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ORIGINAL
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: James Funk, Director
Dept: Development Services
Subject: General Plan Amendment No. 05-09
and Conditional Use Permit No. 05-10 - To
change the land use designation of
approximately 7.6 acres from RL, Residential
Low, to CG-3, Commercial General University
Village land use district and construct a multi-
tenant commercial shopping center. The
project site is located at the northwest comer
of University Parkway and Northpark
Boulevard.
Date: August 15, 2005
MCC Date: September 6,2005
Synopsis of Previous Council Action:
None
Recommended Motion:
That the hearing be closed and that the Mayor and Common Council:
1) Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan,
2) Adopt the Resolution, and;
3) Approve Conditional Use Permit No. 05-10 based upon the Findings of Fact contained in the
Planning Commission Staff Report and subject to the Conditions of Approval (Attachment
C) and Standard Requirements (Attachment D).
VtdMLut.{tU- 1fvJF-
James Fud
Contact Person:
Awn Liang, Senior Planner
Phone:
384-5057
Supporting data attached: Staff Report
Ward:
5
FUNDING REQUIREMENTS:
Amount: N/A
Source: (AceL No.)
Finance:
Council Notes:
~()j
Agenda Item No. ./)
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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: General Plan Amendment No. 05-09 and Conditional Use Permit No. 05-10
OWNER/ APPLICANT:
University Park, LLC
101 Main Street, Suite A
Seal Beach, CA 90740
(562) 430-0503
BACKGROUND
The applicant requests that the Mayor and Common Council approve General Plan Amendment
No. 05-09 to change the land use designation of approximately 7.6 acres from RL, Residential
Low, to CG-3, Commercial General University Village and approve Conditional Use Permit No.
05-10 to construct a multi-tenant commercial shopping center. The project site is located at the
northwest comer of University Parkway and Northpark Boulevard (Exhibit 1). Please refer to the
Planning Commission Staff Report for additional discussion (Exhibit 2).
Specifically, this amendment will enable property owners to make use of the site to provide
retail commercial development along the University Parkway corridor that is developing with
commercial uses. Due to its proximity to the Campus Crossroads development and the
California State University of San Bernardino campus, the proposed project will provide
complementary commercial services needed in this area.
At their meeting of July 19, 2005, the Planning Commission opened the public hearing and
received public testimony on this matter. After a brief discussion, the Planning Commission
made a motion to recommend approval of General Plan Amendment No. 05-09 and
Conditional Use Permit No. 05-10. Commissioners Brown, Coute, Durr, Heasley, Morris,
and Sauerbrun voted 6 to 0 in support of the proposals. Commissioners Enciso and Powell were
absent.
FINANCIAL IMPACT
None. The applicant paid the General Plan Amendment and Conditional Use Permit filing fees.
RECOMMENDATION
That the hearing be closed and that the Mayor and Common Council:
1) Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan,
2) Adopt the Resolution, and;
3) Approve Conditional Use Permit No. 05-10 based upon the Findings of Fact contained in the
Planning Commission Staff Report and subject to the Conditions of Approval (Attachment
C) and Standard Requirements (Attachment D).
EXHIBITS
1. Location Map
2. Planning Commission Staff Report dated July 19, 2005
3. Resolution
EXHIBIT 1
CITY OF SAN BERNARDINO PROJECT: GPA 05-09
PLANNING DIVISION CUP 05-10
LOCATION MAP
LAND USE DISTRICTS HEARING DATE: 7/19/05
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EXHIBIT 2
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
AGENDA ITEM:
HEARING DATE:
WARD:
General Plan Amendment No. 05-09 & Conditional Use Permit No. 05-10
4
July 19, 2005
5
OWNER:
University Park, LLC
10 I Main Street, Suite A
Seal Beach, CA 90740
562.430.0503
APPLICANT:
Chuck Diamond
Watson & Associates
101 Main Street, Suite A
Seal Beach, CA 90740
562.430.0503
REQUEST/LOCATION:
General Plan Amendment:
Change the land use designation of two parcels of approximately 7.6 acres from RL, Residential
Low to CG-3, Commercial General-University Village land use district.
Conditional Use Permit:
Construct a 28,200 square foot multi-tenant commercial center with three buildings ranging in
size from 5,185 square feet to 12,850 square feet.
The project site is located at the southwest corner of University Parkway and Northpark
Boulevard.
CONSTRAINTS/OVERLAYS:
High Wind
ENVIRONMENT AL FINDINGS:
o Not Applicable
o Exempt, Section
o No Significant Effects
. Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan
STAFF RECOMMENDA nON:
· Approval
· Conditions
o Continuance to:
CPA No. 05-09
CUP No. 05-10
Page 2
REQUEST AND LOCATION
The applicant requests approval of a General Plan Amendment under the authority of
Development Code S 19.50 to change the land use designation for two parcels of approximately
7.6 acres, from RL, Residential Low to CG-3, Commercial General-University Village land use
district and a Conditional Use Permit under the authority of Development Code Section
19.06.020, Table 06.0 I (1)(9) to construct a 28,000 square foot multi-tenant commercial center.
The project site is located at the northwest comer of University Parkway and Northpark
Boulevard (Attachment A).
SETTING/SITE CHARACTERISTICS
-
The surrounding uses include commercial establishments to the south and student housing to
the east in tlie CG-3, Commercial General-University Village land use district. To the west
are single family projects under construction in the RL, Residential Low land use district. The
California State University San Bernardino Campus is directly to the north.
The project site is currently vacant, is rectangular in shape and consists of two parcels. The site
has been designed with a 28,200 square foot multi-tenant commercial center with Building A
located closest to the southwest comer of Northpark Boulevard and University Parkway and
Buildings B-1 & B-2 along the southerly property boundary will front Northpark Boulevard. All
buildings will have parking in front for convenient access to the center. The center will provide
two plazas with trellises and seating along with special hardscape pavement and landscape
enhancement in front of the buildings. There are two proposed entrances to the project site with
one on Northpark Boulevard and one on University Parkway. The multi-tenant center will
accommodate general retail and restaurant uses. The hours of operation will be from 8:00 am to
10 pm, seven days per week.
Architectural Elevations:
The multi-tenant center has been designed with contemporary architectural features. All
building fayades will be articulated through the use of colors, various elements such as canvas
awnings, wood railing, stucco beam/trellis, window shutters and as well as finish materials such
as cultured stone veneer and stucco with paint finish. All rear wall planes will be articulated
though the use of various "pop outs", arches with stucco over foam stones, column caps, stucco
columns, and decorative light fixtures. All rooflines will be treated with stucco over foam
cornice treatment. The colors will be complementary to the surrounding commercial
establishments.
The project applicant is working closely with the Art Department at California State University,
San Bernardino to provide artwork for the retail center.
GPA No. 05-09
CUP No. 05-10
Page 3
BACKGROUND
The site was originally part of subdivision Tract Map No. 16509 approved by the Planning
Commission in May 2003.
The Development/Environmental Review Committee (D/EDRC) first heard this project on May
12,2005, and at that time the project was continued to May 26, 2005, to allow the applicant to
revise development plans to address setbacks, path of travel, rear elevations and various minor
details. On May 26, 2005, the D/ERC determined that the applicant provided adequate revised
plans and released the Mitigated Negative Declaration for public review beginning on June 2,
2005, and ending on June 21, 2005, and moved the project to the Planning Commission. No
comments have been received on the Initial Study.
FINDINGS 'AND ANALYSIS
GENERAL PLAN AMENDMENT
1. Is the proposed amendment internally consistent with the General Plan?
Yes, the proposed amendment is internally consistent with the General Plan. General
Plan Policy 1.23 states that it shall be the objective of the City of San Bernardino to:
"Develop properties adjacent to California State University at San Bernardino along
Northpark Boulevard, Kendall Drive, and University Parkway for commercial and
personal services uses to meet the needs of students, faculty, and visitors."
The proposed project will provide employment and retail service opportunities for local
residents and the surrounding community. The 7.6-acre land use amendment will be
compatible with the pattern of land uses established in the immediately surrounding
area. The proposed amendment will implement the above policy of the General Plan.
Additionally, the California University State, San Bernardino has reviewed the proposal
and is in support of the proposed commercial center (Attachment G).
2. Is the proposed amendment detrimental to the public interest, health, safety,
convenience, or welfare of the City?
No, the proposed amendment does not cause changes that would be detrimental to the
public interest, health, safety, convenience, or welfare of the City. The amendment from
RL to CG-3 for 7.6 acres will allow development of this site with retail and restaurant
uses that would provide the added convenience of goods and services in the developing
University Parkway corridor.
CPA No. 05-09
CUP No. 05-10
Page 4
3. Does the proposed amendment maintain the appropriate balance of land uses within the
City?
