes, the proposal is consistent with the General Plan policy as follows:
General Plan Policy 1.13.32 states: "Require that multi-family residential
developments convey a high quality and distinctive neighborhood character, including:
a. use of materials, colors, and forms that are typical of lower density
residential areas;
b. differentiation of facades and elevations by the use of offset planes and
cubic volumes" articulation of building details (columns. beams. etc.).
inclusion of balconies........... which avoid "box"-like structure;
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DCA No. 05-03
T.T.M No. 17372(Sub. 05-10)
DPlll No. 05-09
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General Plan Policy 1.13.35 states: "Require the extensive use of landscape on site. ft
Although the project site is located in the RMH district that allows duplex and
aparnnent complex, this proposal is for detached single-family dwelling units. The
proposal has been designed to convey the visual sense of a low density at 8 dulac while
providing extensive landscaping within the project site as well as along the project
perimeters. Additionally, the proposal is for PRO development with detached single-
family condominium units that will provide 3 acres (15%) of open space area that
include a clubhouse, pool. tot lot and other amenities.
3. Is the proposed development harmonious and compatible with existing andfuture
developments within the land use district and general area, as well as the land uses
presently on the subject propeny?
Yes, the proposed project is consistent with the residential character of the surrounding
land uses as well as future residential development. The proposed single-family units
are compatible with the existing single-family units in this area. The design and
character of the proposed development will enhance the existing conditions in this
neighborhood.
The home designs and treatment elements are designed to complement the neighboring
single-family structures. Architectural treatments include variations in roof style, entry
area and garage door designs. All windows and doors and side arid rear elevations will
be architecturally treated.
4.
Is approval of the Development Permit for the proposed development in compliance
with the requirements of the California Environmental Quality Act and Section
19.20.030(6) of the Development Code?
Yes, approval of this Development Permit is in compliance with the requirements oCthe
California Environmental Quality Act and Development Code Section 19.20.030 (6)
pertaining to environmental resources and constraints. Approval of the proposed
project would not result in any significant effects relating to traffic, noise, air quality or
water quality. This is because all the necessary infrastructure is in place or will be
installed to handle the anticipated capacity resulting from this proposed project. Based
on the Initial Study prepared by Hogle-Ireland dated June 13, 2005, it is anticipated that
the impacts relating to traffic, noise, air quality or water quality will be less than
significant with implementation of the proposed mitigation measures.
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T.T.M No. J7372(Sub. 05./0)
DP/11 No. 05-09
Page /0
5.
Will there be potential significant negative impacts upon environmental quality and
natural resources that could not be properly mitigated and monitored?
No significant harmful effects on the quality of the environment or on natural resources
will exist as a result of this project. The project site is not located in geological hazard
area and occurs within city limits and the site has no habitat value for endangered or
threatened species. The site can be adequately served by all required utilities and
public services. The proposed project complies with the RMH land use development
standards and is consistent with Development Code.
6. Is the subject site physically suitable for the type and density/intensity of use being
proposed?
Yes, the site is physically suitable for the type and density/intensity of the project being
proposed as evidenced by project compliance with all applicable Development Code
Standards as noted in Table" A " .
7.
Are there adequate provisions for public access, water, sanitation. and public utilities
and services to ensure that the proposed use would not be detrimental to public health
and ~afety?
Yes, all agencies responsible for reviewing access, and providing water, sanitation and
other public services have all had the opportunity to review the proposal, and none have
indicated an inability to serve the project. The proposal will not be detrimental to the
public health and safety in that all applicable Codes will apply to the construction of .
this project.
8. Are the location. size design and operating characteristics of the proposed development
detrimental to the public interest, health, safety, convenience, or welfare of the City?
No, the proposal is consistent with all provisions of the Development Code for RMH
development standards. The proposed single-family units will be compatible with the
single-family units developed in the area. The proposed project will not be detrimental
to the public interest or welfare of the City in that the proposed project will provide a
positive new development within an existing neighborhood.
CONCLUSION
The proposal meets all applicable Findings of Fact for approval of Development Code
Amendment No. 05-03, Tentative Tract Map No. 17372 and Development Permit (Type Ill)
No. 05-09.
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DCA No. 05-03
T.T.M No. 17372(Sub. 05-10)
DPlll No. 05-09
Page II
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council:
I. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan
(Attachment F),
2. Approve Development Code Amendment No. 05-03 based upon the Findings of Fact
contained in this Staff Report. and;
3. Approve Tentative Tract Map No. 17372 and Development Permit (Type Ill) No. 05-
09 with phasing plans based upon the Findings of Fact contained in this Staff Report
and subject to the Conditions of Approval (Attachment D) and Standard Requirements
(Attachment E).
Respectfully Submined,
Jr~u.Rwtvr
Director of me Development Service Department
~
Senior Planner
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Location Map
Site Plan/Phasing Plan/Floor Plans/Elevations
Proposed Amendment to Chapter 19.04.030, Residential Districts
Conditions of Approval
Standard Requirements
Initial Study
Mitigation Monitoring/Reporting J'iIlliFaIR
~. "0
ATTACHMENT A
CITY OF SAN BERNARDINO
PLANNING DIVISION
LOCATION MAP
LAND USE DISTRICTS
PROJECT: DCA NO. 05-03
TTM NO. 17327
(SUB NO. 05-10)
DPIII NO. 05-09
HEARING DATE: 10/18/05
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ATIACHMENT C
CHAPTER 19.04
RESIDENTIAL DISTRICTS
Section 19.04.030(2)(N), will be modified as follows:
N.
PLANNED RESIDENTIAL
SUBDIVISIONS
DEVEWPMENT/SMALL
LOT
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Planned Residential Development (PRO). including Clustered Subdivision and
Small Lot Divisions are permitted in Residential Urban (RU-l and RU-2)~
R<:sid<:IHial I\kdiulIl (RMl. R<:sid<:mial Medium High (RMH). and Residential
Hi\!h iRH) land use districts subject to Development Permit review. Attached
and detached single-family dwelling units are permitted. The purpose of
allowing these types of developments is to promote residential amenities beyond
those expected in conventional residential developments, to achieve greater
flexibility in design, to encourage well planned neighborhood through creative
and imaginative planning as a unit, to provide for appropriate use of land which
is sufficiently unique in its physical characteristics or other circumstances to
warrant special methods of development, to reduce development problems in
hillside areas and to preserve areas of natural scenic beauty through the
encouragement of integrated planning and design.
1. Density
The underlying residential land use district or the Hillside Management
Overlay District shall determine the maximum number of dwelling units
allowed in a PRO or Small Lot Subdivision. Where a parcel or parcels
have more than one land use district, the maximum number of dwelling
units shall be determined by adding together the allowable density for
each land use district area. Density transfer throughout the PRO project
area is permitted for the promotion of clustering units in those areas
suited to development, and thus preserving the open space and natural
features of the site. (See Hillside Management Overlay District for
restrictions to on-site density transfer.)
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2.
Minimum Lot Size
The minimum lot size for a detached single-family unit in a Small Lot
Subdivision shall be 5.000 square feet. PRO's may create lot sizes to
accommodate the creation of attached single-family dwelling units or
Clustered Subdivisions.
3. Site Cover82e
Strucwres shall not occupy more than 40% of the gross site area.
4. Structure Heipt/Number of Attached Dwellina Units
Detached single-family strucwres shall not exceed 21h stories, or 35 feet.
Attached single-family structtlreS shall not exceed 3 stories or 42 feet.
The maximum average number of single-family units attached in any
manner to form a single struCttlre shall be 6.
s.
Setbacks
o
The minimum front, rear. and side strucwral setback from the project
perimeter boundary shall be 15 feet. The minimum dwelling unit side
strucwral setback from other dwelling unit strucmres is 15 feet plus 1
foot for each 15 feet of struCttlre length. In small lot subdivisions the
minimum side setback is 5 feet with a IS-foot minimum dwelling unit
separation.
6.
Open Space
All Planned Residential Developments with 12 or more dwelling units
shall provide 30% useable open space for passive and active recreational
uses. Planned Residential Development consisting of single-family
detached units may provide 15 % useable open space in lieu of the
required 30%.
Useable open space areas shall no include: right-of-way; vehicle parking
areas; areas adjacent to or between any strucWres less than 15 feet apart;
setbacks; patios and private yards; or, slope areas greater than 8 percent.
Slopes greater than 8 percent may be approved in the Hillside
Management Overlay District by the Director as useable open space.
MC 1178 9/16/04
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7.
Amenities
All Planned Residential Developments shall provide recreational
amenities within the site which may include: a swimming pool; spa;
clubhouse; tot lot with play equipment; picnic shelter - barbecue area;
court game facilities such as tennis, basketball, or racquetball; improved
softball or baseball fields; or, day care facilities. The type of amenities
shall be approved by the Director and provided according to the
following schedule:
Units
0-11
12-50
51-100
101-200
201-300
Amenities
o
1
2
3
4
Add 1 amenity for each 100 additional units or fraction thereof.
8. Private Streets
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Private streets shall be permitted when there is a homeowner's
association established to maintain them. The streets shall be built to
standards and specifications for public works construction.
9. Maintenance and Completion or ()pen Space, Amenities,
LandscaPin2. and Manufactured Slopes
o
No lot or dwelling unit in the development shall be sold unless a
corporation, homeowner's association, assessment district or other
approved appropriate entity has been legally formed with the right to
assess all those properties which are jointly owned or benefited to
operate and maintain all of the mutually available features of the
development including, but not limited to, open space, amenities,
landscaping or slope maintenance landscaping (which may be on private
lots adjacent to street rights-of-way). Conditions, Covenants, and
Restrictions (CC&R's) may be developed and recorded for the
development subject to the review and approval of the City Attorney.
The recorded CC&R' s shall permit the enforcement by the City, if
required. No lot or dwelling unit shall be sold unless all approved and
required open space, amenities, landscaping, or other improvements, or
approved phase thereof, have been completed or completion is assured
by a fmancing guarantee method approved by the City Engineer.
o
10. Fire Department Standard
All parts of the structures sba1l be within ISO feet of paved access for
single-story and SO feet for multi-story.
11. Residential Specific Standards
In addition to the PRD development requirements. the following specific
standards contained within this chapter shall apply:
a. Day care facilities
b. Golf courses and related facilities
c. Guest house
d. Lighting
e. Minimum room size
f. Minimum dwelling size
g. Mobile home and manufactured housing
h. Mobile home park or subdivision
i. Recreational vehicle storage
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ATIACHMENTD
CONDITIONS OF APPROVAL
Tentative Tract No. 17372 & Development Permit (Type ill) NO.05-09
I. This approval is for Tentative Tract Map No. 17372 to subdivide 20.46 acres to create a I-lot
subdivision and Development Permit to construct 162 detached single-family units.
2. Within two years of this approval, the filing of the final map with the Council shall have
occurred or the approval shall become null and void. Expiration of a tentative map shall
terminate all proceedings and no final map or parcel map shall be filed without first
processing a new tentative map. The City Engineer must accept the final map documents as
adequate for approval by Council prior to forwarding them to the City Clerk. The date the
map shall be deemed filed with the Council is the date on which the City Clerk receives the
map.
Expiration Date: 2 years from effective date of Development Code Amendment
3. Within two years of this approval, all necessary building permits must be obtained and
commencement of work/construction shall have occurred or. the permit/approval shall
become null and void. In addition, if after commencement of work/construction, the
work/construction is discontinued for a period of one year, then the permit/approval shall
become null and void. However, approval of the Tract Map/Development Permit does not
authorize commencement of construction. All necessary permits must be obtained prior to
commencement of specified construction activities included in the Conditions of Approval
and Standard Requirements.
4. The review authority shall ensure that the project complies with all Development Code
provisions in effect at the time of the requested extension. review authority may, upon
application being filed 30 days prior to the expiration date and for good cause, grant one time
extension not to exceed 12 months. The review authority shall ensure that the project
complies with all current Development Code provisions.
5. In the event that this approval (including DCA No. OS-03) is legally challenged, the City will
promptly notify the applicant of any claim or action and will cooperate fully in the defense of
the matter. Once notified, the applicant agrees to defend, i!ldemnify, and hold harmless the
City, the Economic Development Agency, the Redevelopment Agency, their affiliates, its
officers, agents and employees from any claim, action or proceeding against the City of San
Bernardino. The applicant further agrees to reimburse the City, the Redevelopment Agency
and the Economic Development Agency of any costs and attorneys' fees which the €ity, the
redevelopment Agency or the Economic Development Agency may be required by a court to
pay as a result of such action, but such participation shall not relive applicant of his or her
obligation under this condition.
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."
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17M /7372
DPIII No. 05-09
DCA No. 05-03
Page 2
The costs, salaries, and expenses of the City Attorney and employees of his office shall be
considered as "attorneys fees" for the purpose of this condition.
As part of the consideration for issuing this permit, this condition shall remain in effect if this
Tentative Tract and or Development Permit is rescinded or revoked, whether or not at the
request of applicant.
6. The final map, grading plan, and site improvement plans shall be in substantial conformance
with the Tentative Map approved by the Planning Commission. Minor modifications to the
plan(s) shall be subject to approval by the Director of Development Services through a minor
modification permit process. Any modification which exceeds 10"10 of the following
allowable measurable design/site considerations shall require the re-filing of the original
application and a subsequent hearing by the appropriate hearing review authority if
applicable:
a. On-site circulation and landscaping. .
b. Placement and/or height of walls, fences and structures.
c. Minor lot line adjustments, provided the lot area of each approved lot shall not be
reduced below the minimum lot area permitted in the Development Code.
d. A reduction/increase in density, intensity or number oflots of a development project.
e. Reconfiguration or architectural features, including colors, and/or modification of the
finished materials that do not alter or comprise the previously approved theme.
7. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no
change of use ofland or structure(s) shall be inaugurated, or no new business commenced as
authorized by this permit until a Certificate of Occupancy has been issued by the
Development Services Department. A temporary Certificate of Occupancy may be issued by
the Development Services Department subject to the conditions imposed on the use, provided
that a deposit is filed with the Development Services Department prior to the issuance of the
Certificate. The deposit or security shall guarantee the faithful performance and completion
of all terms, conditions and performance standards imposed on the intended use by this
permit.
8. This permit or approval is subject to all the applicable provisions of the Development Code
in effect at the time of approval. This includes Chapter 19.20 - Property Development
Standards, and includes: dust and dirt control during construction and grading activities;
emission control of fumes, vapors, gases and other forms of air pollution; glare control;
exterior lightning design and control; noise control; odor control; screening; signs, off-street
parking and off-street loading; and, vibration control. Screening and sign regulations
compliance are important considerations to the developer because they will delay the
issuance of a Certificate of Occupancy until they are complied with. Any exterior structural
equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally
screened by wall or structural element, blending with the building design and include
landscaping when on the ground.
-{:
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c
17M 17372
DPIII No. 05-09
DCA No. 05-03
Poge 3
9. All perimeter block walls (north, south, east and west) shall be decorative on both sides (split
face, slump stone, etc.).
10. Construction shall be in substantial conformance with the plan(s) approved by the Director,
Development Review Committee, Planning Commission or Mayor and Common Council.
Minor modification to the plan(s) shall be subject to approval by the Director through a
minor modification permit process.
II. Garage door designs shall be set into the walls rather than flush with the exterior wall. A
variety of compatible designs shall be used throughout to ensure variety.
12. A 6-foot vinyl fence shall be constructed between each house.
13. Each phase of construction shall provide adequate access. Phase I shall provide a temporary
a temporary cul-de-sac or a hammerhead for turn around. Phase II shall provide a 20-foot
wide driveway crossing Phase III connecting to the main loop circulation.
14. Any change in elevation or building pad height of 6" or more along the perimeter of the
tract/parcel map will require approval by the Planning Commission. Any change in elevation
or building pad height of 1" or more within the project site will require approval by the
Planning Commission. The applicant'slowner's engineer will certify the elevation of the
building pads to the City Engineer, prior to construction of the building foundation.
15. Submittal requirements for permit applications (building, site improvements, landscaping,
etc.) to Building Plan Check and/or Public WorkslEngineering shall include all Conditions of
Approval and Standard Requirements issued with the Planning approval.
16. If cultural or historical remains are found during the development of the site, a qualified
archaeologist shall be notified immediately and empowered to halt construction until
adequate data recovery and/or protection measures are implemented.