Yes, the proposed amendment affects 7.6 acres of land, which is currently, designated
RL. The proposed land use designation is CG-3. The proposed amendment maintains
an appropriate balance of land uses in the University Parkway corridor by providing
convenient goods and services to residents in the immediate area. The amendment will
also provide additional commercial services adjacent to California State University, San
Bernardino, where enrollment has been increasing steadily.
4. Is the subject parcel physically suitable (including, but not limited to, access,
provision of utilities, compatibility with adjoining land uses, and absence of
physi<.:al constraints) for the requested land use designation and anticipated land
use development?
Yes, the proposed 7.6-acre site is physically suitable for commercial development
including direct access to University Parkway and Kendall Drive, which are major
thoroughfares both to the University and for residents and businesses in the University
Village area. The proposed amendment will enhance the immediate surrounding
residential areas with commercial development opportunity that will provide the
necessary daily goods and services required by the adjacent residents and the university
students.
The proposed amendment area is bounded by developed, dedicated streets and existing
infrastructure suitable for commercial development. All required utilities and public
services could adequately serve the site.
CONDITIONAL USE PERMIT
1. Is the proposed use conditionally permitted within the subject land use district, would it
impair the integrity and character of the subject land use district, and does it comply with
all of the applicable provisions of this Development Code?-
Yes, pursuant to Development Code Section 19.06.020 Table 06.01 (1)(9), a commercial
center is permitted in the CG-3, Commercial General-University Village land use district,
subject to the approval of a Conditional Use Permit. The proposed project complies with
all applicable provisions of the Development Code as shown below in Table "A". See
Table "A" below:
CPA No. 05-09
CUP No. 05-10
Page 5
Table "A"
DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE
CATEGORY PROPOSAL DEVELOPMENT GENERAL PLAN
CODE
Permitted Use Multi-tenant center Permitted subject to Consistent
Conditional Use Permit
Height I story - 29 feet 2 stories or 30 feet N/A
-
- .
Setbacks I
Front 50 feet 10 feet I
-
- Side o feet o feet N/A
- Side (street side) 35 feet 1 0 feet
- Rear 155 feet 1 0 feet
Lot Coverage 9% 50% N/A
Landscaping 51 % (156,727 sq.ft.) 15% (45,821 sq.ft.) N/A
Parking
- Standard 250 149 N/A
- Handicap 8 8
- Total 258 157
2. Is the proposed use consistent with the General Plan?
Yes, General Plan GoallB states: "Provide employment opportunities for existing and
future residents of the City and those of adjacent communities"
General Plan Policy 1.19.10 states: "Permit a diversity of community-serving retail and
service uses.. ..in areas designated as Commercial General".
CPA No 05-09
CUP No. 05-10
Page 6
The proposed project will provide employment and retail service opportunities for local
residents and the surrounding community. The proposal will create jobs for this area.
The project has been designed and conditioned to ensure compatibility with adjacent
commercial establishments and to minimize traffic safety concerns.
3. Is the approval of the Conditional Use Permitfor the proposed use 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 of the
California Environmental Quality Act (CEQA) and Development Code Section 19.20.030
~6) pertaining to environmental resources and constraints. Pursuant to the Public
R~so~rces Code and CEQA guidelines. the Initial Study was filed with the County of San
Bernardino and circulated for a public review period beginning on June 2, 2005, and
ending on June 21, 2005. A copy of the Initial Study document was also made available to
the public at the City's Planning Division and City's Library. No comments were
received on the Initial Study. This process covers the mandated CEQA requirements.
4. Are there potentially significant negative impacts upon environmental quality and natural
resources that could not be properly mitigated and monitored?
No, as noted in Finding No.3, this project complies with CEQA and Development Code
requirements. All grading and construction activities will be implemented and monitored
in accordance with the mitigation measures as described in the Initial Study to ensure that
the project would not cause any substantla1 adverse construction impacts.
5. Are the location, size. design, and operating characteristics of the proposed use
compatible with the existing and future land uses within the general area in which the
proposed use is to be located and will it create significant noise, traffic or other
conditions or situations that may be objectionable or detrimental to other permitted uses
in the vicinity or adverse to the public interest. health, safety, convenience, or welfare of
the City?
Yes, the location and operating characteristics are consistent with all provisions of the
Development Code in that all activities will be conducted within an enclosed structure.
The multi-tenant commercial center will be comprised mainly of retail (30%) and
eating/drinking establishments (70%). The proposed project will be compatible with the
area and will be a complementary land use to the surrounding retail commercial
activities. The proposal is a community-serving commercial center, which will attract
people from within the City and the surrounding area. No land use conflict or
environmental adverse impacts will result from the construction and operation of the
proposed project.
CPA No. 05-09
CUP No. 05-10
Page 7
The proposal will not create noise, traffic, or other conditions or situations that may be
objectionable or detrimental to other permitted uses in the vicinity or adverse to the
public interest, health safety, convenience or welfare of the City that cannot be
adequately mitigated. All mitigation measures recommend in the Initial Study are
included in the Mitigation Monitoring and Reporting Program.
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
St.anqards as noted in Item 1, Table "A" above. There are no physical constraints that
would limit development of the site as proposed.
In April 2005, the Mayor and Common Council approved authorization to proceed
vacation ofa portion of University Parkway (I0'x 125'), westerly of North park
Boulevard to accommodate the proposal.
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 safety?
Yes, all agencies responsible for reviewing access and providing water, sanitation and
other public services have 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.
Two major water lines along Northpark Boulevard may have to be relocated to
accommodate the proposal. The Water Department has reviewed the proposal and
indicated that the proposed location for the water lines also along Northpark_ Boulevard
would not be detrimental to the public health and welfare of the City.
CONCLUSION
The proposal meets all necessary Findings of Fact for approval of General Plan Amendment No.
05-09 and Conditional Use Permit No. 05-10.
CPA No. 05-09
CUP No. 05-10
Page 8
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council:
1. Adopt the Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan
(Attachment F),
2. Approve General Plan Amendment No. 05-09 and Conditional Use Permit No. 05-10
based upon the Findings of Fact contained in this Staff Report and subject to the
-Conditions of Approval (Attachment C) and Standard Requirements (Attachment D).
Respectfully Submitted,
~~.~ rvr
Director of Development Services
.
Attachment A
Attachment B
Attachment C
Attachment D
Attachment E
Attachment F
Attachment G
Location Map
Site Plan, Landscape Plan & Elevations
Conditions of Approval
Standard Requirements
Initial Study
Mitigation Monitoring and Reporting Program
Letter of Support from CSUSB dated July 11, 2005
ATTACHMENT A
CITY OF SAN BERNARDINO
PLANNING DIVISION
LOCATION MAP
LAND USE DISTRICTS
PROJECT: GPA 05-09
CUP 05-10
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HEARING DATE: 7/19/05
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SAN BERNARDINO, CALIFORNIA
[kjg
KoIlin Design Group, inc
5826 E. Naplea Piau
Long Beach, CA 90803
662-856.1266
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THE SHOPS AT
UNIVERSITY PARK
NQRTHPARK BLVD, & UNIVERSITY PARKWAY
SAN BERNARDINO, CAUFORNIA
~g
Kollin OlMllgn Group, loe
5826 E. Niiples Plaza
Long Beach. CA 90803
562-&56-12!ie
ATTACHMENT C
CONDITIONS OF APPROVAL
GENERAL PLAN AMENDMENT NO. 05-09
CONDITIONAL USE PERMIT NO. 05-10
1. This approval is for construction of a 28,000 square foot multi-tenant commercial
center with three buildings ranging in size from 5,185 square feet to 12,850
square feet for retail and restaurant uses. The project site is located at the
northwest comer of University Parkway and Northpark Boulevard. The hours of
operation shall be shall be seven days per week from 8:00 am to 10:00 pm, seven
days per week
2. Within two years of development approval, commencement of construction shall
have occurred or the permit/approval shall become null and void. In addition, if
after commencement of construction, work is discontinued for a period of one
year, then the permit/approval shall become null and void. However, approval of
this application 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.
Expiration Date: 2 years from the Mayor and Common Council Approval
3. The review authority may, upon application being filed 30 days prior to the
expiration date and for good cause, grant a one-time extension not to exceed 12
months. The review authority shall ensure that the project complies with all
current Development Code provisions.
4. In the event this approval is legally challenged, the City will promptly notify the
applicant of any claim, action or proceeding and will cooperate fully in the
defense of this matter. Once notified, the applicant agrees to defend, indemnify
and hold harmless the City of San Bernardino (City), the Economic Development
Agency of the City of San Bernardino (EDA), any departments, agencies,
divisions, boards or commission of either the City or EDA as well as
predecessors, successors, assigns, agents, directors, elected officials, officers,
employees, representatives and attorneys of either the City or EDA from any
claim, action or proceeding against any of the foregoing persons or entities. The
applicant further agrees to reimburse the City of any costs and attorneys' fees
which the City may be required by a court to pay as a result of such action, but
such participation shall not relieve applicant of his or her obligation under this
condition.
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.
GPA No. 05-09
CUP No. 05-10
7/19/05
As part of the consideration for issuing this permit, this condition shall remain in
effect if this Conditional Use Permit is rescinded or revoked, whether or not at the
request of applicant.
5. 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 planes) shall be subject to approval
by the Director through a minor modification permit process. Any modification
which exceeds 10% of the following allowable measurable design/site
considerations shall require the refiling of the original application and a
subsequent hearing by the appropriate hearing review authority if applicable:
a. On-site circulation and parking, loading and landscaping;
b. Placement and/or height of walls, fences and structures;
c. Reconfiguration of architectural features, including colors, and/or modification
of finished materials that do not alter or compromise the previously approved
theme; and,
d. A reduction in density or intensity of a development project.
6. 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 Department. A temporary Certificate of
Occupancy may be issued by the Department subject to the conditions imposed on
the use, provided that a deposit is filed with the Department of Public Works prior
to the issuance of the Certificate, if necessary. 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.
7. 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 lighting design and control;
noise control; odor control; screening; signs, off-street parking and off-street
loading; and, vibration control. Screening and sign regulations compliance is
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.
8. Signs are not approved as a part of this permit. Prior to establishing any new
signs, or replacing existing signs, the applicant shall submit an application, and
receive approval, for a sign permit from the Planning Department.
GPA No. 05-09
CUP No. 05-10
7/19/05
9. Signs/banners may not be placed on or over the roof or within landscaped areas.
Banners and other signs for special events (i.e., grand opening) will require a
Temporary Sign Permit to be approved by the Planning Division prior to
installation/hanging. Signs and banners may not encroach into the public right-of-
way.
10. No painted window signs, roof signs, permanent sale or come-on signs will be
permitted at this site
II. All landscaped areas with grass shall be planted with sod.
12. The landscape plan shall include one 24" box tree for every four parking spaces
(employee and customer), consistent with the requirements of Section
19.24.060(6)(B) and Chapter 19.28 of the Development Code.
13. All lighting fixtures shall be shielded to confine lights within the site only.
14. A bicycle rack shall be installed in a convenient location visible from the inside of
the store.
15. All public telephones shall be located inside the building and shall be fixed for
outgoing calls only.
16. The applicant shall be responsible for regular maintenance of the project site.
Vandalism, graffiti, trash and other debris shall be removed and cleaned up within
24 hours.
17. If the color of the building is to be modified, the revised color scheme shall be
reviewed and approved by the Planning Division prior to painting.
18. If vending machines (snacks, sodas, etc.) are located on the site, they shall be
located inside the building.
19. This approval shall comply with the requirements of other outside agencies (i.e.,
San Bernardino County Health Department, Division of Environmental Health
Services, and California Board of Equalization), as applicable.
20. Smoke shops, Single-price overstock/discount stores, Tattoo Parlors and/or Body
Piercing Studios, Second Hand Stores/Thrift Stores, Check-Cashing, Cash
Advance and Loan Facilities, Convenience Stores within a one mile radius of
another convenience store, Pawn Shops and Automotive Stereo Shops and tire
stores under 5,000 square feet as described in the Ordinance No. MC-1188
adopted on October 4,2004, as amended on June 6, 2005, shall not be permitted.
21. 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 Friday.
GPA No. 05-09
CUP No. 05-10
7/19/05
22. Any security gates/bars, doors, window bars shall be installed on the inside of the
structure only. Video surveillance equipment installed/used on the exterior shall
be painted to match the structure, or treated to blend with the architecture of the
development.
23. Outside displays and/or storage are prohibited.
24. Submittal requirements for permit applications (building, site improvements,
landscaping, etc.) to Building Plan Check and/or Public Works/Engineering shall
include all Conditions of Approval and Standard Requirements issued with the
Planning approval.
25. No final Certificate of Occupancy shall be issued until all conditions of approval
have been completed.
26. This permit or approval is subject to the attached conditions or requirements of
the following City Departments or Divisions:
a. Plan Check Division
b. Public Works
c. Fire Department
d. Public Services Department
e. Water Department
m~C~~\t:>
City of San Bernardino
STANDARD REQUIREMENTS
Development Services/Plan Check Division
Property address:
DRCICUP/DP: ~A ""'C. 05 -0 li
CM.p 40. OS-LO
NOTE; NO PLANS WILL BE ACCEPTED
CHECK WITHOUT CONDITIONS
IMPRINTED ON PLAN SHEETS.
DATE: S/-z..fD 1(') s-
FOR PLAN
APPROV AL
OF
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, & p.lumbing 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.
Call Development Services (plan check) 909-384-5071 for amount.
1. The title sheet of the plans must specify the occupancy classification, type 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 person 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.
5. Submit grading, site, and/or landscape plans to Public Works/Engineering for plan check
approval and permits. For more information, phone 909-384-5111.
300 N 'D' Street San Bernardino CA 92418
909-384-5071 Office
909-384-5080 Fax
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 occupancies will require
clearances and approved plans from San Bernardino County Health Department. For
information, phone 909-387-3043.
9. Occupancies that include restaurants, car washes, automotive repair/auto body, dentist
offrces, food preparation facilities or processing plants, etc. may require approvals and
permits/rom 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 CaliCornia Business & ProCessions 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 city business registration, and
workers compensation policy carrier & policy number. Owner-builders must provide
proof oC ownership.
NOTE: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS APPROXIMA TEL Y 4-6
WEEKS FOR 1 ST CORRECTIONS. EXPEDITIOUS REVIEW IS APPROXIMA TEL Y 10 WORKING
DAYS. THE DEVELOPMENT REVIEW PROCESS IS NOT THE BUILDING PLAN CHECK AND
DOES NOT IMPLY THAT THE DESIGN AS SUBMITTED WILL BE APPROVED WITHOUT
CORRECTIONS.
~-" . ~
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Comments:
--
300 N . D' Street San Bernardino CA 92418
909-384-5071 Office
909-384-5080 Fax
CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
Description: Construct 30.000 SF commercial shoppina center
Applicant: Watson & Associates
Location: Northwest corner of University Parkway and Northpark
Boulevard
Case Number: Conditional Use Permit No. 05-10
1. Drainal!e and Flood Control
a) 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.
b) All drainage from the develQpment 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.
c) 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.
d) 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.ci.san-bernardino.ca.us - Departments -
Development Services - Public Works for templates of these
plans).
e) A "Notice of Intent (NOI)" shall be filed with the State Water
Resources Control Board for construction disturbing 1 acre or more
of land.
Project: Construct 30,000 SF Shopping Center
Case No. CUP 05-10
Page 2 of 8
f) 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.
2. GradinQ and LandscapinQ
a) If more than l' of fill or 2' of cut is proposed, the site/ploUgrading
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) 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.
c) 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.
d) 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.
e) 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").
f) 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.
Project: Construct 30.000 SF Shopping Center
Case No. CUP 05-10
Page 3 of8
g) 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.
j) The Refuse Division shall approve the number and placement of
refuse enclosures.
k) 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.
I) All walls shall be constructed of decorative block with architectural
features acceptable to the City Planner.
m) All fencing shall be shown and detailed on the on-site improvement
plan.
n) 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.
0) This project is located in the "High Wind Area." Therefore, all free
standing walls and fences.shall be designed for a minimum wind
load of 23 poundS per square foot of vertical surface, unless a
lower value is approved by the City Engineer.
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 California Building Code, Title 24, relating to
handicap parking and accessibility, including retrofitting of existing
building access points for handicap accessibility, if applicable.
Project: Construct 30,000 SF Shopping Center
Case No. CUP 05-10
Page 4 of8
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.
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.
v) The median in Northpark Boulevard is currently being maintained
by a Landscape Maintenance District. Any modifications to the
landscaping and irrigation system in the median shall conform to
District standards.
w) 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.
x) 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.
Project: Construct 30,000 SF Shopping Center
Case No. CUP 05-10
Page 5 of 8
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).
b) Backflow preventers shall be installed for any building with the
finished floor elevation below the rim elevation of the nearest
upstream manhole.
c) Sewer main extensions required to serve the site shall be
constructed at the Developer's expense.
d) This project is located in the sewer service area maintained by the
City of San Bernardino therefore, any necessary sewer main
extension shall be designed and constructed in accordance with the
City's "Sewer Policy and Procedures" and City Standard Drawings.
g) Utility services shall be placed underground and easements
provided as required.
i) 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,
j) 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.
k) Existing Utilities which interfere with new construction shall be
relocated at the Developer's expense as directed byJhe 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 ).