17. The project is subject to all applicable Mitigation Measures contained in the Mitigation
MonitoringIReporting Program (Attachment G).
18. This permit or approval is subject to the attached conditions or requirements of the following
City Departments or Divisions and other public agencies:
a. Plan Check Division
b. Public Works Division
c. Fire Department
d. Public Services
e. City of Highland
f. East Valley Water District
o
2n15 Bue Une
Highlend. CA 92348
(SOlI) __1
FAX (SOlI) Be2-3180
www.ci.highland.ca.ua
City Council
Mayor
Ross B. Jones
Mayor Pro-Tem
Lerry McCellon
Cqnny Ulburn
O'Y Scott
. n P. Timmer
City Manager
Sam J. Racadio
City of
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Inc. 1987 ~
September 13, 2005
~~
City of San Bernardino
Aron Liang, Senior Planner
Development Services/Planning Division
300 North "D" Street
San Bernardino, CA 92418
Subject:
Notice of Intent to adopt a Mitigated Negative Declaration for a
condominium subdivision on a vacant 20.46 acre lot to development
167 homes and a central recreation area, at a density of 8.16
dwelling units to the acre (Fidelity Homes, Inc.)(Tentative Tract Map
17372).
Dear Aron:
The City of Highland is in receipt of the subject Notice of Intent and Initial Study
dated August 25, 2005. and have a few comments that should be addressed in the
Initial Study.
1 Aesthetics (Initial Study Page 8)
The Aesthetics Discussion Section (Section \. (a-c)) discusses that "future
residential development will be reviewed by the City to ensure that the
aesthetics and site design conform to the City's residential design
standards. Less than significant impacts are anticipated."
Does the City of San Bernardino residential design standards address
heights of garden walls when they are combined with retaining walls?
Based on our review of the Tentative Tract Map 17372, it appears that the
proposed boundary walls/retaining walls along the west and east property
line (along the City of Highland corporate boundaries) are unknown at this
time. However, the potential for combination six (6) foot high garden wall on
top of a variable height retaining wall could have significant impacts on
contiguous residential properties in the City of Highland. This potential
height and aesthetic impact will be most evident to the public at the terminus
of Vine Street, 7" Street, and at the knuckle of Cypress Street and McKinley
Street.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
DEPARTMENT
o
City of San Bernardino
Aron Liang, Senior Planner
September 13, 2005
Page 2
It is recommended that the City of San Bernardino change the 'less than
significant impact' to 'less than significant with mitigation measure' as
indicated for Item I(c), and consider incorporating a mitigation measure to
minimize the use of retaining walls along said boundaries. This can be
accomplished by relocating the boundary walls at the top of slopes or
making adjustments to the site grading, as feasible. In addition, decorative
block wall material and landscaping should be used along exterior block
walls visible from all public rights-of-ways. Landscaping such as, but not
limited to, clinging vines should be used to deter graffiti.
2. TransportationlTraffic (Initial Study Page 37)
The TransportationlTraffic Discussion Section (Section XV (d)) discusses
that 'the project is being designed to meet all current City standards for
street widths, comer radii, intersection control, etc.'
o
.
'.
It is not clear in the Initial Study how improvements at the knuckle of
Cypress Street and McKinley Street will be addressed. However, the Tract
Map indicates possible right-of-way dedication. Unless improvements are
constructed by the Developer/City of San Bernardino, these streets will
continue to be substandard and dangerous for vehicle and pedestrian traffic.
It is recommended that the City of San Bernardino change the 'no impact' to
'less than significant with mitigation measure' as indicated for Item XV(d),
and consider incorporating a mitigation measure to construct a street
knuckle improvement at Cypress Street and McKinley Street in accordance
with City standards with courtesy review by the City of Highland Public
Works Director/City Engineer.
Thanks for the opportunity to participate in the public review process, and we look
forward to the City of San Bernardino's responses to our comments.
Should you have questions, please contact me at (909) 864-8732, Ext. 215.
Sincerely,
./'<j;~1~
~ence ';~inez (j
City Planner
o
ce:
Rick Hallmann. Community Development Dinlclor (wilhoulattachments)
Emie wang. Public Works Dir8cIorIClty EngIneer 1_ alI.acIvnenla)
c:\environmentallfidelltyhomeNOIIS.1Ir
. .!:!!!!i Ar
Q"'r:::
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Cc:
Subject:
Ron Buchwald [rbuchwald@l!astvalley.org)
Tuesday, September 06. 2005 5:18 PM
Liang_ Ar
Andy Quach
Tentative Tract Map No. 17372
Hello Mr. Liang,
I am sending this email in response to the Notice of Intent the East
Valley Water District has received on August 25, 2005. There are a
number of corrections to the tentative map as submitted. First, the
water main in 6th Street terminates about 200 feet from the easterly
property line of the property. This main will need to be extended to
the westerly end of the property as part of a development agreement with
the District. Second, the map shows the proposed water main connecting
to an existing water main in 7th Street. This is a lower pressure zone
than the main in 6th Street and will not be able to join this main. If
this is Gated Community than the water main and sewer main inside the
development is usually private and therefore should not connect to a
second main outside the development. If the proposed water main within
the development is not private than water and sewer easements will need
to be provided to the District. The proposed water main should be
connected to the water main in Cypress Street in order to be looped.
The existing sewer main in 6th Street is a 21-inch VCP trunk sewer main
that will require special construction in order to connect to the main.
~his information is being provided for your knowledge. Any assistance
O JU may provide with including these items in your conditions of
~pproval will be appreciated. If you have any questions, please do not
hesitate to contact our office.
Sincerely,
Ron Buchwald
Assistant District Engineer
East Valley Water District
3654 E. Highland Ave. Suite 18
Highland, CA 92346
(909) 888-8986
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~~\E
City of San Bernardino
STANDARD REQUIREMENTS
Development Services/Plan Check Division
~
Property address:
DRClCUP/DP: DcA NJ,u fro ~
\j1V. NO . \ t"{ 3>" "L.
Do:r-11l- NO. O!?-O'
NOTE; NO PLANS WILL BE ACCEPTED
PLAN CHECK WITHOUT CONDmONS
APPROVAL IMPRINTED ON PLAN SHEETS.
DATE: 4'.1. "2..o-e' S-
Submit 6 sets of plans, minimum size 18" x 24", drawn to scale. If plan check is for
expeditious review, submit 6 sets. The plans shall include (if applicable):
a. site plan (include address & assessors parcel number)
b. foundation plan
c. floor plan (label use of all areas)
d. elevations
e. electrical, mechanical, & plumbing plans
f. detail sheets (structural)
g. cross section details
h. show compliance with Title 24/Accessibility (disabled access)
i. a plan check deposit fee will be required upon submittal of plans.
CaU Development Services (plan check) 909-384-5071 for amount.
FOR
OF
1. The title sheet of the plans must specify the occupancy classification, -O"pe of construction, if
the building has sprinklers, & the current applicable codes.
2. The person who prepares them must sign the plans. Also, provide the address & phone
number of that person. Some types of occupancies require that the plans are prepared,
stamped, and signed by an architect, engineer, or other p~rson licensed by the State of
California.
3. For structures that must include an engineers design, provide 2 sets of stamped/wet signed
calculations prepared by a licensed architect/engineer.
4. Provide 2 sets of Title 24{Energy compliance forms and calculations. Some compliance
forms are required to be printed on the plans.
300 N '0' Street San Bernardino CA 92418
909-384-5071 Office
909-384-5080 Fax
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Submit grading, site, and/or landscape plans to Public WorkslEnglneering for plan check
approval and permits. For more information, phone 909-384-5111.
6. Fire sprinkler plans, fires suppression system plans, etc., shall be submitted to the Fire
Department for plan check approval and permits. For Information, phone 909-384-5388.
7. Signs require a separate submittal to the Planning Division for plan check approval and
permits. For Information, phone 909-384-5057.
8. Restaurants, food preparation facilities. and some health related oc:cupanc:les will require
dearalices and approved plans from San Bernardino County Health Department. For
information, phone 909-387-3043.
9. Occupanc:ies that include restaurants, car washes, automotive repair/auto body, dentist
offices, food preparation facilities or processing plants, etc. may require approvais and
permits from San Bernardino Water Reclamation. For Information, phone 909-384-5141.
10. An air quality permit may be required. Contact South Coast Air Quality Management
Division for Information, phone 909-396-2000.
11. State of California Business & Professions Code/Contractors License Law requires that
permits can be Issued to licensed contractors or owner-builders (that are doing the work).
Contractors must provide their State license number, a c:ity business registration, and
workers compensation policy carrier & policy number. Owner-builders must provide
proof of ownership.
NOTE: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS APPROXIMA TEL Y 4-6
WEEKS FOR 1ST CORRECTIONS. EXPEDITIOUS REVIEW IS APPROXIMATELY 10 WORKING
DAYS. THE DEVELOPMENT REVIEW PROCESS IS NOT THE BUILDING PLAN CHECK AND
DOES NOT IMPL Y THAT THE DESIGN AS SUBMITTED WILL BE APPROVED WITHOUT
CORRECTIONS.
Comments:
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300 N 'd. Street San Bernardino CA 92418
909-384-5071 Office
909-384-5080 Fax
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CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
Description: 162 Detached Residential Condominium Subdivision
Applicant: Fidelity Homes. Inc.
Location: North Side of 6th Street Y. Mile East of Sterlina Avenue
Case Number: Tract No. 17372 and DeveloDment Permit TVDe III No. 05-09
1. Drainal!e and Flood Control
a) All necessary drainage and flood control measures shall be subject
to requirements of the City Engineer. The developer's Engineer
shall furnish all necessary data relating to drainage and flood
control.
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b)
A local drainage study will be required for the project. Any drainage
improvements, structures or storm drains needed to mitigate
downstream impacts or protect the development shall be designed
and constructed at the developer's expense, and right-of-way
dedicated as necessary.
c) Comprehensive storm drain Project Nos. 6-CI-02 & 6-CI-03 is
master planned in the vicinity of your project. Therefore, the storm
drain shall be designed and constructed at the expense of your
project unless your Engineer can conclut;ively show that the drain is
not needed to protect your Development.
d) All drainage from the development shall be directed to an approved
public drainage facility. If not feasible, proper drainage facilities
and easements shall be provided to the satisfaction of the City
Engineer.
e) If site drainage is to be outletted into the public street, the drainage
shall be conveyed through a parkway culvert constructed in
accordance with City Standard No. 400. Conveyance of site
drainage over the Driveway approaches will not be permitted.
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Project: 167 Detached Resid""tial Condominium Subdivision
Case No. TR 17372 & DPIII 05-09
Page 2 of 12
The applicant shall submit a Storm Water Pollution Prevention Plan
(SWPPP) and Water Quality Management Plan (WQMP). These
plans shall be approved by the City Engineer, prior to issuance of
any permits authorizing land-disturbing activities. (Refer to the
City's web page at www.cLsan-bemardino.ca.us - Departments -
Development Services - Public Works for templates of these
plans).
g) A .Notice of Intent (NOI)" shall be filed with the State Water
Resources Control Board for construction disturbing 1 acre or more
of land.
h) The City Engineer, prior to grading plan approval, shall approve an
Erosion Control Plan. The plan shall be designed to control erosion
due to water and wind, including blowing dust, during all phases of
construction, including graded areas which are not proposed to be
immediately built upon.
f)
2. Gradina and LandscaDina
a)
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If more than l' of fill or 2' of cut is proposed, the site/plot/grading
and drainage plan shall be signed by a Registered Civil Engineer
and a grading permit will be required. The grading plan shall be
prepared in strict accordance with the City's .Grading Policies and
Procedures. and the City's .Standard Drawings., unless otherwise
approved by the City Engineer.
b) Pad elevations shown on the rough and/or precise grading plan
shall not vary more than 0.5 feet from the pad elevations shown on
the tentative tract map and approved by the Planning Commission.
c) If more than 5 trees are to be removed from the site, a tree removal
permit conforming to the requirements of Section 19.28.090 of the
Development Code shall be obtained from the Department of
Development Services-Planning Division prior to issuance of any
grading or site development permits.
d) If more than 5,000 cubic yards of earthwork is proposed, a grading
bond will be required and the grading shall be supervised in
accordance with Section 7012(c) of the uniform Building Code.
e)
If more than 1,000 cubic yards of earth is to be hauled on City
Streets then a special hauling permit shall be obtained from the City
Engineer. Additional conditions, such as truck route approval,
traffic controls, bonding, covering of loads, street cleaning, etc. may
be required by the City Engineer.
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f)
Project: 167 Detached R...itlemial Condominium Subdivision
Cue No. TR 17372 &. DPUI 05-09
Page 3 of 12
A liquefaction evaluation is required for the site. This evaluation
must be submitted and approved prior to issuance of a grading
permit. Any grading requirements recommended by the approved
liquefaction evaluation shall be incorporated in the grading plan.
g) An on-site Improvement Plan is required for this project. Where
feasible, this plan shall be incorporated with the grading plan and
shall conform to all requirements of Section 15.04-167 of the
Municipal Code (See "Grading Policies and Procedures").
c
h) Wheel stops are not. permitted by the Development Code,
therefore, use continuous 6" high curb around planter areas and
areas where head in parking is adjacent to walkways. The parking
spaces shall be 16.5' deep and may overhang the landscaping or
walkway by 2.5'. Overhang into the setback area or into an ADA
path of travel (minimum 4' wide) is not permitted.
i) A refuse enclosure constructed in accordance with City Standard
Drawing No. 508 modified as approved by the City Engineer to
provide ADA accessibility. The minimum size of the refuse
enclosure shall be 8 feet x 15 feet, unless the Public Services
Department, Refuse Division, approves a smaller size, in writing.
The Refuse Division shall approve the number and placement of
refuse enclosures.
.'
j)
k) One 4' x 11' PCC pad at least 4" thick shall be provided in the rear
or side yard area of each lot for storage of recycling containers.
The pad shall be screened from public view and a 3' wide concrete
walkway shall be provided from the driveway to the pad. All gates
along the access way shall have a clear width of 3'-6" minimum. A
minimum clearance of 3 feet shall be provided around the pad.
I) Retaining walls, block walls and all on-site fencing shall be
designed and detailed on the On-site Improvement Plan. This work
shall be part of the On-site Improvement permit issued by the City
Engineer.
m) All walls shall be constructed of decorative block with architectural
features acceptable to the City Planner.
n) All fencing shall be shown and detailed on the on-site improvement
plan.
0)
Interior fencing material within 5 feet of the structure shall be either
non-combustible or 1-hour fire rated. Vinyl fencing is not allowed
within 5 feet of the structure.
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 & DP1I1 05-09
Page 4 of12
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p)
The on-site improvement plan shall include details of on-site
lighting, including light location, type of poles and fixtures,
foundation design, conduit location and size, and the number and
size of conductors. Photometry calculations shall be provided
which show that the proposed on-site lighting design will provide 1
foot-candle of illumination uniformly distributed over the surface of
the parking lot during hours of operation and 0.25 foot-candles
security lighting during all other hours.
q) The design of on-site improvements shall also comply with all
requirements of The Califomia Building Code, Title 24, relating to
handicap parking and accessibility. including retrofitting of existing
building access points for handicap accessibility, if applicable.
r) A handicap accessible path of travel shall be provided from the
public way to the building entrance. All pathways shall be concrete
paved and shall provide a minimum clear width of 4 feet. Where
parking overhangs the pathway, the minimum paved width shall be
6.5 feet.
s)
Where the handicap accessible path of travel crosses drive aisles,
it shall be delineated by striping or textured/colored concrete
pavement.
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t) A reciprocal easement shall be recorded prior to grading plan
approval if reciprocal drainage, access, sewer, and/or parking is
proposed to cross lot lines, or a lot merger shall be recorded to
remove the interior lot lines.
u) The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 5
copies to the Engineering Division for Checking.
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v) The public right-of-way, between the property line and top of curb
(also known as .parkway") along adjoining streets shall be
landscaped by the developer and maintained in perpetuity by the
property owner. Details of the parkway landscaping shall be
included in the project's on-site landscape plan, unless the parkway
area is included in a landscape maintenance district, in which case,
a separate landscape plan shall be provided.
w) A Landscape Maintenance District shall be implemented to
maintain landscaping within the following areas: The parkway area
along the north side of 6th Street adjacent to the project. The.
District shall be formed and the landscaping installed by the
developer; however, no assessment will be levied by the District
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 &. DPII1 05-09
Page 5 of 12
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except in case of default by the owners to adequately maintain the
landscaping in the district.
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x) The cost of installation of landscaping and irrigation system in the
landscape maintenance district shall be bonded as part of the
faithful performance, labor & materials, and warranty bond required
for approval by the City Council and recording of the tract or parcel
map.
y) All required maintenance districts shall be formed and bonded prior
to Map recording.
z) Separate sets of Landscape Plans shall be provided for the
Landscape Maintenance District. Water and electric services to the
District shall be metered separately from the on-site irrigation
system.
aa) The landscaping and irrigation system shall be installed in the
landscape maintenance district and accepted by the City Engineer
prior to application for occupancy of any house in the subdivision.
bb) Prior to sale of each parcel, the Developer shall provide the City's
Real Property Section of the Public Works Division with a signed
copy of the "Notice of Assessment District" disclosure for each
property purchaser.
cc) An easement and covenant shall be executed on behalf of the City
to allow the City to enter and maintain any required landscaping in
case of owner neglect. The Real Property Section for execution by
the property owner and shall ensure that, if the property owner or
subsequent owner(s) fail to properly maintain the landscaping, the
City will be able to file appropriate liens against the property in
order to accomplish the required landscape maintenance. A
document processing fee in the amount of ~200.00 shall be paid to
the Real Property Section to cover processing costs. The property
owner, prior to plan approval, shall execute this easement and
covenant unless otherwise allowed by the City Engineer.
3. Utilities
a) Design and construct all public utilities to serve the site in
accordance with City Code, City Standards and requirements of the
serving utility, including gas, electric, telephone, water, sewer and
cable TV (Cable TV optional for commercial, industrial, or
institutional uses).
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 &. DPID 05-09
Page 6.of 12
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b)
Each parcel shall be provided with separate water and sewer
facilities so the City or the agency providing such services in the
area can serve it.
c) Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
d) Sewer main extensions required to serve the site shall be
constructed at the Developer's expense.
e) This project is located in the sewer service area of the East Valley
Water District; therefore, any necessary sewer main extension shall
be designed and constructed in accordance with requirements of
the East Valley Water District.
f) Utility services shall be placed underground and easements
provided as required.
g) A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets where the street is not being repaved as
part of the required improvements.
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h)
All existing overhead utilities adjacent to or traversing the site on
either side of the street shall be undergrounded in accordance with
Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions) of the Development Code.
i) Existing Utilities which interfere with new construction shall be
relocated at the Developer'S expense as directed by the City
Engineer, except overhead lines, if required by proviSions of the
Development Code to be undergrounded. See Development Code
Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions).
j) Sewers within private streets or private parking lots will not be
maintained by the City but shall be designed and constructed to
City Standards and inspected under a City On-Site Construction
Permit. A private sewer plan designed by the Developer's Engineer
and approved by the City Engineer will be required. This plan can
be incorporated in the grading plan, where practical.
4. MaDDina
,"
a) A Final Map based upon field survey will be required.
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c)
d)
Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 & DPIlI 05-09
Page 7 ofl2
All street names shall be subject to approval of the City Engineer
prior to Map approval.
Additional survey and map information including, but not limited to,
building setbacks, flooding and zones, seismic lines and setbacks,
geologic mapping and archeological sites shall be filed with the City
Engineer in accordance with Ordinance No. Mc-592.
If this Map is located in an Assessment District and the assessment
has not been paid off, the subdivider shall submit an apportionment
application to the Real Property section of the Public Works
Division. Application forms can be obtained from the Real Property
Section at (909) 384-5026.
e) Assessment District Apportionment Fees:
. Parcel Map of 4 or fewer Parcels - ~1,100.00.
f) Final Maps or Parcel Maps of more than 4 Parcels - ~2.250.00 plus
~25.00 for each final assessable lot or parcel.
5. ImDrovement ComDletion
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Street, sewer, drainage improvement, traffic signals, and landscape
maintenance district landscape and irrigation plans for the entire
project shall be completed, subject to the approval of the City
Engineer, prior to the Map recordation. .-
If the required improvements, including landscaping and irrigation
within the landscape maintenance district, are not completed prior
to Map recordation, an improvement security accompanied by an
agreement executed by the developer and the City will be required.
b) If the required improvements are not ~roPosed to be completed
prior to recordation of the Parcel Map, a deferred improvement
agreement in accordance with Section 19.30160 of the
Development Code will be required. If the agreement is approved,
an improvement certificate shall be placed on the Parcel Map,
stating that the required improvements will be completed upon
development. Applicable to Parcel Maps consisting of 4 or less
parcels only.
a)
a)
c) Street light energy fee to pay cost of street light energy for a period
of 4 years shall be paid. Exact amount shall be determined and
shall become payable prior to map recording.
d)
All rights of vehicular ingress/egress shall be dedicated from the
following streets: McKinley Street and Cyprus Street.
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 & DPIII 05-09
Page 8 of 12
6.
Street ImDrovement and Dedications
a) All public streets and publiC easements within and adjacent to the
development shall be improved to include combination curb and
gutter, paving, handicap ramps, street lights, sidewalks, and
appurtenances, including, but not limited to traffic signals, traffic
signal modifications, relocation of public or private facilities which
interfere with new construction, striping, and landscaping and
irrigation in the landscape maintenance district shall be
accomplished in accordance with the City of San Bernardino
"Design Policies and Procedures" and City "Standard Drawings,"
unless otherwise approved by the City Engineer. Street lighting,
when required, shall be designed and constructed in accordance
with the City's "Street Lighting Policies and Procedures." Street
lighting shall be shown on street improvement plans except where
otherwise approved by the City Engineer.
b) For the streets listed below, dedication of adequate street right-of-
way (RW.) to provide the distance from street centerline to
property line and placement of the curb line (C.L.) in relation to the
street centerline shall be as follows:
Street Name Riaht of Wavtft.l Curb Line@
6th Street 44' 32'
Cypress Street 30' 20'
d) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to
the site. Widen pavement adjacent to the site to match new curb
and gutter. Construct approach and departure transitions for traffic.
safety and drainage as approved by the City Engineer.
e) Construct approach and departure transitions on 6th Street for.
traffic safety and drainage as approved by the City Engineer.
f) 6th Street shall be rehabilitated adjacent to the project to centerline.
The City Engineer shall approve the rehabilitation strategy.
g)
Construct approach and departure transitions on Cypress Street for
traffic safety and drainage as approved by the City Engineer.
Coordination with the City of Highland will be required and shall be
the responsibility of the Developer.
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 &. DPIII 05-09
Page 9 of 12
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h)
Construct sidewalk adjacent to the site in accordance with City
Standard No. 202, Case "A" (6' wide adjacent to curb).
i) Construct Handicap Ramps in accordance with City Standard No.
205, modified as approved by the City Engineer to comply with
current ADA accessibility requirements,. at all curb returns within
and adjacent to the project site. Dedicate sufficient right-of-way at
the comer to accommodate the ramp.
j) The throat area of radius type driveway approach shall be paved in
colored textured concrete to distinguish it from a public intersection.
k) All Curb return radii shall be 25 feet minimum.
I) Construct knuckle at the intersection of McKinley Street and
Cypress Street in accordance with City Standard Drawing No. 101.
m) Install Street Lights adjacent to the site in accordance with City
Standard Nos. SL-1 and SL-2.
7. Phasina
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If the project is to be developed in phases, each individual phase
shall be designed to provide maximum public safety, convenience
for public service vehicles, and proper traffic circulation. In order to
meet this requirement, the following will be required prior to the
finalization of any phase:
b) Improvement plans for the total project or sufficient plans beyond
the phase boundary to verify the feasibility of the design shall be
complete to the satisfaction of the City Engineer.
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c) A Plan shall be submitted for review and approval by the
Engineering Division, Fire, and Planning Departments, indicating
what improvements will be constructed with the given phase,
subject to the following:
d) Dead-end streets shall be provided with a minimum 32 foot radius
paved width;
e) Half width streets shall be provided with a minimum 28 foot paved
width:
f) Street improvements shall be completed beyond the phase
boundaries, as necessary to provide secondary access:
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Project: 167 Detached Residential Condominium Subdivision
Case No. TR 17372 & DPIII 05-09
Page 100f12
Drainage facilities, such as storm drains, channels, earth berms
and block walls, shall be constructed, as necessary, to protect the
development from off-site flows:
h) A properly designed water system shall be constructed, which is
capable of providing required fire flow, perhaps looping or
extending beyond the phase boundaries.
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g)
i) Easements for any of the above and the installation of necessary
utilities shall be completed; and,
8. . Reguired Engineering Plans
a) A complete submittal for plan checking shall consist of street
improvement, sewer, storm drain, traffic signal, striping, lighting,
grading, on-site landscaping and irrigation, landscaping and
irrigation in the landscape maintenance district, and other plans as
required. Piecemeal submittal of various types of plans for the
same project will not be allowed.
The rough grading plan may be designed and submitted in
combination with the precise grading plan.
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b)
c) All public improvement plans submitted for plan check shall be
prepared on the City's standard 24" x 36" sheets. Grading and on-
site improvement plans shall be submitted on 24" x 36" sheets
unless otherwise approved by the City Engineer. A signature block
satisfactory to the City Engineer or his designee shall be provided.
d) After completion of plan checking, final mylar drawings, stamped
and signed by the Registered Civil Engineer in charge, shall be
submitted to the City Engineer for approval.
e)
Electronic files of all improvement plans/drawings shall be
submitted to the City Engineer. The files shall be compatible with
AutoCAD 2000, and shall be submitted at the same time the final
mylar drawings are submitted for approval.
Copies of the City's design policies and procedures and standard
drawings are available at the Public Works Counter for the cost of
reproduction. They are also available at no charge at the Public
Works Web Site
htto://www.ci.san-bernardino.ca.us/site/ow/default.htm
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b)
Perimeter walls shall be shown and detailed on the rough grading
plan and permitted as part of the rough grading of the site.
Landscape and irrigation plans for on-site landscaping and for the
landscape maintenance district shall be approved prior to issuance
of grading permits. Separate sets of landscape and irrigation plans
shall be submitted for landscaping and irrigation in the landscape
maintenance district
c)
Perimeter walls shall be installed and accepted prior to acceptance
of rough grading.
The Landscape Maintenance District shall be formed prior to
application for approval of the final subdivision map.
Perimeter walls and landscaping & irrigation in the landscape
maintenance district shall be installed prior to issuance of a building
permit.
d)
e)
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Project: 167 n..m"Md Residential Condominium Subdivision
Case No. TR 17372 &. DPIll 05-09
Page 12 of12
On-site landscaping (private areas) shall be installed and accepted
prior to release of gas utility and prior to final inspection.
g) The streets within any phase of the subdivision shall be base paved
(0.10 foot low) prior to delivery of construction materials to the site.
h) Prior to final inspection of the last three units in the tract (or phase).
the final lift of pavement shall be installed.
. i) Prior to final inspection and release of the last three units in the
tract (or phase), the pavement on the streets adjacent to the tract
shall be rehabilitated. The method and extent of rehabilitation shall
be determined at time of final inspection by the City Engineer.
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CITY OF SAN BERNARDINO. FIRE DEPARTMENT;--r /7:112-
STANDARD REQUIREMENTS eaH: -nP71l' C$oe1
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o
City of San Bernardino Public Services Department
Development Project Conditions of Approval
300 North 0 Street - 4th Floor
San Bernardino, CA 92418
Project Number: DP III 05-09 Project Planner: Aron Liang Review Date: 4.7.05
Project Description/Business Name: Rio Rancho
Project location/Address: On north side of 6th Street, 1/4 mile east of Sterling Service Account
Avenue.
Reviewed By: e-mail: Phone:
.. 909.384.5549 #3162
. Standard Development Requirements
Project shall meet all applicable Standard Development Requirements as attached.
. Integrated Waste Management Survey
Applicant shall submit an Integrated Waste Management Survey for each of the activities marked below
with the initial application to Planning for approval by the Public Services Department Refuse and Recycling
Division prior to issuance of permits for each activity.
The information contained in the Survey as well as any related comments and mitigation provided by Public
Services shall be summarized in the Initial Study and EIR if required for the project under CEQA.
0 Demolition & Site o Construction / Renovation o Business Operations or Event
Preparation
. Additional Requirements or Recommendations
o
MD/PS 6.27.2003
o
City of San Bernardino Public Services Department
Standard Development Requirements
300 North 0 Street - 4th Floor
San Bernardino, CA 92418
RESIDENTIAL TRACTS" LOTS
Collection Services
1. Residential refuse and recycling services are to be provided by the City of San Bernardino Refuse & Recycling
Division a minimum of once weekly.
2. The City shall provide upon request one set of a blue, green, and black 96 or 64-gallon automated service cart
to each single family unit, OR one set to every 2 units in multi-unit dwellings up to B units.
3. Commercial requirements shall apply to all multi-unit dwellings over 8 units, unless otherwise approved.
4. Nonresidential establishments such as small offices, shops, meeting halls, or churches, which generate 2 cubic
yards or less of non-bulky waste per week and are located on the same side of a residential block receiving
automated cart service shall meet residential rathenhan commercial requirements;
Automated Cart Storage" Access
Residential units shall construct a minimum 4 feet by 11 feet concrete pad located out of view of publiC right-
of-way for storage of each set of up to 4 automated carts. If visible from the public right-of-way, the storage
area shall be screened by landscaping, or masonry or solid wood fencing. SHOWUN GRADING .AND SITE PLANS.
6. The path of travel from the storage pad to street shall be continuously paved without step or curb with 4-foot
minimum gate openings in walls and fencing. The path of travel may include a paved driveway or patio area.
SHOW ON GRADING AND SITE PLANS.
Service Vehicle Access
7. Projects shall meet City Engineering vehicle access requirements on all streets within a residential tract. These
requirements shall not limit requirements for Fire vehicle access.
Curbside Service Area
B. A minimum 14-foot linear space on the street along the curb adjacent to the driveway of each residence must
be clear for automated service carts, with a minimum 2-foot setback and 13-foot vertical clearance of all
obstructions such as structures, fences, and raised landscaping.
Gated Access
9. Gated properties that are locked and unmanned on service days anytime between the hours of S AM and S PM
Monday through Saturday shall provide access code or key to Public Services.
c
MD/PS 6.27.2003
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
CITY OF SAN BERNARDINO
INITIAL STUDY FOR
Rancho Hacienda, Fidelity Homes, Ine.
PROJECT DESCRlPTlONILOCATION: The proposed project consists of an approximately 20.46
acre parcel which will be subdivided into 167 single-family residential lots in a gated community which
will incorporate the following amenities, a clubhouse and pool, and a central park for the community
residents which will feature lawn bowling, shuffle board, BBQ areas and a gazebo. The project will also
incorporate landscaping, a network ofIocal streets with private garage off-street parking and driveways.
Access to the required utilities will be provided. The project will take its main access off of 611t Street,
with a secondary access point provided off of Vine Street. The property is located northwest of the
intersection of 6th Street and McKinley Street. The property is to the north of the San Bernardino
International Airport. APN: 119-218-101. An aerial of the project site illustrates the project location,
proximity to airport and surrounding land uses (Figure I).
DATE:
June 13, 2005
Revised June 23, 2005
PREPARED FOR
Fidelity Homes. Inc.
1381 Warner Avenue, Suite B
Tustin, California 92780
PREPARED BY
Hogle-Ireland, Inc.
2825 E. Tahquitz Canyon Way, Suite 106
Palm Springs, California 92262
PREPARED FOR
City of San Bernardino
Development Service Department
300 North "0" Street
San Bernardino, CA 92418
(909) 384-5057
REVIEWED BY
Independently reviewed, analyzed and exercised jud
Development/Environmental Review Committee on
California Environmental
IS-I
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a
proposal must obtain discretionary approval from a governmental agency and is not exempt from
CEQA. The purpose of the Initial Study is to detennine whether or nor a proposal, not exempt from
CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR)
must be prepared.
1. Project Title: Rancho Hacienda
2. Lead Agency Name: City of San Bernardino
Address: 300 North "0" Street
San Bernardino, CA 92418
3. Contact Person: Aron Liang
Phone Number: (909) 384 - 5057
4. Project Location (AddresslNearest cross-streets): The subject property is located northwest of
the intersection of 6th Street and McKinley Street. The property is to the north of the San
Bernardino International Airport. APN: 119-218-101.