I) 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.
Project: Construct 30,000 SF Shopping Center
Case No. CUP 05-10
Page 60f8
4. Street Improvement 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) Prior to occupancy the developer, at its own expense, shall design
and install a traffic signal at the northwesterly Main Driveway on
Northpark Boulevard. Prior to start of construction of the signal, the
City Engineer shall approve the design plans and issue a
construction permit.
c) Construct sidewalk adjacent to the site in accordance with City
Standard No. 202, Case "A" (6' wide adjacent to curb).
d) 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 corner to accommodate the ramp.
e) Curb returns at the intersection of two arterial streets shall be 35
feet unless otherwise approved by the City Engineer.
j) Install Street Lights adjacent to the site in accordance with City
Standard Nos. SL-1 and SL-2.
Project: Construct 30.000 SF Shopping Center
Case No. CUP 05-10
Page 7 of8
5. Required Enaineerina 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.
b) The rough grading plan may be designed and submitted in
combination with the precise grading plan.
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 may be submitted on either 24" x 36" or 30"
x 42" sheets. 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.
f) 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
http://www.ci.san-bernardino.ca.us/site/pw/default.htm
6. Required Enaineerina Permits
a) Grading permit (If applicable.).
b) On-site improvements construction permit (except buildings - see
Development Services-Building Division), including landscaping.
c) Off-site improvement construction permit.
7. Applicable EnQineerina Fees
a) All plan check, permit, inspection, and impact fees are outlined on
the Public Works Fee Schedule. A deposit in the amount of 100%
Project: Construct 30.000 SF Shopping Center
Case No. CUP 05-10
Page 8 of8
of the estimated fee for each set of plans will be required at time of
application for plan check.
b) The current fee schedule is available at the Public Works Counter
and at http://www.ci.san-bernardino.ca.us/site/pw/default.htm
c) Please check with the development review section of the Public
Works Division at 909-384-5110 for current in-house plan check
turn-around times.
d) Expedited plan checking is available. A deposit in the amount of
150% of the estimated plan check fee for each set of plans will be
required at time of application for expedited plan check.
, It; III t::; t2. <'" rry
GENERAL REQUIREMENTS:
I' Provide one additional set 01 construction plans to Building and Salety for Fire Department use at time of plan check.
Contact the City of San Bemardino Fire Department at (909) 384-5585 for specific detailed requirements.
(ktJ The developer shall provide for adequate fire flow. Minimum fire flow requirements shall be based on square footage, construction features, and exposure
!' - information supplied by the developer and must be available Drior to placing combustible materials on site.
CITY OF SAN BERNARDINO FIRE DEPARTMENT-U:1ToS"./4
STANDARD REQUIREMENTS Case: q p1 :):3' or
Date: c;/7i/ /5
Reviewed By: ~E)Z 1
i JJlO!Z./;./ ()ff}?}(
h.v [)
WATER PURVEYOR FOR FIRE PROTECTION:
;KP The fire protection water service lor the area of this project is provided by:
XV San Bemardino Municipal Water Department-Engineering (909) 384-5391
" 0 East Valley Water District-Engineering (909) 888-8986
o Other Water purveyor.
Phone:
;JBLlC FIRE PROTECTION FACILITIES:
Public fire hydrants are required along streets at intervals not to exceed 300 feet for commercial and multi-residential areas and at intervals not to exceed
500 feet for residential areas. '
b>f" Fire hydrant minimum,flow rates of 1,500 gpm at a 20 psi minimum residual pressure are required for commercial and multi-residential areas. Minimum fire
r hydrant flow rates of 1,000 gpm at a 20 psi minimum residual pressure are required for residential areas.
'@ Fire hydrant type and spec~ic location shall be jointly determined by the City of San Bernardino Fire Department in conjunction with the water purveyor. Fire
r hydrant materials and installation shall conform to the standards and specifications of the water purveyor.
~) Public fire hydrants, fire services, and public water facilities necessary to meet Fire Department requirements are the developer's financial responsibility and
r- shall be installed by tile water purveyor or by the developer at the water purveyor's discretion. Contact the water purveyor indicated above lor additional
information.
ACCESS:
,Ct Provide two separate, dedicated roules of ingress/egress to the property entrance. The routes shall be paved, all weather.
~ Provide an access road to each building for fire apparatus. Access roadway shall have an all-weather driving surface of not less than 20 feet of unob-
structed width.
o Extend roadway to within 150 feet of all portions of the exterior wall of all single story buildings.
o Extend roadway to within 50 feet of the exterior wall of all multiple-story buildings.
$ Provide "NO PARKING" signs whenever parking of vehicles would possible reduce the clearance of access roadways to less than the required width. Signs
are to read "FIRE LANE-NO PARKlNG-M.C. Sec. 15.16".
o Dead-end streets shall not exceed 500 feet in length and shall have a minimum 4G foot radius turnaround.
o The names of any new streets (public or private) shall be submitted to th~ .~ire Department for approval.
SITE:
i<V All access roads and streets are to be constructed and usable prior to combustible construction.
~7 Private fire hydrants shall be installed to protect each building located more than 150 feet from the curb line. No fire hydrants should be within 40 feet of any
. exterior wall. The hydrants shall be Wet Barrel type, with one 2Y.l inch and 4 inch outlet, and approved by the Fire Department. Areas adjacent to fire
hydrants shall be designated as a "NO PARKING" zone by painting an 8 inch wide, red stripe lor 15 feet in each direction in front 01 the hydrant in such a
manner that R will not be blocked by parked vehicles. Lettering to be in white 6" by v..".
BUilDINGS:
vI' Address numerals shall be installed on the building at the front or other approved location in such a manner as to be visible from the frontage street. Com-
/'\: mercial and multi family address numerals shall be 6 inches tall, single family address numerais shall be 4 inches tall. The color of the numerals shall con-
trast with the color of the background.
o Identity each gas and electric meter with the numb.er of the unit R serves.
.JSil:' Fire extinguishers must be installed prior to the building being occupied. The minimum rating for any fire extinguisher is 2A lOB/C. Minimum distribution of
fire extinguishers must be such that no interior part of the building is over 75 feet travel distance from a fire extinguisher.
o Apartment houses with 16 or more units. hotels (motels) wjth 20 or more units, or apartments or hotels (motels) three stories or more in height shall be
equipped wRh aulomatic lire sprinklers designed to NFPA standards.
I'\t All buildings, over 5.000 square feel. shall be equipped with an aulomatic fire sprinker system designed to NFPA standards. This includes existing buildings
i""- vacant over 365 days.
M Submit plans for the fire protection system to the Fire Department prior to beginning construction of the system. Permit required.
jQ Tenant improvements in all sprinklered buildings are to be approved by the Fire Department prior to start .of construction. Permit required.
j Provide fire alarm (required throughout). Plans must be approved by the Fire De,partm entpnor to start 01 Installation. Permit required.
Fire Department connection to sprinkler system/standpipe system, shall be required at Fire Department approved location.
. Fire Code PermR required, apply at 200 east 3rd street, (909) 384-53.88. !'.AH-( 'f5. r=:: IZ F:i (/ /12&? . .
Fire Sprinkler monitonng reqUIred. Plans must be approved by the Fire Department pnor to the start of construction. PermR reqUIred.
o Occupant Load. ,
Note: The applicant must request, in writing, any changes to Fire Department requirements.
ADDITIONALlNFORMATION: AC-L.- C..IJ'rYl r,"1FJ'. Jj:.'5' 'ufr-re:O
(l11ty
/2.. 07, (,.Z- Af'}-JL Y -
FPB 170(03-03)
SAN BERNARDINO MUNICIPAL WATER REPARTMENT
STANDARD REQUIREMENTS
DRCIERC Case: GENERAL PLAN AMENDMENT NO. 05-09 AND DEVELOPMENT PERMIT II NO. 05-14
APN NUMBER:
EPN NUMBER:
REVIEW OF PLANS:
OWNER:
DEVELOPER:
TYPE OF PROJECT:
101-241-17
DATE COMPILED: 5/11/2005
COMPILED BY: Brunson, Ted
Same as above
Watson & Associates
construct a 30,000 square foot commercial shopping center with buildings ranging in size from 5,185 square feet to
12,850 square feet located on the northwest corner of University Parkway and Northpark Boulevard.