S. Project Sponsor:
Address:
Fidelity Homes, Inc.
1381 Warner Avenue, Suite B
Tustin, California 92780
6. General Plan Designation: RMH - Residential Medium High Density - 21 Units per acre.
7. Description of Project (Describe the whole action Involved, including, but not limited to. later
phases of the project and any secondary, support, or off-slte feature necessary for Its
implementation. Attach additional sheets, if necessary):
The project is a request to amend the City's existing Planned Residential Development (PRD)
Ordinance to include Residential - High (RH), Residential Medium (RM) anll Residential Medium
High (RMH) Multi-family zones. The proposed project is a condominium subdivision on a currently
vacant 20.46 acres to develop 167 homes and a central recreation area, at a density of 8.16 dwelling.
units to the acre. The proposal includes a dedicated community park and clubhouse at the center of
the gated community which will fulfill the IS percent open space requirement in this zone. Figure 1
shows an aerial photograph of the site and vicinity. A site plan that illustrates the proposed layout is
shown as Figure 2. Photographs of the site and vicinity follow Figure 2.
8. Surrounding Land Uses and Setting: Site Photographs 1 eft 2 located on page 15-6 illustrale existing
conditions on and adjacent to project site.
North:
South:
East:
Multi-Family Residential, San BemardinoIHighland City Limits
Vacant, Industrial Light (IL)
Vacant/Single Family Residential, Office Industrial Park (OIP), San
BernardinolHighland City Limits.
JS..2
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CITY OF SAN BERNARDINO
DEVELOP~ENTSERVICES
INITIAL STUDY
West:
Single FamilylMulti-Family Residential, San BemardinolHighland City Limits
9. Other agencies whose approval is required (e.g., permits, finance approval, or participation
agreement): City of Highland - Approval of an exit gate on Vine Street loeated within the City of
Highland.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
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VICINITY MAP
DECE.MBER 29 '04
IS-4
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
>-
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Figure 2
Preliminary Site Plan
IS-S
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Site Photo I. View from the northeast comer of the project site looking west from Cypress Street.
Existing single-family homes in the distance delineate the western border of the site.
c
Site Photo 2. View from the northeast comer of the site looking south. Row of vegetation delineates
the eastern boundary of the site. San Bernardino Airport to the south in the distance.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages.
0 Aesthetics 0 Agriculture Resources 0 Air Quality
0 Biological Resources 0 Cultural Resources B Geology I Soils
0 Hazards & Hazardous 0 Hydrology I Water Quality Land Use I Planning
Materials 0 Noise 0 Population I Housing
0 Mineral Resources 0 Recreation 0 Transportation I Traffic
0 Public Services 0 Mandatory Findings of
0 Utilities I Service Systems Significance
On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee frods:
o I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
IZI I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGA TNE DECLARATION will be
prepared.
o I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
o I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect I) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheeta. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
o I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the proposed project, nothing further is required.
~ ~. ~~t \ ~. ']~Cl;;-
Signature' Date \
p..,~~ l~1 +='\DEh~'\,~~ ~lD'~.
Printed Name For . \
15-7
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
-,
Sipificant
'-
Less Than
SipifiCIDI
Willi
Mitiplioa
IIICOIpOIalicm
No
Impocl
Less Than
Sipificlnt
1-
I. AESTHETICS - Would the project:
a) Have a substantial adverse effect on a scenic
vista as identified in the City's General Plan?
o
o
181
o
b) Substantially damage scenic resources,
including but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
o
o
181
o
c) Substantially degrade the existing visual
character of quality of the site and its
surroundings?
o
o
181
o
d) Create -a new source of substantial light or glare
which would adversely affect day or nighttime
vie)" in the area?
o
181
o
o
e) Other:
o
o
o
o
Discussion:
I. a-c) The project site is vacant and is not within an area identified as a significant scenic vista or
scenic highway. The property to the south of the site is vacant so views of the San Bernardino
Mountains would not be impacted by the project. There are no historic buildings, rock
outcroppings or scenic resources. Future residential development will be reviewed by the City
to ensure that the aesthetics and site design conform to the City's residential design standards.
Less than significant impacts are anticipated.
I. d) The site is located within an area with surrounding land use designations for single-family and
multiple-family residential development. Incremental increases oflight and glare will be created
by the proposed project through the installation of street lights and lights within and on the
exterior of the homes (when constructed) on the internal project parking areas. Each dwelling
unit will have its own two car garage that may be equipped with lights for security. Standard
conditions of approval for the project will ensure compliance with the City's Development Code
standards for light and glare as contained in Section 19.20 of the Development Code. Per the
Development Code no glare incidental to any use shall be visible beyond any boundary line of
the parcel and exterior lighting shall be energy-efficient and shielded or recessed so that direct
glare and reflections are contained within the boundaries of the parcel, and shall be directed
downward and away from adjoining properties and public rights-of-way. No lighting shall blink,
flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in
scale, intensity, and height to the use it is serving. Security lighting shall be provided at all
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
Discussion:
II a) The project site is currently vacant, is not located in an agriculture preserve or located within 300
feet of agriculturalIy zoned property. Despite the suitability of the soils for farming on the
property, urbanization in the community, high cost of water and pressures for additional
development severely constrain the viability of agriculture as a dominant land use. The
transition of agricultural uses to more urbanized uses is expected and is consistent with the
objectives of the General Plan. Therefore, no significant impacts are anticipated on agricultural
resources.
Less Than
Potentially Significant Less Than No
SignifJCanI With Significant .......
Impact Mitigation ImpICl
Incorporation
III. AIR QUALITY - Would the project:
a) Conflict with or obstruct implementation of the 0 0 0 181
applicable air quality plan? (South Coast Air
Basin)
b) Violate any air quality standard or contribute 0 181 0 0
substantialIy to an existing or projected air
quality violation based on the thresholds in the
SCAQMD's "CEQA Air Quality Handbook?"
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people based on the
information contained in Project Description
Form?
f) Other:
Less 'I1wI
P....tially Sipific:onl Less 'I1wI No
Sipifoc:ant Wilh Sipifoc:ant Impoct
ImpI<t Miliplion ImpaeI
IlICOf1lO'8tion
0 1:81 0 0
o
o
1:81
o
o
o
o
1:81
o
C!
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Discussion:
III a) The City of San Bernardino is located in the South Coast Air Basin (SCAB) which is part of the
South Coast Air Quality Management District (SCAQMD). It is the responsibility of the
SCAQMD to monitor emissions and ensure that these emissions are within State and Federal
acceptable levels for atmospheric pollutants. Pursuant to standards set forth by the U.S.
Environmental Protection Agency (EPA), California Air Resources Board and other local
agencies. The project is designated for multifamily use at up to 21 units to the acre or a total of
400 units. The proposed project is 167 residential units in a condominium subdivision and
requires a change in zoning and general plan designation to allow Planned Residential
Development. The proposed use is less intense than allowed under the existing designation. As
proposed the project does not include elements that would inhibit the implementation of the
SCAQMD air quality management plan because it would result in a lower number of dwelling
units than currently allowed under the City's General Plan. The project will have no impact on
the implementation of air quality management plans.
The San Bernardino Valley portion of the Southern California Air Basin (SCAB) is designated as
non-attainment basin for nitrogen dioxide. sulfates, particulate matter, and ozone. The criteria
pollutants identified in the SCAB that would be associated with the proposed project include:
III b)
Comoound:
. Ozone (03)
. Carbon Monoxide (CO)
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
. Nitrogen Dioxide (N02)
. Particulate Matter (PM1o)
. Sulfur Dioxide (S02)
. Reactive Organic Gases (RaG)
The project would contribute emissions of criteria pollutants in the basin through vehicular trips,
as well as through construction related vehicular trips and the potential for dust erosion during
construction and grading activities.
The SCAQMD "1993 CEQA Air Quality Handbook" established significance thresholds to
assess the regional impact of project related air pollutant emissions. Table I shows these
thresholds which are broken down into short-term construction and long-term operational
emissions. A project with daily emission rates below these thresholds are considered to have a
less than significant effect on regional air quality throughout the South Coast Air Basin.
Table 1
SCAQMD Retlional Pollutant Emission Thresholds ofSIRnlflcance
Pollutant Emissions (Ibs1day)
ROO NOx PMIO
75 100 150
55 55 150
Construction
Operation
CO
550
550
SOx
150
150
Construction Emissions
Construction grading and building emissions are estimated in Tables 2 and 3, respectively. The
following construction assumptions were made: Site grading/excavation approximately two-
month duration (two acres pare day); building construction approximately 12-month duration,
and sub-phase for paving approximately 0.5 month duration. Combined these phases would
result in a grading/construction schedule of approximately 14.5 months. Once construction is
complete and residences are occupied, emissions will be generated by energy utilized for
heating/cooling, cooking, as well as mobile emissions from vehicle trips.
The emissions calculations for the grading and construction phases include fugitive dust from
grading and exhaust emissions from on-site equipment and worker travel. Construction
emissions are calculated based on emissions per 1,000 square feet of project area. The fugitive
dust emissions are based on approximately 21 acres being graded over a two-month period, with
approximately two acres of grading per day. .
The proposed project was screened using the URBEMIS2oo2 emissions model. The criteria
pollutants screened for included reactive organic gases (RaG), nitrous oxides (NO.), carbon
monoxide (CO), and particulates (PM1o). Two of these, RaG and NO., are ozone precursors.
Construction emissions are screened and quantified to document the effectiveness of control
measures. The tables below show the construction emissions by activity. Activities would be
sequential rather than occurring simultaneously. For example, painting would not occur until
IS-II
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
after the homes were constructed and road paving would not occur until the end of the
construction period.
Table 2
Site Grading Emissions
(Pounds oer Davl
Source RaG NO. co PM..
FUllitive Dust 2.08
Off-Road Diesel 6.33 47.52 47.49 2.15
On-Road Diesel 0.0 0.0 0.0 0.0
Worker Trins 0.09 0.15 1.77 0.01
Totals IIbsldav\ 6.42 47.67 49.26 4.24
SCAOMD Threshold 75 100 550 150
Signlftcant No No No No
Source: URBEMIS2oo2. Hogle-Ireland, 2005
Table 3
Building Construction Emissions - Construction
Pounds ner Dav\
Source RaG NO. co PM..
BId" Const Off-Road Diesel 5.44 37.21 43.72 1.62
Bid" Const Worker Trios 2.13 3.60 42.82 0.20
Totals (Ibsldav\ 7.57 40.81 157.82 1.82
SCAOMD Threshold 75 100 550 150
SIgnificant No No No No
Source: URBEMIS2oo2, Hogle-Ireland, 2005
The Architectural coating portion of phase 3 Building COllstruction shows a ratio of 7 houses
painted a day for I month which would occur at the end of the construction schedule. See Table
3a. Paving would be the last phase of construction and would take approximately 2 weeks. See
table 3b.
Table 3a
Building Construction Emissions - Architectural Coatings
'Pounds ""r Dav\
Source RaG NO. CO PM..
Arch Coatin" Off-Gas 10.60 - - -
Arch Coatin" Worker TrillS 1.39 3.22 34.15 0.20
Totals (Ibsldavl 11.99 3.22 34.15 0.20
SCAOMD Threshold 75 100 550 150
Signlftcant No No No No
Source: URBEMIS2oo2, Hogle-lre1and, 2005
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Table 3b
Building Construction Emissions
!!,unds oer Dav)
Source ROG NO. CO PM..
Asphalt Off-Gas 2.00 - - -
Asphalt Off-Road Diesel 11.51 87.80 85.05 3.92
Asphalt On-Road Diesel 0.45 8.60 1.67 0.20
Asphalt Worker Trios 0.07 0.16 1.70 0.01
Totals tlbsldavl . 26.02 96.56 88.42 4.13
SCAQMD Threshold 75 100 550 150
SigDlOcaDt No No No No
Source: URBEMIS2oo2, Hogle-Ireland, 2005
Screening results of the project verify that short-term grading and construction emissions will not
exceed daily significance thresholds for criteria pollutants. Mitigation measures have been
incorporated into the model and are reflected in the daily emissions totals. These measures would
be typically included in the grading permit, and would minimize the project contribution to local
and regional emissions of criteria pollutants and minimize impacts to adjacent developments.
Operational Emissions
Operational emissions for a residential subdivision generally consist of emissions associated with
space and water heating, and miscellaneous uses such as gas barbeques, gas fire places, etc.
Emissions are also generated by vehicle trips to and from the subdivision. Table 4 shows
emission associated with the proposed project.
Source ROG NOx CO PM..
Area Source 8.44 3.49 1.48 0.01
Mobile Source 14.99 25.07 179.93 16.88
Totals
SCAQMD Threshold 55 55 550 150
Si ificance No No No No
Sou",e: URBEMIS 2002. Hogle-Ireland. 200S
Under operational conditions, the proposed project would not exceed the thresholds established
by the SCAQMD.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Mitigation Measures
In order to mitigate these potential impacts, the City requires the preparation and approval of
PMIO management plans, which shall be reviewed and approved by the Public Works Division.
. In addition, the project proponent shall incorporate the following Air Quality (AQ) mitigation
measures into the project and implement them in order to reduce potential impacts to a level of
less than significant.
AQ-l The project shall comply with the requirements of the SCAQMD Rules 402 and 403 for
fugitive dust, which requires the implementation of Reasonable Available Control
Measures (RACM) for all fugitive dust sources, and the Air Quality Management Plan
(AMCP). which identifies Best Available Control Measures (BACM) and Best Available
Control Technologies (BACT) for area sources and point sources, respectively.
AQ-2
a.
b.
0 c:
d.
e.
f.
g.
h.
I.
j.
AQ-3
AQ-4
0
The project proponent shall ensure that construction equipment shall be properly
maintained and serviced to minimize exhaust emissions.
The project proponent shall ensure that existing power sources are utilized where feasible
via temporary power poles to avoid on-site power generation.
The project proponent shall ensure that construction personnel be informed of ride
sharing and transit opportunities.
The project proponent shall ensure that any portion of the site to be graded shall be pre-
watered to a depth of three feet prior to the onset of grading activities.
The project proponent shall ensure that watering of the site or other soil stabilization
method shall be employed on an on-going basis after the initiation of any grading activity
on the site. Portions of the site that are actively being graded shall be watered regularly to
ensure that a crust is formed on the ground surface, and shall be watered at the end of
each workday.
The project proponent shall ensure that all disturbed areas are treated to prevent erosion
until the site is fully constructed.
The project proponent shall ensure that landscaped areas arc instalied as soon as possible
to reduce the potential for wind erosion.
The project proponent shall ensure that SCAQMD Rule 403 is adhered to, ensuring the .
clean up of construction-related dirt on approach routes to the site.
The project proponent shall ensure that all grading activities are suspended during first
and second stage ozone episodes or when winds exceed 2S miles per hour.
All buildings on the project site shall conform to energy use guidelines in Title 24 of the
California Administrative Code.
To reduce emissions all equipment used in grading and construction must be tuned and
maintained to the manufacturer's specification to maximize burning of vehicle fuel.
The residences shall be constructed to UBC standards for insulation of walls, roofs,
windows, etc. to minimize emissions from home heating and cooling.
18-14
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CITY OF SAN BERNARDINO
DEVELOP~ENTSERVlCES
INITIAL STUDY
AQ-S The residences should be built with natural gas fireplaces to reduce the criteria pollutant
emissions of wood smoke.
III c) As per the discussion for item "b" above, the project is in a non-attainment basin, but mitigation
measures are included that wiII reduce the potential impacts of the project to less than significant
levels during construction. Long term emissions would also be less than significant
III d) Some land uses and/or individuals are considered more sensitive to air pollution than others due
to the types of population groups and activities involved. Sensitive population groups include
children, the elderly, residential areas, and recreational land uses. The project site is located in
an area of predominately residential land uses. The short-term nature of the construction and the
size of the project site, wiII not cause sustained adverse impacts to local residents because
implementation of SCAQMD Rules 402 and 403 will reduce the amount of fugitive dust
generated. See the AQ mitigation measures above that wiII reduce the potential impact to a less
than significant level.
III e) The proposed project is a residential project and residents would not be likely to conduct any
activity that is known to cause objectionable odors. As an in fill type project the emissions of
construction related vehicles and the emissions of private vehicles associated with residential
communities wiII be similar to the like uses in the surrounding vicinity. No impact is anticipated
. in relation to objectionable odors.