NUMBER OF UNITS: 0
LOCATION: Northwest corner of University Parkway and Northpark Boulevard
WATER DEPARTMENT ENGINEERING:
CONTACT: litchfield, Matthew
PHONE NUMBER: (909) 384-5386
FAX NUMBER: (909) 384-5532
Note: All Water Services are Subject to the Rules Regulations of the Water Department
,j Size of Main Adjacent the Project 16" CL & WP STEEL IN NORTHPARK & UNIVERSITY PRKWY, 6" STEEL IN NORTHPARK (EAST
SIDE)
''I Approximate Wate.r. Pre,ssure 95 osi Elevation of Water Storage: 1720 Hydrant Flow @ 20psi:
" Type, Size, Location and Distance to Nearest Fire Hydrant 069099 - NO FIRE FLOW AVAILABLE
Water Supply Study Required Pressure Regulator Required on Customer Side of the Meter
Offsite Water Facilities Required Water Main Reimbursement Due
Area Not Served by San Bernardino Municipal Water Department
Network Hydraulic Analysis Required per Uniform Design Standards
Comments:
WATER QUALITY CONTROL
CONTACT: Arrieta, Con PHONE NUMBER: (909) 384-5325
" R.P.P. Backflow Device Required at Service Connection for Domestic Service
," Double Check Backflow Device Required at Service Connection for Fire and Irrigation
" Backflow Device to be Inspected before Water Service can be Activated
No Backflow Device is required at this time
FAX NUMBER: (909) 384-5928
SEWER CAPACITY INFORMATION
CONTACT: Thomsen, Neil PHONE NUMBER: (909) 384-5093 FAX NUMBER: (909) 384-5592
Note: Proof of Payment Must be Submitted to the Building Safety Department Prior to Issuance of the Building Permit
Sewer Capacity Fee Applicable at this time
Sewer Capacity Fee must be paid to the Water Department for Q Gallons Per Day: Equivalent Dwelling Units: Q
\! Subject to Recalculation of Fee prior to the Issuance of Building Permit
Breakdown Of Estimated Gallons Per Day
COPY TO: Customer; Planning; Engineering
Wednesday, May 11, 2005
EPM
Page 1 of 1
City of San Bernardino Public Services Department
Development Project Conditions of Approval
300 North D Street - 4th Floor
San Bernardino, CA 92418
Project Number: CUP 05-10 Project Planner: Aron Liang Review Date: 5.26.05
Project Description/Business Name: construct a multi-tenant commercial center
Project Location/Address: NWC of University Parkway and Northpark Boulevard Service Account:
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.
D Demolition & Site D Construction / Renovation D Business Operations or Event
Preparation
. Additional Requirements or Recommendations
MD/PS 6.27.2003
City of San Bernardino Public Services Department
Standard Development Requirements
300 North 0 Street - 4th Floor
San Bernardino, CA 92418
COMMERCIAL & INDUSTRIAL DEVELOPMENT
Collection Services
l. The collection or transportation of refuse, recyclable discards, or green waste from any commercial and
industrial locations within the City shall be provided by the City of San Bernardino Public Services Department
unless otherwise franchised or permitted. [MC 9 8.24.140]
2. New accounts require a completed Service Application, with a full deposit and a copy of manuals for all
compactor units"returned to the City of San Bernardino Refuse & Recycling Division prior to issuance of the final
Certificate of Occupancy.
3. Shared refuse and recycling services for multi-tenant commercial sites shall be billed to a single owner or
property manager; leases shall include terms to accommodate sub-metered services.
4. All refuse containing garbage, such as food, vegetable, or animal wastes, shall be removed at least twice weekly,
and all other solid wastes shall be removed at least once weekly. [SB County Health, Sanitation and Animal
Regulations 9 33.083]
5. All commercial establishments generating 6 cubic yards or more of solid waste per week shall establish City
recycling services for maximum diversion within 30 days of opening business, or establish an alternative
diversion program to be identified in the IWM Survey fCH the project.
Automated Cart Service to Nonresidential Facilities
6. 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 rather than commercial requirements.
Service Vehicle Access
7. Projects shall meet City Engineering requirements for commercial vehicle drive access along the main ingress to
and egress from enclosures. These requirements shall not limit requirements for Fire vehicle access.
8. Property without through access shall incorporate at least one of the following designs:
. A cul-de-sac with a 40-foot turning radius for a 32-foot vehicle length
. A hammerhead turn with a 40-foot turning radius for a 32-foot vehicle length
Gated Access
9. Gated properties that are locked and unmanned on service days anytime between the hours of 5 AM and 5 PM
Monday through Saturday shall provide access code or key to Public Services.
Shared Collection Areas - Reciprocal Access
10. Front-load bin enclosures and roll-off compactor units may be shared across existing or proposed property
lines if enclosures or equipment provide adequate capacity for anticipated refuse and recyclable materials
generation, AND if Reciprocal Access for shared collection areas is recorded with the property.
MD/PS 6.27.2003
Roll-off Compactor Units
I
11. Sealed compactor units dedicated separately to refuse and recyclables may be required to be installed at
facilities with an anticipated waste generation of 60 uncompacted cubic yards per week.
12. Roll-off compactor units must be installed according to manufacturer's and City Engineering specifications with
the compactor hopper and roll-off box on a concrete slab with a minimum 3-foot continuously paved perimeter
for safe access.
13. Roll-off boxes at locations . . City service must meet City rail and hook specifications per City
receiving
Engineering Standard 510. Boxes shall be designed with disposal end opposite hook-up; boxes with same-side
design may be subject to a roll-back charge.
14. Compactor equipment shall be screened from view of public right-of-way by materials compatible with building
architecture and landscaping as specified by City of San Bernardino Development Code. [MC ~ 19.20.030 (21)]
15. Location, orientation, and dimensions of enclosures, enclosure gates, pedestrian entry, compactor pads, and
compactor .screening, shall be shown on site plans and labeled that construction shall meet City Engineering
Standards.
-
MD/PS 6.27.2003
City of San Bernardino Public Services Department
Standard Development Requirements
Page 2 of 2
Existing Bin Enclosures
16. Existing bin enclosures must have minimum inside dimensions of 7'9" x 9' OR 15' x 4' 5" to fit two 3CY bins.
Existing enclosures must have block walls, inside bumper guards or curbing, and solid steel gates, OR
enclosure(s) must be reconstructed to meet Engineering Standard 508. Enclosure may be relocated for best drive
access and alignment, plans subject to Public Services approval. (Please note, if site will generate 2CY or less of
solid waste per week, see Residential Collection options.)
Front-load Bin Enclosures & Access
17. Minimum double-wide enclosures of 8 feet by 15 feet shall be required for all development to allow for
dedicated recycling bins, except where potential waste generation or space is restricted. [Specifications adopted
in accordancewit,h Model Ordinance as required by CA PRC 942911]
18. Front-load compactor units must be contained in an enclosure large enough to hold the unit and one additional
bin facing lengthwise.
19. Front-load bin and compactor enclosures must be constructed according to City Engineering Standard 508. Rear
or side pedestrian entry shall be provided on enclosures for all multi-unit residential development. Pedestrian
entry on free-standing enclosures shall have a 4-foot width, no gate or door, and an 'L' shaped block screen the
same height of the enclosure.
20. Pedestrian access from building exit to bin enclosure shall be a minimum 4 feet wide and continuously paved,
without crossing curbs, steps, or driveways.
21. Enclosure pads shall be level to restrict bins from drifting and designed for proper drainage of surface water.
22. Enclosures must be at least 5' from combustible walls, eave lines, or openings. [98 CA Fire Code ~ 1103.2.2]
23. Only refuse bins and the contents therein for disposal may be stored in refuse enclosures. All other equipment,
fixtures, and materials such as electrical panels, circulation or exhaust ducts or vents, grease bins, or surplus
supplies are strictly prohibited.
24. Enclosures shall be buffered with landscaping when viewable from public right-of-way, and vegetation shall not
restrict gates or exceed height of enclosure. Include vegetation on landscape plans.
25. Enclosures shall be located with gates'aligned for straight access for service vehicles.
26. Enclosures shall not obstruct drive aisles, <lriveways, loading zones, parking, handicap access, or visibility of
cross-traffic from drive aisles, alleys, or streets. Location shall not cause service vehicle to block access drives
during while bins are being serviced.
27. Enclosure gates shall not open into drive aisles, parking spaces. or walkways. Enclosures placed adjacent to
parking shall be separated by a minimum 2-foot wide curbed area out to the farthest point of both gates. and
designed to safely restrict gates from opening into parking spaces or landscaped areas..
28. Location, orientation, and dimensions of enclosures, enclosure gates, and pedestrian entry, shall be shown on
site plans and labeled that construction shall meet City Engineering Standards.