Polentially
SiJllit'icant
Impact
Less Than
Significant
With
Mitigation
Incorporation
No
Impact
Less Than
SigniflClllt
Impact
IV. BIOLOGICAL RESOURCES - Would the
project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional . plans,
policies, or regulations, or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
o
o
~
o
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans.
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
o
o
o
~
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CITY OF SAN BERNARDINO
0 DEVELOPMENT SERVICES
INITIAL STUDY
c) Have a substantial adverse effect on federally 0 0 0 181
protected wetlands as defined by Section 404 of
the Clean Water Act (including. but not limited
to, marsh. vemal pool, coastal, etc.) through
direct removal. filling, hydrological
interruption. or other means?
d) Interfere substantially with the movement of 0 0 0 181
any native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors. or impede the use
of native wildlife nursery sites?
e) Conflict with the provisions of an adopted 0 0 0 181
Habitat Conservation Plan. Natural Community
Conservation Plan, or other approved local.
regional. or state habitat conservation plan?
t) Other: 0 0 0 0
0
o
IS-16
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Discussioll:
IV a) A Biological Assessment was perfonned by Pacific Southwest Biological Services, Inc. on
December 17,2004, which found that no sensitive species or habitats currently occur on the
site. Therefore in light of the infonnation contained in the biological assessment ,,,,,pared for
this project no impacts to biological resources are anticipated (See Figure 3 iIlustrating
vegetation on-site).
IV b) A biological assessment and was perfonned by Pacific Southwest Biological Services, Inc.,
which detennined that there are no federal or state wetlands, waters of the U.S., or streamS
occurring on the project site. Furthermore, the assessment determined that the soils mapped on
the property are not classified as hydric soils in the state of California.
IV c) A biological survey was perfonned by Pacific Southwest Biological Services, Inc., which
detennined that no significant impacts are anticipated to jurisdictional waters or wetlands.
IV d) Streets already exist along every boundary of the subject property. It is highly unlikely that
wildlife corridors exist within the vicinity of the project site due to the urbanized nature of the
site and the adjacent properties. No significant impacts are anticipated to wildlife corridors.
IV e) The project will not conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan. No significant impacts are anticipated.
Less Than
POIeIIliaUy Significant Less Than No
Sipificanl With Significant Impo<t
Impact Mitigation 1-
Incorporation
V. CULTURAL RESOURCES - Would the project:
a) Be developed in a sensitive archaeological area 0 0 0 181
as identified in the City's General Plan?
b) Cause a substantial adverse change in the 0 0 0 181
. significance of an archaeological resource
pursuant to ~15064.5 ofCEQA?
c) Cause a substantial adverse change in the 0 0 0 181
significance of a historical resource as defined
in ~15064.5 ofCEQA?
IS-17
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Figure 3 - Existing Conditions - Vegetation Types On-site.
UD I Fij,e/
.
,., .
- -. ""'\"
-
. .,
, " ,
. . .
.
- - . . ,
,. ,.
~ NNG
, , . - ..
... . - ,
" - ,. . . ,
. .
.
UD ..
'. ~. .;; .' 'i,. 3 V.onATION MAP
- .. , . .
- . i
. " -.._,~
. - 0 . . ,- . , UD , i
,. , ~'O.,_~ :1201Xll
UD '''':;.--:;'-'' '~2200:
. . . , te . . l.... -----
.SrerilflgViJlm
.- . . . . ,
- ~..,~ L~ .c.:..2..CWOf
~ ; '.7>r....
, . . ,- . , , , !
--
': :.:;::':."'::" ~"'~-.
. .. . .. " -. .
NNG .. . . t
. . . -
. I,~. .
. .~~ .
"
. PING' . . .
. . ,~'.., ,
. . . 0
. .
, f
. - ,. ., . . .. NNG N
" 1"= 111'
. ;:-
. . . . ,.
.- .t. 0 . -
. 70'''' ...
"-
, , . . .- - . , - - - - --
NNG UD
1S-18
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Site Photo 3. View of project site facing northeast from 61h Street, remnants of cattle feeding facility.
d) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
Less Than
Potentially Significant Less Than No
Significant With SigniflClftt ImpICl
Impact Mitiption Impact
0 IftCotion 0 ~
e) Disturb any human remains, including those
interred outside of formal cemeteries?
o
o
o
~
t) Other:
o
o
o
o
Discussion:
Va) The concrete fragments (shown in Site photograph 3) that remain on-site are remnants of an
old cattle feeding and watering facility. These fragments do not have any State or local
significance as an historical resource based on information contained in the City's General pIan
and a site reconnaissance performed January 6, 2004 by Soils Southwest, Inc. The project site
is not within an area of concern for archeological resources according to the City's General
Plan. An archeological records search was performed by Archaeological Associates on January
IS-19
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10
i
I
I
I
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
20,2005. The results of the records search verified the finding that there are no prehistoric or
historic archeological sites: no listed National Register of Historic Places (NRHP), California
Historic Landmarks (CHL), California Points of Historical Interest (CPHI) properties or
California Register of Historical Resources (CRHR). Additionally, historic maps were
reviewed to determine the date of previous development on the subject site. The conclusion of
this review was that the project site remained undeveloped through the 1940's. The concrete
remnants are probably the remains of the two structures that show up on the historic maps from
1954. Based on the information provided by Soils Southwest and the results of the records
search performed by Archeological Associated there are no impacts to archeological resources
that will result from the development of this project.
V b-e) There is no evidence of significant archaeological, historical or paleontological resources, or
human remains. No impacts on cultural resources are anticipated. However, in the unlikely
event that any cultural resource is unearthed, the following mitigation measure shall be
implemented:
CUL -1 If any artifact is uncovered during grading or construction, the contractor or site
superintendent shall immediately cease ground-disturbing activities and shall notify
the City and the San Bernardino County Museum to have a qualified archaeologist
and/or paleontologist evaluate the artifact and determine the appropriate course of
action. If any human remains are uncovered, the City, the County Museum and the
County Coroner shall be notified, and all activity at the site shall cease until the City
provides clearance to resume grading or construction activities.
VI. GEOLOGY AND SOILS - Would the project:
Less Than
pocentially Significant Less Than No
SignificaDt With Significant 1-
Impoct Mitiption Impoct
Incorporation
0 t8I 0 0
a) Involve earth movement (cut and/or fill) based
on information included in the Project
Description Form?
b) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death?
o
t8I
o
o
c) Be located within an Alquist-Priolo Earthquake
Fault Zone?
o
o
t8I
o
d) Result in substantial soil erosion or the loss of
topsoil?
e) Be located within an area subject to landslides,
mudslides, subsidence, or other similar hazards
as identified in the City's General Plan?
o
o
o
o
t8I
o
o
t8I
IS-20
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CITY OF SAN BERNARDINO
DEVELOP~ENT SERVICES
INITIAL STUDY
t) Be located within an area subject to liquefaction
as identified in the City's General Plan?
g) Modify any unique physical feature based on a
site survey/evaluation?
h) Result in erosion, dust, or unstable soil
conditions from excavation, grading, fill, or
other construction activities?
i) Other:
Las ThIll
_Iy si...r...... Las ThIll No
SiJlliflcant Wi1h Sipliflcant ....-
ImpIct Miliplioo ImpIct
In<orponIion
0 0 ~ 0
0 0 0 ~
0 ~ 0 0
o
o
o
o
Discussion:
VI a) As analyzed in the Report of Soils and Foundation Evaluations that was prepared by Soils
South~est, Inc, the soils encountered primarily consist of upper dry, loose, disturbed and
compressible slightly silty fine to medium coarse gravel sand with pebbles and scattered rocks
overlying damp to moist medium dense to dense, fine to course gravelly sand with cobbles. No
free groundwater was encountered. However based on USGS bulletin 1898, historical
groundwater is approximately 50 feet below the present grade surface.
The upper compressible soils described are considered unsuitable for directly supporting
structural footings and/or new fill soils without excessive differential settlement. In addition,
with the relatively high historical groundwater and the site being susceptible to earthquake
induced potential soils liquefaction; it is the opinion of the geologist that for structural support,
moderate site preparations and grading should be executed per mitigation measure GS-1.
G8-1 The site preparations are expected to include sub-excavations of upper existing loose and
compressed soils, followed by their replacement as engineered fills. A minimum of 90%
relative compaction for fills placed should be considered. Typical excavation and grading
techniques including over-excavation and compaction will be needed. The project
proponent shall, prior to the issuance of a grading permit, prepare and submit for review
and approval by the Development Services Department a detailed grading plan for the
project site. The plan shall be prepared in conformance to the applicable standards and
requirements of the City of San Bernardino Grading Ordinance and the Uniform Building
Code.
VI b) Soils Southwest, Inc. analyzed the site geology, faulting, seismic analysis, groundwater and
liquefaction, flooding and erosion, and slope stability. The site is not located in an Alquist-
Priolo zone. The nearest fault and Alquist-Priolo zone is approximately 2,000 feet to the
northeast, which is the San Bernardino segment of the San Andreas Fault. The Geotechnical
IS-21
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Investigation determined probable ground acceleration factors and indicated that the site is
included in Seismic Zone 4 according the 2001 California Building Code. With over-excavation
and compaction of building pad areas conventional foundations may be utilized. Less than
significant impacts are anticipated.
GS-2 For adequate support of all proposed structures, the design of footings and foundations
shall be in accordance with the regulations and recommendations as required by the State
of California in the California Building Code (CBC) and the geotechnical investigation
recommendations.
VI c) The nearest fault and Alquist-Priolo zone is approximately 3.9 miles northeast of the site, which
is the San Bernardino segment of the San Andreas Fault. The San Jacinto Fault is located
approximately 6 miles southwest of the site. The project site is not located within an AIquist-
Priolo Earthquake Fault Zone. No impact is anticipated.
VI d) The project scope of work includes the grading of 20.46 acres in order to prepare the site for
construction. Standards from the SCAQMD as well as the National Pollution Discharge
Elimination System (NPDES) require soil erosion control for both wind and water. Mitigation
measures included within the Air Quality section above, the Hydrology and Water Quality
section below, as well as within this section will reduce the potential impact from soil erosion to
a level ofless than significance.
VI e) The project site is not located in an area that is known to be susceptible to landslides, mudslides,
subsidence, or other similar hazards as identified by the General Plan. No impact is anticipated.
VI f) Liquefaction is caused by build-up of excess hydrostatic pressure in saturated cohesionless soils
due to cyclic stress generated by ground shaking during an earthquake. The significant factors on
which soil liquefaction potential depends are the soil type and density, intensity and duration of
earthquake and depth of groundwater. With the presence of underlying gravelly sandy soils with
cobbles and rocks, along with the absence of groundwater less that 50 feet below grade, potential
susceptibility to soil liquefaction is considered to be less than significant. .
VI g) No unique physical features were identified on the project site in the City's General Plan, or by
Soils Southwest, Inc. in their investigations. No significant impacts are anticipated.
VI h) The proposed project does have a potentially significant impact for erosion, dust or unstable soil
conditions during site grading and construction.
For erosion associated with storm events the project contractor will be required to adhere to the
requirements of the City of San Bernardino and to the National Pollutant Discharge Elimination
System (NPDES) through implementation of a storm water Pollution Prevention Plan (SWPPP).
The following mitigation measures will ensure that the project will have a less than significant
impact on erosion, dust and unstable soils during construction
15-22
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
GS-3
The project proponent shall, prior to the issuance of grading pennit, receive approval of
an erosion control plan and PM,o management plan from the Public Works Division of
the Development Services Department.
GS-4
An erosion control plan shall be prepared and implemented for the proposed project that
identifies specific erosion control measures to control on-site and off-site erosion from
the time of ground disturbing activities are initiated through grading completions. This
erosion control plan shall include the following measures at a minimum.
a. Specify the timing of grading and construction to minimize soil exposure to rainy periods
experienced in Southern California
b. An inspection and maintenance program shall be included to ensure that any erosion,
which does occur either on-site or off-site as a result of this project, will be corrected
through a remediation or restoration program within a specified time frame.
GS-S Prior to issuance of building permits, the applicant shall submit to the City Engineer for
approval, a Water Quality Management Plan (WQMP), including a project description
and identifying Best Management Practices (BMPs) that will be used on-site to reduce
pollutants into the storm drain system to the maximum extent practicable. The WQMP
shall identify the structura1 and non-structural measures consistent with the City's
adopted requirements.
POIeIIlially
Significant
Impact
Less Than
SigniflC&llt
With
Mitigation
lneorporalion
No
1_
Less Than
Sipificant
Impact
VII. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
o
o
o
181
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
o
o
o
181
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
o
o
o
181
IS-23
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
PoIcnliaIly
Sipificanl
Iq>ICl
Less Than
Sipificanl
Wilh
Miliption
~0lI
No
Jmpoct
Less Than
Sipificanl
Iq>ICl
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
o
o
o
181
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public
use airport, would the project result in a safety
hazard for people residing or working in the
project area?
o
o
o
181
f) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
o
o
o
181
g) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
o
o
o
181
h) Other:
o
o
o
o
Discussion:
VII a,c,d) The proposed project is a residential condominium subdivision and does not include a land use
that involves the use, manufacturing, storage or transport of hazardous or potentially hazardous
materials. The project site is not located on a site which is identified as a hazardous materials
site. No significant impacts are anticipated.
VII b) A visual survey of the site was conducted on December 23,2004. No drums, containers, fluids
or other evidence of hazardous materials were noted, and no impacts related to hazardous
materials are anticipated.
VII e) The project site is located within the San Bernardino International Airport Land Use Plan. The
San Bemardino Airport is located to the south of the project site. The San Bernardino
International Airport is part of the Inland Valley Development Agency (IVDA)/San Bernardino
International Airport Authority (SBIAA) which is a regional joint powers authority that is
responsible for overseeing the redevelopment of the Norton Air Force Base. The residential
uses are consistent with the type of development that is anticipated as part. of the San
15-24
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Bernardino International Airport Land Use Plan. No negative impacts are anticipated to result
from this type of development.
VII t) The proposed project will not impair implementation or interfere with an emergency response
or evacuation. The project plan includes adequate access to emergency vehicles and will be
subject to its own emergency preparedness plan. This would consist of a map showing points
of ingress and egress, where on-street parking is not allowed, and how circulation for
emergency vehicles would be provided. The plan is subject to review and approval by the City
Fire Marshall. No significant impacts are anticipated.
VII g) The surrounding development is anticipated to buffer the project site from wild land areas and
decrease the likelihood of wild land fire on the project site. There will not be an intermixture of
wild land and residential areas. The City Council adopted an ordinance in January 2004 (MC
1162) that established a Building Safety Enhancement Area (BSEA), which places additional
Fire protection standards of development on all new construction projects within the City.
With the implementation of the standards within the BSEA the potential impact from this
project in regards to exposure to fires will be lowered to a level ofless than significance.
Potemia1ly
Sisnificant
Impact
Less Than
Significant
With
Mitigation
Inc:orporation
No
ImpICI
Less Than
Signifieant
Impact
VIII. HYDROLOGY AND WATER QUALITY-
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
D
D
D
181
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop
to a level which would not support existing
land uses or planned uses for which permits
have been granted)?
D
D
D
181
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, in a manner which would result in
substantial erosion or siltation on- or off-site?
D
181
D
D
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
d) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or substantially increase the rate or
amount of surface runoff in a manner which
would result in flooding on- or off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted
runoff, such as from areas of material storage,
vehicle or equipment maintenance (including
washing or detailing), waste handling,
hazardous materials handling or storage,
d~livery areas, loading docks, or other outdoor
areas?
f) Otherwise substantially degrade water
quality?
g) Place housing within a IOO-year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect
flood flows?
i) Expose people or structures to a significant
risk of loss, injury, or death involving
flooding, including flooding as a result of the
failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
k) Other:
IS-26
..-oIly
Sipif.....