Multi-unit Dwellings
29. Commercial requirements shall apply to all multi-unit dwellings over 8 units, unless otherwise approved.
MDIPS 6.27.2003
30. Disposal chutes incorporated into multi-story buildings must have dedicated chutes for refuse & commingled
recyclables. Both chutes shall be clearly and permanently labeled at each chute opening and exit. [Specifications
adopted in accordance with Model Ordinance as required by CA PRC 942911]
MD/PS 6.27.2003
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ATTACHMENT E
CITY OF SAN BERNARDINO
INITIAL STUDY FOR
UNIVERSITY PARK RETAIL CENTER
PROJECT DESCRIPTION/LOCATION: A request for a General Plan Amendment to change the land
use designation from RL (Residential Low) District to CG-3 (Commercial General-University Village)
and Conditional J-Ise Permit to construct a 28,000 square foot commercial retail center. The project site
is located at the northwest comer of University Parkway and Northpark Boulevard.
DATE: May 12,2005
PREPARED BY
City of San Bernardino
300 North D Street
San Bernardino, CA 92418
(909) 384.5057
PREPARED FOR
Watson & Associates
101 Main Street, Suite A
Seal Beach, CA 90740
(562) 430.0503
IS 1
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 determine 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: University Park Retail Center
2. Lead Agency Name: City of San Bernardino
Address: 300 North "D" Street
San Bernardino, CA 92418
.- ,
3. Contact Person: Aron Liang
Phone Number: (909) 384-5057
4. Project Location (Address/Nearest cross-streets): Northwest Comer of University Parkway and
Northpark Boulevard
5. Project Sponsor:
Address:
Watson and Associates
101 Main Street, Suite A
Seal Beach, CA 90740
6. General Plan Designation: RL (Residential Low)
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-site feature necessary for its
implementation. Attach additional sheets, if necessary): A request for a General Plan
Amendment to change the land use designation from RL (Residential Low) District to CG-3
(Commercial General-University Village) District and Conditional Use Permit to construct a
28,000 square foot commercial retail center.
8. Surrounding Land Uses and Setting: The subject property is located at the northwest comer of
University Parkway and Northpark Boulevard. Surrounding uses to the north are single family
residential projects being constructed pursuant to Tentative Tract 16509. To the east and adjacent
to the site is the California State University San Bernardino Campus. To the south is multi-family
residential development and student housing. To the west are multi-family and commercial
developments.
9. Other agencies whose approval is required (e.g., permits, finance approval, or participation
agreement): None
IS 2
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(3
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ENVIRONMENT AL 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.
D Aesthetics D Agriculture Resources ~ Air Quality
D Biological Resources D Cultural Resources ~ Geology / Soils
D Hazards & Hazardous ~ Hydrology / Water Quality D Land Use / Planning
Materials D Noise D Population / Housing
D MineFal Resources D Recreation ~ Transportation / Traffic
D Public Sen;ices D Mandatory Findings of
D Utilities / Service Systems Significance
On the basis of this Initial Study, the City of San Bernardino Environmental Review Committee finds:
D I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
~ 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 NEGATIVE DECLARATION will be
prepared.
D I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
D 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 1) 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 sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
D 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
meas~;~L__t are imposed upon the proposed project, nothing further is required.
-",e" .
/' ~. "2. . ~.O".
Date
For
IS 3
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
I. AESTHETICS - Would the project:
a) Have a substantial adverse effect on a scenic D D ~ D
vista as identified in the City's General Plan?
b) Substantially damage scenic resources, D D D [8J
including but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual D D D ~
character of quality of the site and its
surroundings?
d) Create a new source of substantial light or glare, D D ~ D
which would adversely affect day or nighttime
view in the area?
e) Other: D D D ~
Discussion:
a - d) The visual impact of the proposed project will not create an offensive change to setting of the
area. This is one of the last undeveloped parcels of land in the area between Kendall Drive and
Northpark Boulevard. Comparable development is existing in the immediately surrounding area. The
proposed commercial development is consistent with existing development.
The site is located within an area with surrounding land use designation of Commercial, Public Facility
and residential (RL, RM, PF, CG3 and RU). The proposed development is oriented away from the
surrounding residential developments due to its location in the low-lying area east of the existing
hillside. Incremental increases of light and glare will be created by the proposed project through the
installation of streetlights on the internal parking lots. This is one of the last undeveloped parcels in the
area, and the proposed development is compatible with the surrounding area. Standard conditions of
approval for the project will ensure compliance with the City's Development Code standards for light
and glare.
IS 4
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
II. AGRICULTURE RESOURCES:
a) Convert Prime Farmland, Unique Farmland, or D D D C8J
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to a non-
agri~ultural use?
b) Other: D D D C8J
Discussion:
a) The proposed project will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to a non-agricultural use.
IS 5
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
III. AIR QUALITY - Would the project:
a) Conflict with or obstruct implementation of the 0 0 0 ~
applicable air quality plan? (South Coast Air
Basin)
b) Violate any air quality standard or contribute 0 ~ 0 0
substantially to an existing or projected air
quality violation based on the thresholds in the
SCAQMD's "CEQA Air Quality Handbook?"
c) Result in a cumulatively considerable net 0 0 ~ 0
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 0 0 ~ 0
pollutant concentrations?
e) Create objectionable odors affecting a 0 0 0 ~
substantial number of people based on the
information contained in Project Description
Form?
t) Other: 0 0 0 ~
Discussion:
a - e) The San Bernardino Valley portion of the South Coast Air Basin (SCAB) is designated non-
attainment for nitrogen dioxide, sulfates, particulate matter, and ozone. The criteria pollutants identified
in the SCAB that would be associated with the proposed project include:
- Ozone(03)
- Carbon monoxide (CO)
- Nitrogen dioxide (N02)
- Particulate matter (PM,)
- Sulfur dioxide (SO,)
- Reactive Organic Compounds (ROC)
IS 6
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
SCAQMD adopted the Final 1994 Air Quality Management Plan (AQMP) revision in September 1994
and a draft 1997 update in August 1996 to establish a comprehensive control program to achieve
compliance with federal and state air quality standards for healthful air quality in the SCAB. The Final
AQMP was adopted by the AQMD Board in November 1996 and has since been approved by the
California Air Resources Board (CARB). The AQMP policies serve as the framework for all control
(permitting) efforts in the SCAB as enforced by the SCAQMD for stationary sources. CARB regulates
mobile sources.
The applicant is proposing approximately 28,000 square feet of retail/restaurant space with associated
paved parking areas, landscaping and pedestrian amenities. The project would not exceed emission
standards for.en~rgy consumption or operations based on its physical characteristics or operation. Due to
the minor amounts of equipment, material, and low volumes of traffic, significane thresholds are not
exceeded.
Fugitive dust generated by construction activities would add to the ambient PM 10 levels but should not
exceed SCAQMD threshold of 150 Ibs/day with mitigation.
The proposed project has the potential generate dust during grading activities, and in periods of high
winds until construction is completed. In order to mitigate this impact, the City requires the preparation
and approval of PM 10 management plans, which shaIl be reviewed and approved by the Public Works
Division. In addition, the project proponent shall implement the foIlowing mitigation measures to
mitigate the potential impacts on air quality during construction activities:
Implementation of the foIlowinig mitigation measures wiIl ensure impacts from fugitive dust generation
during construction activities wiIl be less than significant and will aid the City in meeting General Plan
Policies 10.10.2 and 10.10.4.
Policy 10.10.2 Require dust abatement measures during grading and construction operations.
Policay 10.10.4 Cooperate with the South Coast Air Quailty Management District and ipcorporate
pertinent local implementaion provisions of the Air Quality Management Plan.
AQ-l The project shaIl 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.
Some land uses and/or individuals are considered more sensitive to air poIlution 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 mixed land
uses along KendaIl Drive and University Parkway, which is the primary route for students and visitors to
CSUSB. Land uses within the general vicinity include single and multi-family residential, University
and neighborhood commercial. Multi-family residences are located on the south side of University
IS 7
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Parkway, directly across the street from the proposed project site. The short-term nature of the
construction, in light of the degree of development activity that has previously occurred in the area, will
not negatively impact the local residents because implementation of SCAQNM Rule 403 will reduce the
amount of fugitive dust generated.
The local climate can be classified as Mediterranean with hot and dry summers and short, warm and
relatively dry winters. Temperatures range from a low of32 degrees Fahrenheit (' F) in the winter to a
high in excess of 100' F during the summer. Mean annual temperature is 65' F. Average annual
precipitation for the area is 18 inches, which is almost exclusively rain (City of San Bernardino, 1996).
The proposed project will not significantly alter air movement, moisture, or temperature, or cause any
change in climate. The project is too small in scale to alter area temperature, moisture, or air movement.
As developmt::nt .of an infill parcel, the operational emissions will be compatible and similar to like uses
in the immediate area.
Odors are likely to be generated from the restaurant uses, particularly activities similar to charbroiling
that have distinctive odors associated with operation. Similar reataurant uses are prevalent in the
immediate area, particularly along University Parkway. The nature of development of this parcel will
not create new or unusual uses to the surrounding area.