~
o
o
o
o
o
o
o
o
Less ThIll
SiJnilic:anl
Willi
Mitiplion
In<orporalion
~
~
~
o
o
o
o
o
Less ThIll
Sipifk:anl
ImpICI
o
o
o
o
o
o
o
o
No
bI1*l
o
o
o
~
~
~
~
o
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CITY OF SAN BERNARDINO
DEVELOP~ENTSERVICES
INITIAL STUDY
Discussion:
VIlLa. Grading activities associated with the construction period could result in a temporary increase in
the amount of suspended solids in surface flows during a concUJTellt storm event, thus resulting
in surface water quality impacts. The project site is larger than one acre and, therefore, is
required to comply with the National Pollutant Discharge Elimination System (NPDES) to
minimize water pollution. Development in the City of San Bernardino is subject to the State of
California's General Construction Permit under the federal NPDES. The Permit requires that any
development proposal that would disturb more than one acre is required to file a Notice of Intent
(NOl) and prepare and implement a Stormwater Pollution Prevention Plan (SWPPP) prior to
implementation of grading or other soil disturbing activities.
In addition, the project will result in changes in absorption rates and the rate and amount of
surface runoff from the project site due to the development of new roads, driveways, sidewalks
and rooftops. A Water Quality Management Plan (WQMP) that identifies how urban pollutants
will be handled must also be developed for the proposed project.
The following mitigation measures shall be implemented:
HW-l Prior to issuance of grading permits, the applicant shall prepare ;a Stormwater Pollution
. Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) in compliance with the
National Pollutant Discharge Elimination System (NPDES) General Construction Storm
Water Permit from the State Water Resources Control Board. Evidence that this has been
obtained (i.e., a copy of the Waste Discharger's Identification Number) shall be submitted
to the City for coverage under the NPDES General Construction Permit.
HW-2 Prior to issuance of building permits, the applicant shall submit to the City Engineer for
approval, a Water Quality Management Plan (WQMP), including a project description
and identifying Best Management Practices (BMPs) that will be used on-site to reduce
pollutants into the storm drain system to the maximum extent practicable. The WQMP
shall identify the structural and non-structural measures consistent with the City's
adopted requirements.
VIII b) The proposed project will result in the eventual construction of structures, streets, and
driveways on lands currently vacant. The amount of area available for percolation and drainage
will be affected by the proposed project. However, vacant parcels are not the source for
percolated water into an aquifer. Therefore, the proposed project will have a less than
significant impact on ground water recharge.
VIII c) The proposed project will alter the course of the existing drainage pattern on the site by creating
streets with curbs, gutters, and sidewalks, grading each lot to drain toward the street, and
generally controlling the surface drainage. The on-site drainage will be directed into existing
storm drain culvens. During construction erosion and siltation shall be regulated by the SWPPP.
Likewise, adherence to the requirements o.f the projects WQMP would control urban run off
from site. Therefore, the potential for erosion or siltation will be less than significant.
IS-27
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
VIII d) Project drainage design will ensure that increased surface runoff due to increased impervious
surface will be reduced to an insignificant level of flow before leaving the project site. Stonn
flows will be controlled to a level that does not cause any significant increases in runoff
downstream. The onsite facilities will be designed to control the increased runoff in a manner
that is consistent with the City of San Bernardino's General Plan's requirements for flood control
and the plans will be approved by the City Engineer to ensure compliance. There are also no
stream channels or river courses on-site or adjacent to the project site that would be altered by
the development of this project. Impacts to surface water runoff will be alleviated through
implementation good drainage design. Therefore, impacts to existing drainage and alteration of
water courses have been detennined to be less than significant.
VIII e) A Preliminary Drainage Report was prepared by Wilson, Mikami Corporation in April 2005.
The report presented the findings of a preliminary site analysis for existing and proposed
conditions for a lOO-year stonn event.
Currently the site drains in a westerly direction with stonn water exiting the site at two points, 6th
Street and 7'h Street. Values of peak loo-year stonn water flows at 7th Street are 17.5 cubic feet
per second (cfs) and are contributed from a 12-acres area of the site. The remaining
approximately 8.5 acres drain to 6th Street with peak loo-year stonn water flows of 10.4 cfs.
The proposed development would discharge flows to the same points with a separation ofstonn
water flows at 6th Street at two points: the existing south-westerly comer and the main entry.
The contributing area to 7th Street will be reduced to 11.4 acres and the area contributing to 6th
Street will be increased by 0.6 acres. The developed hydrology calculations contained in the
Preliminary Drainage Report and results show values of loo-year discharge to 7th Street to be
28.9 cfs. The 100-year discharge to 6'h Street would be 6.7 cfs at the south-westerly comer and
15.9 cfs at the entry. Street capacity calculations done for the proposed project show that both
6'h and 7th streets have capacity to handle the increased 100-year flows.
The WQMP will include best management practices that will alleviate the potential impact from
additional pollution in the run-off. Through implementation of the standard regulations as well
as the BMPs implemented on-site to control of urban pollutants will reduce the potential impact
for excessive and/or polluted run-off to a level of less than significance.
HW-3 The plans for landscaping shall include provisions for controlling and minimizing the
use of fertilizers/pesticideslherbicides. Areas landscaped shall be monitored and
maintained for at least two years to ensure adequate coverage and stable growth.
VIII t) None of the activities associated with residential uses generates substantial quantities of
pollutants that could degrade water quality. Further, the controls that must be implemented to
control surface water quality degradation will prevent the proposed project surface water runoff
from causing degradation of ground water quality downstream. No additional mitigation is
required based on the control of surface water quality to the perfonnance standard listed above.
IS-28
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
VIII g) The Flood Insurance Rate Maps (FIRM) indicates the project area as "Zone X - Areas
detennined to be outside 500-year floodplain." No impact is anticipated.
VIII h) As stated in item "f' above FIRM indicates the project area as "Zone X - Areas detennined to be
outside 500-year floodplain." No impact is anticipated.
VIII i) As stated in items "f' and "g" above FIRM indicates the project area as "Zone X - Areas
determined to be outside 500-year floodplain." No impact is anticipated.
VIII j) The pro~' ct site is not in proximity to any large bodies of water (i.e. ocean, lake, river, etc.) and
is not I ated in a flood plain. The closest ocean is over 45 miles away. No impact is
anticipat d.
P-ually
SipirlCln1
ImpICt
Less 11wI
Signifieam
WiIh
Mitiption
lncorpomion
Less 11wI
Sisni_
ImpICt
IX. LAND USE AND PLANNING - Would the
project:
a) Physically divide an established community?
o
o
o
o
o
~
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any
conservation plan or
conservation plan?
applicable habitat
natural community
o
o
o
d) Be developed within the Hillside Management
Overlay District?
o
o
o
e) Be developed within Foothill Fire Zones A, B,
or C as identified in the City's General Plan?
o
o
o
g) Other:
o
o
o
No
IDq*t
~
o
~
~
~
o
Discussion:
IX a) The proposed project will not disrupt or divide the physical arrangement of an established
community (including a low-income or minority community). The proposed project is located
on a site within an area that is zoned residential. Based on the existing residential uses in the
IS-29
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
vicinity, and potential future residential uses that will be consistent with the General Plan and
Zoning Map, the proposed project has no potential to disrupt or divide the physical arrangement
oCthe existing community. No mitigation is required.
IX b) The proposed project would not conflict with any applicable land use plan, policy, or regulation
of an agency with jurisdiction over the project. The project will require a General Plan
Amendment and a Zoning Ordinance change to allow for the Planned Residential Development
in the configuration and density proposed. The proposal is to subdivide the 20.46 acres which is
currently zoned as multi-family residential into 167 single-family detached condominium style
dwelling units. The density proposed would be less than the current allowable density of21 units
per acre for attached units. The density is in conformance with current zoning and general plan
designation; the detached nature of the project that is proposed is the only variation. The project
will consist of a one lot subdivision. Since the density is less than the maximum allowable the
impacts to land use is considered to be less than significant.
IX c) The project is not located within a wildlife conservation plan or natural community conservation
plan so it will not conflict with any applicable habitat conservation plan or natural community
conservation plan. The project is located within the San Bernardino International Airport Land..
Use Plan. Since this area is considered a redevelopment project area development is encouraged
and lISlticipated. The project site is located in a fairly urbanized region of the city and no
appropriate wildlife habitat exists adjacent to the site, therefore there are no impacts to habitat
conservation plans or natural communities as a result of the development of this project.
IX d) The project site is flat and not located within or adjacent to the Hillside Managernent Overlay
District, therefore there are no impacts to slopes associated with the development of this project.
IX e) The project site is not being developed within Foothill Fire Zones A, B, or C as identified in the
City's General Plan Figure 61 of the Wind and Fire Element, therefore there are no impacts to
fire hazards on-site.
IX f) The proposed project is located within the San Bernardino International Airport's area of
influence. The proposed development will not exceed 35 feet in height and therefore will not
interfere with airport operations. Impacts to airport operations will be less than significant.
IS-30
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Leu '!ban
PoIenliaIly Sipificanl Leu '!ban No
Sipificanl Widl SipiflCUl ......
IIllpICI Mitiplion 1-
Inc:orpcnIion
X. MINERAL RESOURCES - Would the project:
a) Result in the loss of availability of a known 0 0 0 181
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of a locally-important mineral 0 0 0 181
resource recovery site delineated on a local
general plan, specific plan or other land use
plan?
c) Be located in a Mineral Resource Zone as 0 0 0 181
adopted by the State Mining and Geology Board
and identified in the City's General Plan?
Discussion:
X a, b, c) In accordance with the San Bernardino General Plan, no significant mineral resources have
been identified in the vicinity of the project site. Mineral resources in the area consist of
aggregate material particularly standard gravel. These resources are being exploited locally
along the Santa Ana River and within several of its tributaries. Soils on the project site
consist of alluvial material, however the area is not located in a Mineral Resource Zone
according to Figure 42 of the San Bernardino General Plan Environmental Resources
Element. Therefore, no significant impacts to mineral resources are anticipated.
Potentially
Sipific:anl
Impact
Less Than
Significant
With
Mitigation
Inc:orponlion
No
Impoct
Leu '!ban
Significant
Impact
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
City's General Plan or Development Code, or
applicable standards of other agencies?
o
181
o
o
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
.....ThIn
I'acenIiaIIy Sipific:aat .....ThIn No
Sipificant Wilb Sipir.- ~
~ Miliplion Impocl
InCorponIion
b) Exposure of persons to or generation of 0 0 0 ~
excessive groundbome vibration or
groundboume noise levels?
d) A substantial temporary or periodic increase in 0 0 ~ 0
ambient noise levels in the project vicinity
above levels existing without the project?
e) For a project located within an airport land use 0 0 ~ 0
plan or Airport Influence Area, would the
project expose people residing or working in the
project area to excessive noise levels? 0 0 0 0
f) Other:
Discussion: .
XI a) The proposed project will consist of single-family residential dwellings; the noise associated
with the proposed use is expected to be well within the standards established in the General Plan.
However, short-term construction noise may affect adjacent residences during on-site
construction from equipment and vibration from excavation and grading. In order to ensure that
noise impacts associated with the construction are reduced to a less than significant level. the
applicant shall comply with the following mitigation measures.
N-t Construction-related activities may not occur between the hours of 8 PM and 7 AM. No
construction vehicles, equipment, or employees may be delivered to. or arrive at the
construction site before 7 AM or leave the site after 8 PM. Con~truction activities may
only occur Monday through Saturday, and is not permitted on state or federal holidays
either.
N-2 All construction vehicles shall have muffiers and be maintained in good operating order
. at all time.
N-3 All trucks waiting to be loaded or unloaded with construction material shall not be left to
idle for more than 10 minutes.
As shown in the aerial photograph (Figure I) the project site is adjacent to single-family and
multi-family residential uses to the east, north and west (between 7'" Street and Cypress Street).
To the west (south of the 7th Street neighborhood) and immediately south properties are
predominantly vacant. The aerial photograph shows industrial and light manufacturing uses
along 6'h Street between the project site and Roberts Street. A noise study was conducted for the
project by Davy & Associates, Inc, in December 2004 that showed that the dominant noise
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
sources in the area were from traffic along 61lt Street and that by 2014, CNEL at the south
property line would be 66.2 slightly above the 65 dB maximum standard for exterior noise and
21.2 dB above the 45 dB maximum standard for interior noise.
N-4 _ The noise engineer has recommended that all south, west and east facing windows and
glass doors should be glazed with STC 32 glazing that would reduce interior noise levels
by 30 dB. Recommendations for the construction of the homes as listed in the Noise
Study for the project are included here as foll~ws:
a. Roof ceiling construction shall be roofing on Y2 inch plywood. Batt insulation will be .
installed in joist spaces. The ceilings will be one layer of 5/8 inch gypsum board
nailed direct.
b. All exterior walls will be 2x4 studs on 16-inch center with Batt insulation in the stud
spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8-inch
gypsum board.
c. All south, west and east facing windows and glass doors shall be glazed with STC 32
glazing. STC 32 glazing can be provided with either Yo -inch laminated class or a
dual pane assembly with a Y2-inch airspace. In either case, the glazing supplier
should submit a test report documenting the STC 32 rating. The test report shall be
prepared in an independent, accredited testing laboratory in accordance with ASTM
E-90.
d. All other windows and glass doors may be standard glazing.
e. All entry doors shall be I Yo-inch solid core doors with weather stripping seals on the
sides and top. Glazing in entry doors shall not be accepted.
f. There shall be no mail slots in the entry doors.
g. Interior noise levels can be met with "windows closed". Therefore, the homes shall
be constructed with a heating and air-condition system to provide a habitable interior
environment.
In addition to Measure N-4 an additional measures shall be adopted to ensure that prospective
homebuyers are aware of the industrial uses located on the south side of61lt Street:
N-S The developer of the property shall ensure that new homeowners are aware of the
industrial uses located on the south side of 61lt Street by disclosing this information during
escrow.
XI b) As discussed in item "a" above the project itself should not have any impacts on the levels of
noise (including ground borne vibrations) due to its residential nature, however there may be
some excessive vibrations or noise levels during construction. With the proper mitigation as
indicated for item "a" the impact from ground borne vibrations should be less than significant.
XI c) The project is residential in nature. There will be an increase in noise levels during the day from
children playing and vehicle ingress and egress from the project area, but this increase is not
considered to be a substantial permanent increase in ambient noise. The project area is a
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
residential land use district; the noise generated by residential uses is expected within the area.
No impact is anticipated.
XI d) The residential nature of the project limits the temporary (other than during construction which is
addressed above) or periodic increase in ambient noise levels to the potential for having sirens
from emergency vehicles come into a developed area for emergency services. The noise
generated by emergency services is necessary to help save lives, and is expected to be infrequent
in residential neighborhoods. No impact is anticipated.
XI e) The project is located near The San Bernardino International Airport Influence Area.
Development of this type is anticipated and with the incorporation of insulation and other
building techniques the residents will not be adversely affected by ambient levels of airport
noise. Impacts due to airport noise will less than significant.
Potentially
Significant
Impact
Less Than
SipiflClnl
With
Mitiption
Incorporation
No
~
Less Than
Significant
Impact
XII. POPULATION AND HOUSING - Would the
project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
D
D
IZI
D
b) Remove eXlstmg housing and displace
substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
D
D
D
IZI
c) Other:
D
D'
D
D
Discussion:
XII a) The proposed project would add 167 new single-family units to the area with an overaIl density
of8.35 dweIling units per acre, which is less than the 21 dwelling units per acre allowed by the
General Plan. The project will require a General Plan Amendment and Zoning Ordinance to
allow the Planned Residential Development of detaChed single family homes in the cluster
design that is proposed for this project. The project site is already served by roads and other
infrastructure to which the proposed project wiIl connect. In a city that is over 50 square miles
and has a population of approximately 190,000, the subdivision of 20.46 acres and the addition
of 167 single-family residences is a relatively small project. The project is anticipated to have a
less than significant impact on inducing growth.
XII b) The project site is currently vacant so no existing residences will be removed, and no people
displaced. No impact is anticipated.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision
of new or physically altered governmental
facilities. need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service ratios, response times or other
performance objectives for any of the public
services:
Fire protection, including medical aid?
Police protection?
Schools?
Parks or other recreational facilities?
Other governmental services?
b) Other:
PGleaIiaIly
Sipi_
1-
Leu ThIn
Sipi_
With
Miliplioo
Incorpomion
No
1-
Leu ThIn
Sipificant
Impoct
o
o
~
o
o
o
o
o
o
o
o
o
o
o
o
o
~
~
~
~
~
o
o
o
o
o
o
o
Discussion:
XIII a) Fire ProtectionlMedicaI Aid: The project falls within the jurisdiction of the City of San
Bernardino Fire Department (SBFD). The SBFD is composed of a force adequate to provide
fire protection services for a population of more than 180,300 residents. The incremental
increase in demand for fire protection services generated by the construction of tbis project
is anticipated to be a less than significant impact. Payment of development impact fees will
help mitigate any impact.
Police Protection: The project falls within the jurisdiction of the City of San Bernardino
Police Department (SBPD). The SBPD is composed of a force adequate to provide law
enforcement services for a population of more than 180,300 residents. The incremental
increase in demand for law enforcement services generated by the construction of this
project is anticipated to be a less than significant impact. Payment of development impact
fees will help mitigate any impact.
Schools: The project site falls within the service area of the San Bernardino Unified School
district. The project's developer will be required to pay development impact fees to offset
the impact of the additional student population that will result from the development of this
project.
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DEVELOPMENT SERVICES
INITIAL STUDY
Parks and Other Recreational Facilities: The Parks, Recreation and Community Services
Department provides a diversified system of parks and recreational spaces for the residents of the
City. The proposed project includes the development of a central park element for the
communities' exclusive use. Incremental increase in the use of the existing public park network
is considered to be a less than significant impact.
Governmental Facilities: The existing public library network that services the City of San
Bernardino is adequate accommodate a population of more than 180,300 residents, development
of this residential project is anticipated to have a less than significant impact.
XIV. RECREATION
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would
oecur or be accelerated?
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
c) Other:
Pocentillly
Sipific:ant
1-
Less Than
Significant
With
Mitiplion
Incorporolion
No
/mpocI
Less Than
Signif.....
1-
o
o
i:8I
o
o
o
o
181
o
o
o
o
Discussion:
XIV a) Development of the proposed project will create an incremental increase in the demand for
govemmental and public services, which are anticipated by build out of the General Plan and
mitigated by the payment of development impact and school fees. A less than significant
impact is anticipated.
XV. TRANSPORTATIONrrRAFFIC - Would the
project:
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and
capacity of the street system (i.e., result in a
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
IS-36
Less Than
PoIentially Sipificant Less Than No
Signif)Clftt With Significant Impocl
1- Mitiption ImplCl
Incorporation
0 0 181 0
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
b) Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
designated roads or highways?
c) Result m a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
h) Other:
Less Than
I'oIenIiIIly SiFifocant Less Than No
Sipificant Wi'" Sipificant '-
ImpocI Mitiplion ImpocI
lncorpodIion 0
0 0 181
o
o
181
o
181
181
181
181
o
Discussion:
XV a, b) The proposed project consists of 167 new single family homes, which will incrementally
impact the area street system. As addressed by the Focused Traffic Impact Study for this
project, prepared by Clyde E. Sweet and Associates, the adjacent intersections will continue to
operate at acceptable levels of service through project build-ouL The proposed project will not
cause a change in level of service at any of the adjacent intersections. Less than significant
impacts or no impacts are anticipated.
o
o
o
XV c)
The proposed project will not affect air traffic patterns. No significant impacts are
anticipated.
o
o
o
o
o
o
o
o
o
XV d)
The project is being designed to meet all current City standards for street widths, comer radii,
intersection control, etc. No impact is anticipated.
o
o
o
XV e)
The proposed project will provide at least two means of access for each phase of the project.
No impact is anticipated.
IS-37
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XVf)
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Parking will be provided on-site for each individual home at the minimum rate of two interior
garage spaces plus driveway space for two additional vehicles. Many of the units are
proposed for two car garages. In addition, interior streets are designed to accommodate
curbside parking. No significant impact is anticipated.
The proposed residential project will not conflict with any adopted policies, plans, or
programs relating to alternative transportation. No significant impacts are anticipated.
XVI. UTILITIES AND SERVICE SYSTEMS-
Would the project:
a) Exceed wastewater treatment requirements of
the Santa Ana Regional Water Quality
Control Board?
b) Require or result in the construction of new
wa,ter or wastewater treatment facilities or
expansion of existing facilities, the
construction of which would cause significant
environmental effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of
existing facilities, the construction of which
could cause significant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
project's solid waste disposal needs?
IS-38
Potentially
SipiflWlt
1-
o
o
o
o
o
o
Less ThIn
Sipificant
With
Mitiprion
lncorpon.tion
Less ThIn
Significant
1-
o
~
o
o
o
~
o
~
o
o
o
o
No
1-
o
~
o
o
~
~
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Pocenlially sipirlClllt Less Than No
sipir.- With SiJnificanl ~
1- Mitiplioa 1-
IlIcorponIion 181
g) Comply with federal, state, and local statutes D D D
and regulations related to solid waste?
h) Other: D D D D
Discussion:
XVI a) The proposed project will result in the construction of 167 single-family residential dwelling
units. The City has a permit from the Santa Ana Regional Water Quality Control Board for all
wastewater generated within its boundaries. The City has planned for the development of the
project site as residential units, including wastewater. The current system for wasteWater will
be adequate to handle the increase expected from the 167 single-family residences. No
significant impact is anticipated.
XVI b) The proposed project will construct new water and waste water service facilities on the project
site to tie into the existing facilities. The existing facilities have adequate capacity to handle
the expected increase from the proposed development. The construction of the new facilities
shall. occur during the development of the project site and all related impacts to the
environment shall be mitigated along with the other impacts from the project construction.
Any impact to water and waste water facilities is anticipated to be less than significant.
XVI c) The proposed project will construct on-site storm water facilities and tie them into existing
facilities. All construction of the proposed storm water facilities shall occur during
development of the project. Any possible impacts from construction of the new storm water
facilities shall be mitigated along with the short-term construction impacts for the project (i.e.
noise, dust, etc.). Any impact to storm water facilities will be less than significant.
XVI d) The City of San Bernardino Municipal Water Department (SBMWD) provides water supply.
No impact to water distribution will result from the implementation of the proposed project.
XVI e) The site is within the City of San Bernardino sewage service area, which has adequate capacity
to service the proposed project. Appropriate Sewer Connection Fees will be required by the
Department of Public Works through standard conditions of approval. Any impacts to the
sewer system will be less than significant.
XVI f) The City of San Bernardino Public Services Department will provide solid waste disposal to
the project site after construction. The City uses one of three different County landfills in the
region for solid waste disposal. According to County Solid Waste Management Departm!'lll,
the existing landfills have the capacity to handle the increase expected by the proposed
development. Any impact is anticipated to be less than significant.
XVI g) The City of San Bernardino Public Service Department is subject to all federal, state, and local
statutes regarding solid waste disposal. The proposed project will utilize the services provided
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
by the City of San Bernardino and will be subject to the same regulations as is the City. No
impact is anticipated.
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE
a) Does the project have the potential to degrade
the quality of the environment, substantial1y
reduce the habitat ofa fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community,
reduce the number or restrict the range of a
rare or endangered plant or animal or
eliminate important examples of major
periods of California history or prehistory?
b) Does the project have impacts that are
individual1Y limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
POlelltially
Signifreanc
1-
o
o
D.
Las Than
Sipificant
With
Mitiption
Incorporation
o
o
o
Las Than
Significant
1-
181
181
o
No
Jmpoc:t
o
o
181
Discussion:
Based on the analysis contained in the forgoing initial study it can be determined that the proposed
project is consistent with the City of San Bernardino's General Plan. It can be implemented without
causing significant adverse environmental effects with implementation of mitigation measures outlined
above. The City will require the implementation of mitigation to ensure that potential1y significant
impacts do not occur to any of the following resource values or physical conditions that occur within the
proposed improvements area that have been identified above that will require mitigation. Some of the
potential1y significant impacts are temporary in nature as they are associated with the construction phase
only of the proposed project, including. Based on the data contained in this document and supporting
technical studies, the City proposes to issue a Notice of Intent to Adopt a Mitigated Negative
Declaration as the appropriate environmental determination to comply with the California
Environmental Quality Act.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
XVII a)
XVII b)
XVII b)
The project does not have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of major periods of California history or
prehistory.
The project does not have impacts that are individually limited or cumulatively
considerable. All development that is associated with this project is consistent with the
City's General Plan. Individually and cumulatively the impacts have be anticipated and
provided for in the City's General Plan.
The project does not have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly. Through mitigation all possible
adverse impacts can be reduced to a less than significant level.
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CITY OF SAN BERNARDINO
DEVELOPMENTSERVlCES
INITIAL STUDY
REFERENCES. The following references cited in the Initial Study are on file in the Development
Services Department.
I. City of San Bernardino General Plan
2. City of San Bernardino General Plan Land Use Plan/Zoning Districts Map
3. City of San Bernardino Development Code (Title 19 of the San Bernardino Municipal Code)
4. City of San Bernardino Historic Resources Reconnaissance Survey
5. Alquist-Priolo Earthquake Fault Zones Map
6. South Coast Air Quality Management District, CEQA Air Quality Handbook
7. Federal Emergency Managernent Agency, Flood Insurance Rate Maps
8. Public Works Standard Requirements - Water
9. Public Works Standard Requirements - Grading
10. Biological Assessment and Jurisdictional Delineation prepared by Pacific Southwest Biological
Services, Inc. dated December 17, 2004 .
II. Report of Soils and Foundation Evaluations Proposed 166-Unit High Density Residential Complex
SWC McKinley and Cypress Avenue, Highland California, prepared by Soils Southwest, Inc.
12. Focused Traffic Impact Study for a Tract on Parcel No. 1192-101-01 with 173 Single Family
Residential Units on 6111 Street Between Sterling and Victoria Avenues in the City of San Bernardino,
Prepared l;>y Clyde E. Sweet and Associates, dated December 10, 2004
13. Acoustical Analysis for San Bernardino Site, Davy and Associates dated December 17, 2004.
14. Draft Environmental Impact Report for the San Bernardino International Airport, dated November
1995
IS42
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RANCHO HACIENDA
MITIGATION MONITORINGIREPORTING PROGRAM
Tentative Tract Map No. 17372 and Development Permit m No. 05-09
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared to
implement the mitigation measures outlined in the Initial Study/Mitigated Negative
Declaration for the Rancho Hacienda Condominium Subdivision consisting of 167 single
family residences (overall density of 8.16 dwelling units per acre), and a central
recreation area consisting of a dedicated community park and clubhouse. This program
has been prepared in compliance with the California Environmental Quality Act (CEQA)
and the State and City of San Bernardino CEQA Guidelines.
CEQA Section 21081.6 requires adoption of a monitoring and/or reporting program for
those measures or conditions imposed on a project to mitigate or avoid adverse effects on
the environment. The law states that the monitoring or reporting program shall be
designed to ensure compliance during project implementation.
The MMRP contains the following elements:
1.
The mitigation measures are recorded with the action and procedure necessary to
ensure compliance. The program lists the mitigation measures identified in the
Initial Study.
A procedure for compliance and verification has been 'outlined for each
mandatory mitigation action. This procedure designates who will take action,
what action will be taken and when, and to whom and when compliance will be
reported.
The program contains a separate Mitigation Monitoring and Compliance Record
for each action. On each of these record sheets, the pertinent actions and dates
will be logged, and copies of permits, correspondence or other data relevant will
be retained by the City of San Bernardino. .
The program is designed to be flexible. As monitoring progresses, changes to
compliance procedures may be necessary based upon recommendations by those
responsible for the program. If changes are made, new monitoring compliance
procedures and records will be developed and incorporated into the MMRP.
2.
3.
4.
The individual measures and accompanying monitoring/reporting actions follow. They
are numbered in the same sequence as presented in the Initial Study.
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MITIGATION MEASURES
I. AIR QUALITY
The project would contribute emISSIons of criteria pollutants in the basin through
vehicular trips, as wen as through construction related vehicular trips and the potential for
dust erosion during construction and grading activities. In order to mitigate these
potential impacts, the City requires the preparation and approval of PMIO management
plans, which shall be reviewed and approved by the Public Works Division. In addition,
the project proponent shall incorporate the following Air Quality (AQ) mitigation
measures into the project and implement them in order to reduce potential impacts to a
level of less than significant.
AQ-l The project shall comply with the requirements of the SCAQMD Rule 403,
fugitive dust, which requires the implementation of Reasonable Available Control
Measures (RACM) for all fugitive dust sources, and the Air Quality Management
Plan (AMCP), which identifies Best Available Control Measures (BACM) and
Best Available Control Technologies (BACT) for area sources and point sources,
respectively.
AQ-2
a. The project proponent shall ensure that construction equipment shall be
properly maintained and serviced to minimize exhaust emissions.
b. The project proponent shall ensure that existing power sources are utilized
where feasible via temporary power poles to avoid on-site power generation.
c. The project proponent shall ensure that construction personnel be informed of
ride sharing and transit opportunities.
d. The project proponent shall ensure that any portion of the site to be graded
shall be pre-watered to a depth of three feet prior to the onset of grading
activities.
e. The project proponent shall ensure that watering of the site or other soil
stabilization method shall be employed on an on-going' basis after the.
initiation of any grading activity on the site. Portions of the site that are
actively being graded shall be watered regularly to ensure that a crust is
formed on the ground surface, and shall be watered at the end of each
workday.
f. The project proponent shall ensure that all disturbed areas are treated to
prevent erosion until the site is constructed upon.
g. The project proponent shall ensure that landscaped areas are installed as soon
as possible to reduce the potential for wind erosion.
h. The project proponent shall ensure that SCAQMD Rule 403 is adhered to,
insuring the clean up of construction-related dirt on approach routes to the
site.
i. The project proponent shall ensure that all grading activities are suspended
during first and second stage oZone episodes or when winds exceed 25 miles
per hour.
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J. All buildings on the project site shall conform to energy use guidelines in
Title 24 of the California Administrative Code.
AQ-3
To reduce emissions all equipment used in grading and construction must be
tuned and maintained to the manufactures specification to maximize burning of
vehicle fuel.
AQ-4 The residences shall be constructed to UBC standards for insulation of walls,
roofs, windows, etc. to minimize emissions from home heating and cooling.
AQ-5 The residences should be built with natural gas fireplaces to reduce the criteria
pollutant emissions of wood smoke.
IMPLEMENTATION AND VERIFICATION
Public Works staffshall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
o
DATE PREPARED:
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II.
CULTURAL RESOURCES
There is no evidence of significant archaeological, historical or paleontological resources,
or human remains. No impacts on cultural resources are anticipated. However, in the
unlikely event that any cultural resource is unearthed, the following mitigation measure
shall be implemented:
CUL -1 If any artifact is uncovered during grading or construction, the contractor or site
superintendent shall immediately cease ground-disturbing activities and shall
notify the City and the San Bernardino County Museum to have a qualified
archaeologist and/or paleontologist evaluate the artifact and determine the
appropriate course of action. If any human remains are uncovered, the City, the
County Museum and the County Coroner shall be notified, and all activity at
the site shall cease until the City provides clearance to resume grading or
construction activities.
IMPLEMENTATION AND VERIFICATION
Planning staff shall be contacted by the construction manager who will coordinate
notification of the San Bernardino County Museum and/or County Coroner.
COMPLIANCE RECORD
o When Required: The verification shall occur prior to recommencement of grading
activity in the vicinity of the site where the artifact or human remains was found.
o
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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III. EARTH RESOURCES
As analyzed in the Report of Soils and Foundation Evaluations that was prepared by Soils
Southwest, Inc, the soils encountered primarily consist of upper dry, loose, disturbed and
compressible slightly silty fine to medium coarse gravel sand with pebbles and scattered
rocks overlying damp to moist medium dense to dense, tine to course gravelly sand with
cobbles. No free groundwater was encountered. However based on USGS bulletin l898~
historical groundwater is approximately 50 feet below the present grade surface.
The upper compressible soils described are considered unsuitable for directly supporting
structural footings and/or new fill soils without excessive differential settlement. In
addition, with the relatively high historical groundwater and the site being susceptible to
earthquake induced potential soils liquefaction; it is the opinion of the geologist that for
structural support, moderate site preparations and grading should be executed per
mitigation measure GS-I.
GS-I The site preparations are expected to include sub-excavations of upper existing
loose and compressed soils, followed by their replacement as engineered fills. A
minimum of 90"10 relative compaction for fills placed should be considered.
Typical excavation and grading techniques including over-excavation and
compaction will be needed. The project proponent shall, prior to the issuance of a
grading permit, prepare and submit for review and approval by the Development
Services Department a detailed grading plan for the project site. The plan shall be
prepared in conformance to the applicable standards and requirements of the City
of San Bernardino Grading Ordinance and the Uniform Building Code.