IS 8
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IV. BIOLOGICAL RESOURCES - Would the
project:
a) Have a substantial adverse effect, either directly 0 0 0 ~
or through habitat modifications, on any species
id~ntified as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the California
Department ofFish and Game or US Fish and
Wildlife Service?
b) Have a substantial adverse effect on any 0 0 0 ~
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?
c) Have a substantial adverse effect on federally 0 0 0 ~
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of 0 0 0 ~
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 ~
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
IS 9
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
IV. BIOLOGICAL RESOURCES - Continued
f) Other:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 0 0 ~
Discussion:
a - e) The subject property has been rough graded pursuant to the approved grading plans for Tract
16509. On site vegetation consists primarily of omamentallandscaping and ground covers that have
recently been applied to the manufactured slopes located on the westerly portion of the project site.
There are a few non-native trees located near the southeasterly portion of the site that have not yet been
removed. These trees will be removed in compliance with the approvals for Tract 16509 and the
necessary tree removal permit.
IS 10
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
V. CULTURAL RESOURCES - Would the project:
a) Be developed in a sensitive archaeological area D D D ~
as identified in the City's General Plan?
b) Ci!use a substantial adverse change in the D D D ~
significance of an archaeological resource
pursuant to 915064.5 of CEQA?
c) Cause a substantial adverse change in the D D D ~
significance of a historical resource as defined
in 915064.5 ofCEQA?
d) Directly or indirectly destroy a unique D D D ~
paleontological resource or site or unique
geologic feature?
e) Disturb any human remains, including those D D D ~
interred outside of formal cemeteries?
f) Other: D D D ~
Discussion:
a - e) The site is not within a sensitive archaeological area as identified in Section 3.0 B Historical,
Figure 8, of the City's General Plan. Therefore, no further investigations are recommended and the
resulting impact is less than significant.
IS II
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VI. GEOLOGY AND SOILS - Would the project:
a) Involve earth movement (cut and/or fill) based D D r8l D
on information included in the Project
Description Form?
b) Expose people or structures to potential D D r8l D
substantial adverse effects, including the risk of
loss, injury, or death?
c) Be located within an Alquist-Priolo Earthquake D 0 0 r8l
Fault Zone?
d) Result in substantial soil erosion or the loss of D 0 r8l 0
topsoil?
e) Be located within an area subject to landslides, D 0 D r8l
mudslides, subsidence, or other similar hazards
as identified in the City's General Plan?
f) Be located within an area subject to liquefaction D 0 0 r8l
as identified in the City's General Plan?
g) Modify any unique physical feature based on a D 0 0 r8l
site survey/evaluation?
h) Reslollt in erosion, dust, or unstable soil 0 r8l 0 0
conditions from excavation, grading, fill, or
other construction activities?
i) Other: D r8l D D
Discussion:
a - h) Grading of the proposed site was reviewed by Pacific Soils Engineering, Inc. (July 2003). The site
is currently being graded per the approved grading plans for Tract 16509, the soils and geotechnical
recommendations and the City of San Bernardino Grading Policies.
IS 12
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Upon completion of grading of the project site for Tract 16509, the easterly portion of the site will
remain relatively flat with slope rates ranging up to 5 percent. The westerly portion of the project
consists of a manufactured slope of up to approximately 80 feet with an inclination of two horizontal to
one vertical. Above the manufactured slope are graded pads for single-family homes as part of Tract
16509. The site will be suitable for the construction of commercial and retail buildings.
The University Center Project is located in a tectonically active area of southern California. The type
and magnitude of seismic hazards affecting the site are dependent on the distance to the causative fault
and the intensity and magnitude of the seismic event.
The State of California has mandated by the Alquist-Priolo Earthquake Fault Act to delineate Fault-
Rupture Hazard Zones in California and by the Urban Seismic Hazards Mapping Act to delineate zones
identified as being potentially susceptible to secondary seismic hazards of liquefaction and earthquake-
induced landsliding. The site is not in a State of California established Alquist-Priolo Earthquake Fault
Zone. No faulting was found and potential for surface rupture is considered low.
Due to the proximity of the project site to the San Andreas Fault, accelerations on the site are anticipated
to be as to be high (0.8g or greater) These accelerations could cause dynamic settlement of dry sands
and may cause liquefaction of some of the underlying sandy natural deposits if groundwater levels were
to rise. Based upon data provided by Matti and Carson (1991) ground water is anticipated to be at depths
greater than 50 feet. The underlying soils are not susceptible to liquefaction. The project site is not
located within an area of Liquefaction Susceptibility, Figure 49 of the General Plan.
Seismic Design Parameters using soil profile types identified in the 1997 Uniform Building Code, are
presented in the Geotecnical Investigation prepared by Pacific Soils and referenced herein.
GS-l The project proponent shall, prior to the issuance ofa 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.
GS-2 For adequate support of all proposed structures, the design offootings and foundations shall be in
accordance with the recommendation as outlined in the Geotechnical Feasibility Study prepared
by Pacific Soils Engineering, Inc. dated February 21,2003 and the Supplemental Geotechnical
Investigation and Review of 100-Scale Tentative Tract Map No. 16509, prepared by Pacific Soils
Engineering, Inc, July 7,2003.
The site is located in an area identified as having a High Potential of Water erosion (CGP, Figure 53).
The potential for adverse water impacts will be maintained at less than significant levels through the
development and implementation of an erosion control plan prior to commencement of grading
activities. The erosion" control plan shall contain but not limited to, the following measures:
GS-3 The project proponent shall, prior to the issuance of grading permit, receive approval of a PMl 0
management plan from the Public Works Division of the Development Services Department.
IS 13
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
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 insure 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.
IS 14
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VII. HAZARDS AND HAZARDOUS MATERIALS
- Would the project:
a) Create a significant hazard to the public or the D D D ~
e,nvironment through the routine transport, use,
or _disposal of hazardous materials?
b) Create a significant hazard to the public or the D D D ~
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous D D D ~
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list D D D ~
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?
e) For a project located within an airport land use D D D ~
plan or, where such a plan has not been adopted,
witJ:l.in 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?
t) Impair implementation of or physically interfere D D D ~
with an adopted emergency response plan or
emergency evacuation plan?
D D D ~
IS 15
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
h) Other:
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 0 0 ~
VII. HAZARDS AND HAZARDOUS MATERIALS
Discussion:
a - f) Hazardous or toxic materials transported in association with construction of the project may
include items such as oils and fuels. All materials required during construction will be kept in
compliance with State and local regulations. No explosives will be present at the site.
The end use of the site is commercial (retail and restaurant). These uses do not involve the use or storage
of hazardous or toxic substances.
Numerous visits to the site for field surveys and observations have not revealed the presence of
discarded drums, containers, or hazardous waste, and there is no indication of underground storage
tanks. Some minor refuse has littered the site, however, given the domestic nature of the refuse it is
unlikely that hazardous materials are present. Construction activities relating to grading and the
installation of underground facilities, most notably sewer and storm drainage lines has recently occurred
on the site. The grading and construction of these facilities is pursuant to the requirements of tract 16509
and are being monitored by the city for compliance with regulations related to hazardous materials and
water quality.
IS 16
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
VIII. HYDROLOGY AND WATER QUALlTY-
Would the project:
a) Violate any water quality standards or waste 0 [gJ 0 0
, discharge requirements?
b) Substantially deplete groundwater supplies or 0 0 0 [gJ
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)?
c) Substantially alter the existing drainage 0 0 0 [gJ
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) Substantially alter the existing drainage 0 0 0 [gJ
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 0 0 [gJ 0
exceed the capacity of existing or planned
storm water 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,
delivery areas, loading docks, or other outdoor
areas?
IS 17
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
VIII. HYDROLOGY AND WATER QUALITY -
Continued
f) Otherwise substantially degrade water
. quality?
-
g) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map? (Panel
No.06071C7940F)
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 ofloss, injury, or death involving
flooding, including flooding as a result ofthe
failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
k) Other:
Discussion:
Potentially
Significant
Impact
o
o
o
o
o
o
Less Than
Significant
With
Mitigation
Incorporation
o
o
o
o
o
o
Less Than
Significant
Impact
r8J
o
o
o
o
o
No
Impact
o
r8J
r8J
r8J
r8J
r8J
a - j) The proposed project will result in the construction of buildings and parking lots on lands currently
vacant. The amount of area available for percolation and drainage will be affected by the proposed
project. However, the installation of landscaping on the site will allow for the percolation of water into
the ground. The installation of the storm drain system that will be utilized by the proposed project has
been installed as part of the required improvements for Tract 16509. These drainage improvements
include the installation of a 66-inch diameter storm drain pipe through the subject site. A drainage and
hydrology report for Tract 16509 has been prepared and approved by the City. The area of the proposed
retail site was included in the drainage report and the land use for the proposed project site was assumed
to be commercial.