IMPLEMENTATION AND VERIFICATION
Public Works staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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III. EARTH RESOURCES
Soils Southwest, Inc. analyzed the site geology, faulting, seismic analysis, groundwater
and liquefaction, flooding and erosion, and slope stability. The site is not located in an
Alquist-Priolo zone. The nearest fault and Alquist-Priolo zone is approximately 2,000
feet to the northeast, which is the San Bernardino segment of the San Andieas Fault. The
Geotechnical Investigation detennined probable ground acceleration factors and indicated
that the site is included in Seismic Zone 4 according the 2001 California Building Code.
With over-excavation and compaction of building pad areas conventional foundations
may be utilized. Less than significant impacts are anticipated.
GS-2 For adequate support of all proposed structures, the design of footings and
foundations shall be in accordance with the regulations and recommendations as
required by the State of California in the California Building Code (CBe) and the
geotechnical investigation recommendations.
IMPLEMENTATION AND VERIFICATION
Public Wodes staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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III. EARTH RESOURCES
For erosion associated with storm events the project contractor will be required to' adhere
to the requirements of the City of San Bernardino and to the National Pollutant Discharge
Elimination System (NPDES) through implementation of a storm water Pollution
Prevention Plan (SWPPP). The following mitigation measures will ensure that the
project will have a less than significant impact on erosion, dust and unstable soils during
construction.
GS-3
The project proponent shall, prior to the issuance of grading permit, receive
approval of an erosion control plan and PMIO management plan from the Public
Works Division of the Development Services Department.
GS-4
An erosion control plan shall be prepared and implemented for the proposed
project that identifies specific erosion control measures to control on-site and off-
site erosion from the time of ground disturbing activities are initiated through
grading completions. This erosion control plan shall include the following
measures at a minimum.
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a. Specify the timing of grading and construction to minimize soil exposure to
rainy periods experienced in Southern California.
b. An inspection and maintenance program shall be included to ensure that any
erosion, which does occur either on-site or off-site as a result of this project,
will be corrected through a remediation or restoration program within a
specified time frame.
GS-S
Prior to issuance of building permits, the applicant shall submit to the City
Engineer for approval, a Water Quality Management Plan (WQMP), including a
project description and identifying Best Management Practices (BMPs) that will
be used on-site to reduce pollutants into the storm drain system to the maximum
extent practicable. The WQMP shall identify the structural and non-structural
measures consistent with the City's adopted require~ents.
IMPLEMENTATION AND VERIFICATION
Public Works and Planning staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
o DATE PREPARED:
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IV.
HYDROLOGY AND WATER QUALITY
Grading activities associated with the construction period could result in a temporary
increase in the amount of suspended solids in surface flows during a concurrent storm
event, thus resulting in surface water quality impacts. The project site is larger than one
acre and, therefore, is required to comply with the National Pollutant Discharge
Elimination System (NPDES) to minimize water pollution. Development in the City of
San Bernardino is subject to the State of Cali fomi a's General Construction Permit under
the federal NPDES. The Permit requires that any development proposal that would
disturb more than one acre is required to file a Notice of Intent (NO!) and prepare and
implement a Stormwater Pol1ution Prevention Plan (SWPPP) prior to implementation of
grading or other soil disturbing activities.
In addition, the project will result in changes in absorption rates and the rate and amount
of surface runoff from the project site due to the development of new roads, driveways,
sidewalks and rooftops. A Water Quality Management Plan (WQMP) that identifies how
urban pol1utants will be handled must also be developed for the proposed project.
The following mitigation measures shall be implemented:
HW-l Prior to issuance of grading permits, the applicant shall prepare a Stormwater
Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NO!) in
.compliance with the National Pollutant Discharge Elimination System (NPDES)
General Construction Storm Water Permit from the State Water Resources
Control Board. Evidence that this has been obtained (i.e., a copy of the Waste
Discharger's Identification Number) shal1 be submitted to the City for coverage
under the NPDES General Construction Permit.
HW-2 Prior to issuance of building permits, the applicant shall submit to the City
Engineer for approval, a Water Quality Management Plan (WQMP), including a
project description and identifying Best Management Practices (BMPs) that will
be used on-site to reduce pol1utants into the storm drain system to the maximum
extent practicable. The WQMP shal1 identify the structural lIIid non-structural
measures consistent with the City's adopted requirements.
IMPLEMENTATION AND VERIFICATION
Public Works staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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IV.
HYDROLOGY AND WATER OUALITY
The proposed development would discharge flows to the same points with a separation of
storm water flows at 6th Street at two ~ints: the existing south-westerly comer and the
main entry. The contributing area to 7 Street will be reduced to 11.4 acres and the area
contributing to 6th Street will be increased by 0.6 acres. The developed hydrology
calculations contained in the Preliminary Drainage Report and results show values of
lOO-year discharge to 7th Street to be 28.9 cfs. The lOO-year discharge to 6th Street would
be 6.7 cfs at the south-westerly comer and 15.9 cfs at the entry. Street capacity
calculations done for the proposed project show that both 6th and 7th streets have capacity
to handle the increased lOO-year flows.
The WQMP will include best management practices that will alleviate the potential
impact from additional pollution in the run-off. Through implementation of the standard
regulations as well as the BMPs implemented on-site to control of urban pollutants will
reduce the potential impact for excessive and/or polluted run-off to a level of less than
significance.
HW-3 The plans for landscaping shall include provisions for controlling and
minimizing the use of fertilizers/pesticideslherbicides. Areas landscaped shall be
monitored and maintained for at least two years to ensure adequate coverage and
stable growth.
IMPLEMENTATION AND VERIFICATION
Public Works staff shall review this development project.
COMPLIANCE RECORD .
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DA TE PREPARED:
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V.
NOISE
The proposed project will consist of single-family residential dwellings; the noise
associated with the proposed use is expected to be welI within the standards established
in the General Plan. However, short-tenn consttuction noise may affect adjacent
residences during on-site construction from equipment and vibration from excavation and
grading. In order to ensure that noise impacts associated with the construction are
reduced to a less than significant level, the applicant shalI comply with the folIowing
mitigation measures.
N-t Construction-related activities may not occur between the hours of 8 PM and 7
AM. No construction vehicles, equipment, or employees may be delivered to, or
arrive at the construction site before 7 AM or leave the site after 8 PM.
Construction activities may only occur Monday through Saturday, and is not
permitted on state or federal holidays either.
N-2 All construction vehicles shall have mufflers and be maintained in good operating
order at all time.
N-3 All trucks waiting to be loaded or unloaded with construction material shall not be
left to idle for more than to minutes.
IMPLEMENTATION AND VERIFICATION
Public Works staff shall review this development project.
COMPLIANCE RECORD
When Required: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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IV. NOISE
A noise study was conducted for the project by Davy & Associates; Inc, in December
2004 that showed that the dominant noise sources in the area were from traffic along 61h
Street and that by 2014, CNEL at the south propertyline would be 66.2 slightly above the
65 dB maximum standard for exterior noise and 21.2 dB above the 45 dB maximum
standard for interior noise.
N-4 _ The noise engineer has recommended that all south, west and east facing windows
and glass doors should be glazed with STC 32 glazing that would reduce interior
noise levels by 30 dB. Recommendations for the construction of the homes as
listed in the Noise Study for the project are included here as follows:
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a. Roof ceiling construction shall be roofmg on Yo inch plywood. Batt insulation
will be instaned in joist spaces. The ceilings will be one layer of 5/8 inch
gypsum board nailed direct.
b. An exterior walls will be 2x4 studs on 16-inch center with Batt insulation in
the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will
be S/8-inch gypsum board.
c. An south, west and east facing windows and glass doors shan be glazed with
STC 32 glazing. STC 32 glazing can be provided with either V. -inch
laminated class or a dual pane assembly with a Yo-inch airspace. In either case,
the glazing supplier should submit a test report documenting the STC 32 rating.
The test report shan be prepared in an independent, accredited testing
laboratory in accordance with ASTM E-90.
d. An other windows and glass doors may be standard glazing.
e. An entry doors shan be I %-inch solid core doors with weather stripping seals
on the sides and top. Glazing in entry doors shan not be accepted.
f. There shan be no mail slots in the entry doors.
g. Interior noise levels can be met with ''windows closed". Therefore, the homes
shan be constructed with a heating and air-condition system to provide a
habitable interior environment.
In addition to Measure N-4 an additional measures shall be adopted to ensure that
prospective homebuyers are aware of the industrial uses located on the south side of 61h
Street:
N-S The developer of the property shan ensure that new homeowners are aware of the
industrial uses located on the south side of 6t1r Street by disclosing this
information during escrow.
IMPLEMENTATION AND VERIFICATION
Public. Works staff shan review this development project.
o COMPLIANCE RECORD
When Required: The verification shan be completed prior to project approval.
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DATE PREPARED:
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1
2
3
4
5
6
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING
CHAPTER 19.04 (RESIDENTIAL DISTRICTS), SECTION 19.04.030 (2) (N) OF THE
SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO
PLANNED RESIDENTIAL DEVELOPMENT I SMALL LOT SUBDIVISIONS
REQUIREMENTS.
THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO
DO ORDAIN AS FOLLOWS:
7
8
9 Development/Small Lot Subdivisions, of the Municipal Code (Development Code) is amended
SECTION I.
Chapter 19.04, Section 19.04.030 (2) (N), Planned Residential
10 to allow planned residential developments within the RM, Residential Medium, RMH, Residential
11
12
Medium High and RH, Residential High land use districts, in addition to Residential Urban (RU-l and
RU-2) land use districts, as shown in Attachment I attached hereto and incorporated herein by
13
reference.
14
15
16
17
18
SECTION 2. Severability. In the event that any provision of this Ordinance, or any part
thereof, or any application thereof to any person or circumstance, is for any reason held to be
unconstitutional or otherwise invalid or ineffective by any court of competent jurisdiction on its
face or as applied, such holding shall not affect the validity or effectiveness of any of the
19 remaining provisions of this Ordinance, or any part thereof, or any application thereof to any
20
21
22
23
24
25
26
27
28
person or circumstance or of said provision as applied to any other person or circumstance. It is
hereby declared to be the legislative intent of the City that this Ordinance would have been
adopted had such unconstitutional, invalid, or ineffective provision not been included herein.
IIII
IIII
IIII
V(o.Sd
II/V/C6
I
1
AN ORDINANCE OF THE CITY OF SAN BERNARDINO CHAPTER 19.04
2 (RESIDENTIAL DISTRICTS), SECTION 19.04.030 (2) (N) OF THE SAN BERNARDINO
MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO PLANNED
3 RESIDENTIAL DEVELOPMENT/SMALL LOT SUBDIVISIONS REQUIREMENTS.
4
5
Common Council of the City of San Bernardino at a
6
7
I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and
meeting thereof, held
on the
day of
, 2005, by the following vote to wit:
8 Council Members:
9 ESTRADA
10 LONGVILLE
11 MC GINNIS
12 DERRY
AYES
NAYS
ABSTAIN
ABSENT
13
14
15
KELLEY
JOHNSON
16 MCCAMMACK
17
18
19
City Clerk
The foregoing ordinance is hereby approved this _day of
2005.
20
21 JUDITH V ALLES, Mayor
City of San Bernardino
22
23 Approved as to form
and legal content:
24
JAMES F. PENMAN
25 City AjUey
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26 By:
27 III
28 III
2
ATTACHMENT 1
CHAPTER 19.04
RESIDENTIAL DISTRICTS
Section 19.04.030(2)(N), is amended to read:
N.
PLANNED RESIDENTIAL
SUBDIVISIONS
DEVELOPMENT/SMALL
LOT
Planned Residential Development (PRD) including Clustered Subdivision and
Small Lot Divisions are permitted in Residential Urban (RU-l and RU-2),
Residential Medium (RM), Residential Medium HiJ!;h (RMH), and Residential
HiJ!;h (RH) land use districts subject to Development Permit review. Attached
and detached single-family dwelling units are permitted. The purpose of
allowing these types of developments is to promote residential amenities beyond
those expected in conventional residential developments, to achieve greater
flexibility in design, to encourage well planned neighborhood through creative
and imaginative planning as a unit, to provide for appropriate use of land which
is sufficiently unique in its physiCl!! characteristics or other circumstances to
warrant special methods of development, to reduce development problems in
hillside areas and to preserve areas of natural scenic beauty through the
encouragement of integrated planning and design.
1. Density
The underlying residential land use district or the Hillside Management
Overlay District shall determine the maximum number of dwelling units
allowed in a PRD or Small Lot Subdivision. Where a parcel or parcels
have more than one land use district, the maximum number of dwelling
units shall be determined by adding together the allowable density for
each land use district area. Density transfer throughout the PRD project
area is permitted for the promotion of clustering units in those areas
suited to development, and thus preserving the open space and natural
features of the site. (See Hillside Management Overlay District for
restrictions to on-site density transfer.)
2. Minimum Lot Size
The minimum lot size for a detached single-family unit in a Small Lot
Subdivision shall be 5,000 square feet. PRD's may create lot sizes to
accommodate the creation of attached single-family dwelling units or
Clustered Subdivisions.
3. Site Covera2e
Structures shall not occupy more than 40% of the gross site area.
4. Structure Hei2ht/Number of Attached Dwellin2 Units
Detached single-family structures shall not exceed 2'h stories, or 35 feet.
Attached single-family structures shall not exceed 3 stories or 42 feet.
The maximum average number of single-family units attached in any
manner to form a single structure shall be 6.
5. Setbacks
The minimum front, rear, and side structural setback from the project
perimeter boundary shall be 15 feet. The minimum dwelling unit side
structural setback from other dwelling unit structures is 15 feet plus 1
foot for each 15 feet of structure length. In small lot subdivisions the
minimum side setback is 5--feet with a 15-foot minimum dwelling unit
separation.
6. Open Space
All Planned Residential Developments with 12 or more dwelling units
shall provide 30% useable open space for passive and active recreational
uses. Planned Residential Development consisting of single-family
detached units may provide 15 % useable open space in lieu of the
required 30 % .
Useable open space areas shall not include: right-of-way; vehicle parking
areas; areas adjacent to or between any structures less than 15 feet apart;
setbacks; patios and private yards; or, slope areas greater than 8 percent.
Slopes greater than 8 percent may be approved in the Hillside
Management Overlay District by the Director as useable open space.
MC 1178 9/16/04
7. ~enities
All Planned Residential Developments shall provide recreational
amenities within the site which may include: a swimming pool; spa;
clubhouse; tot lot with play equipment; picnic shelter - barbecue area;
court game facilities such as tennis, basketball, or racquetball; improved
softball or baseball fields; or, day care facilities. The type of amenities
shall be approved by the Director and provided according to the
following schedule:
Units
0-11
12-50
51-100
101-200
201-300
Amenities
o
1
2
3
4
Add 1 amenity for each 100 additional units or fraction thereof.
8. Private Streets
Private streets shall be permitted when there is a homeowner's
association established to maintain them. The streets shall be built to
standards and specifications for public works construction.
9. Maintenance and Completion of Open Space. ~enities.
Landscapin2. and Manufactured Slopes
No lot or dwelling unit in the development shall be sold unless a
corporation, homeowner's association, assessment district or other
approved appropriate entity has been legally formed with the right to
assess all those properties which are jointly owned or benefited to
operate and maintain all of the mutually available features of the
development including, but not limited to, open space, amenities,
landscaping or slope maintenance landscaping (which may be on private
lots adjacent to street rights-of-way). Conditions, Covenants, and
Restrictions (CC&R's) may be developed and recorded for the
development subject to the review and approval of the City Attorney.
The recorded CC&R' s shall permit the enforcement by the City, if
required. No lot or dwelling unit shall be sold unless all approved and
required open space, amenities, landscaping, or other improvements, or
approved phase thereof, have been completed or completion is assured
by a financing guarantee method approved by the City Engineer.
10. Fire Department Standard
All parts of the structures shall be within 150 feet of paved access for
single-story and 50 feet for multi-story.
11. Residential Specific Standards
In addition to the PRD development requirements, the following specific
standards contained within this chapter shall apply:
a. Day care facilities
b. Golf courses and related facilities
c. Guest house
d. Lighting
e. Minimum room size
f. Minimum dwelling size
g. Mobile home and manufactured housing
h. Mobile home park or subdivision
i. Recreational vehicle storage