IS 18
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Run-off from the proposed project will be conveyed into this drainage system. Improvements to the
project site include curbs, gutters, swales, down drains, inlets, catch basins and storm drain connections
necessary to adequately drain the site. Plans for the project storm water conveyance will be reviewed
and approved by the City of San Bernardino Public Works Department. The impacts to absorption rates,
drainage patterns, or the rate and amount of surface runoff are expected to be less than significant.
A Storm Water Pollution and Prevention Plan (SWPPP) for Tract 16509 was prepared and approved by
the City. This SWPPP is currently in effect over the entire Tract 16509 including the proposed project
area that has been rough graded in accordance with the approved grading plans. The SWPPP will remain
in effect until improvements to the retail site have been completed and will also be supplemented by a
Storm Water Quality Management Plan.
To ensure that potential impacts associated with flooding and storm water conveyance are less than
significant, the following mitigation measures will be implemented.
W -1 Prior to the issuance of a grading permit, a site-specific drainage study which meets the standards
of the City of San Bernardino Public Works division will be prepared by a Civil Engineer registered in
the State of California. All recommendations from this analysis, including facilities necessary to
mitigate drainage impacts, maximize percolation and groundwater recharge to the extent feasible shall
be incorporated in all grading and site improvement plans.
W-2 The applicant shall mitigate on-site storm water discharge sufficiently to maintain compliance
with the City's NPDES Storm Water Discharge Permit Requirements. A "Notice ofIntent (NOI)" shall
be filed with the State Water Quality Control Board for construction disturbing 5 acres or more ofland.
W -3 Prior to the issue of any grading or building permit, the applicant shall submit to the City
Engineer and]1ave approved a Water Quality Management Plan (WQMP) on a form provided by the
City. The WQMP shall identify BMP's that will be incorporated into the project to control storm water
and non-storm water pollutants during and after construction and shall be revised as necessary during
the life of the project. The applicant shall comply with the requirements for commercial developments as
outlined in Chapter 8.80: Storm Water Drainage System, of the Municipal Code.
W-4 The plans for landscaping and fuel modification zones shall include provisions for controlling
and minimizing the use of fertilizers/pesticides/herbicides. Areas landscaped or replanted for fire fuel
modification shall be monitored and maintained for at least two years to ensure adequate coverage and
stable growth.
A portion of the site is located within a 100-year Flood Zone as identified on Map Panel Number
06071C7940F of the Flood Insurance Rate Map. The area subject to inundation is classified as Zone A
(no base flood elevations determined). The area subject to inundation occurs along the Devils Canyon
Channel. The Devils Canyon Channel has been removed by grading per the rough grading plans for
IS 19
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Tract 16509. As noted above, the installation of a 66-inch storm drain system has bee n installed to
replace the Devils Canyon channel. The applicant is currently processing a Letter of Map Revision with
the Federal Emergency Management Agency (FEMA) to remove this area from the 100-year Flood
Zone.
The proposed project will result in an increased demand for groundwater resources for domestic and
landscaping use. The City implements standards of the Uniform Building Code and Municipal Code to
require the use of water efficient fixtures and landscaping, respectively. These standards are sufficient to
ensure that the potential impacts associated with groundwater are less than significant.
IS 20
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
IX. LAND USE AND PLANNING - Would the
project:
a) Physically divide an established community? D D D C8J
b) Conflict with any applicable land use plan, D D C8J D
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 applicable habitat D D D C8J
conservation plan or natural community
conservation plan?
d) Be developed within the Hillside Management D D D C8J
Overlay District?
e) Be developed within Foothill Fire Zones A, B, D D C8J D
or C as identified in the City's General Plan?
f) Be developed within the Airport Influence Area D D D C8J
as adopted by the San Bernardino International
AirpOrt Authority?
g) Other: D D D C8J
Discussion:
a - f) The project applicant is proposing the development of a restaurant/retail complex. The project site
is currently zoned RL (Residential Low). A General Plan Amendment (GPA) is requested to change the
RL designation to CG-3 (Commercial General-University Village) to accommodate the proposed
commercial uses. The proposed project is compatible with development in the surrounding area which is
both single-family and multiple-family residential and commercial. University Parkway is the primary
route of access for California Sate University San Bernardino, and is a prime location for food use, retail
outlets and conveniences as proposed by the project. No significant impacts to land use will result from
the proposed project.
IS 21
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The proposed project is not located within Foothill Fire Zones A, B or C as identified in the City's
General Plan and is located within and Airport District as identified in the Air Installation Compatible
Use Zone (AICUZ) Report and the Land Use Zoning District Maps. The closest airstrips of airports are
located approximately 8 miles to the southeast (San Bernardino International Airport) and approximately
5 miles to the southwest (Rialto Municipal Airport). There are no significant project related impacts
associated with airports or airfields.
IS 22
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
0 D D ~
x. MINERAL RESOURCES - Would the project:
b) Result in the loss of a locally-important mineral
resource recovery site delineated on a local
general plan, specific plan or other land use
plan?
o
D
D
~
Discussion:
a - b) No loss of valuable mineral resources will occur with the development of the project. The project
site is not located within a Mineral Resource Zone (MRZ). The project will demand aggregate resources
in the construction of parking lots and buildings. Steel, concrete, and asphalt will be required as part of
construction. These resources are commercially available in the southern California region without any
constraint and no potential for adverse impacts to the natural resource base supporting these materials is
forecast to occur over the foreseeable future. This demand is not significant due to the abundance of
available local aggregate resources.
IS 23
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
PotentialIy Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise D D [g] D
levels in excess of standards established in the
City's General Plan or Development Code, or
apylicable standards of other agencies?
b) Exposure of persons to or generation of D D D [g]
excessive ground borne vibration or
groundbourne noise levels?
c) A substantial permanent increase in ambient D D [g] D
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in D D [g] D
ambient noise levels in the project vicinity
above levels existing without the project?
e) For a project located within an airport land use D D D [g]
plan or Airport Influence Area, would the
project expose people residing or working in the
project area to excessive noise levels?
t) Other: D D D [g]
Discussion: _
a - e) The proposed project will introduce approximately 28,000 square feet of retail/restaurant
structures to a vacant parcel within commercial, university campus and residential land use areas. The
project site is located near a residential neighborhood and adjacent to the California State University
Campus. There are no major noise sources located near the site. 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-l All construction activities shall be limited to the hours ona.m. to 7 p.m., Monday through
Friday. Special permission may be given to conduct construction related activities on Saturdays subject
to approval of the City Engineer. These activities may be limited to maintenance and other low noise
generation construction activity.
IS 24
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
. All construction vehicles shall have mufflers and be maintained in good operating order
at all times.
. All trucks waiting to be loaded or unloaded with construction material shall not be left to
idle for more than lO minutes.
IS 25
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XII. POPULATION AND HOUSING - Would the
project:
a) Induce substantial population growth in an area, 0 0 0 [8J
e,ither directly (for example, by proposing new
homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
b) Remove existing housing and displace 0 0 0 [8J
substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
c) Other: 0 0 0 [8J
Discussion:
a - c) The project site is undeveloped. The proposed project will not result in the removal of any existing
housing, and therefore, no impacts to housing will occur.
The proposed project will not create a significant demand for additional housing. Typical development
in the surrounding area includes apartment communities, single-family neighborhoods and service
oriented commercial development that provides goods and services for the residents and University
students.
As one of the fast undeveloped parcels in the immediate area, the proposed project is no growth
inducing, either directly of indirectly. No additional housing will be provided, and no major
infrastructure expansion is necessary to serve the project.
IS 26
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse 0 0 ~ 0
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? 0 0 ~ 0
Police protection? 0 0 ~ 0
Schools? 0 0 0 ~
Parks or other recreational facilities? 0 0 0 ~
Other governmental services? 0 0 0 ~
b) Other: 0 0 0 ~
Discussion:
a - b) The proposed project will not place additional demands on fire protection and medical aid
services. The project site is located in fire hazard zone C - Moderate Hazard indicated in Section 15 B
Fire Hazards Figure 61, of the City's General Plan. The closest fire station is a City Fire Station located
approximate I}' Y2 mile southwesterly on Kendal drive, south of University Parkway.
Standard requirements for fire protection facilities, building design, and site access have been reviewed
and approved by the City of San Bernardino Fire Department and incorporated into the project design.
The project as proposed meets the City's current standards for fire protection. A Fuel Modification Plan
was prepared for Tract 16509 and approved by the City Fire Chief. Therefore the resulting impacts will
be less than significant.
The project will not place additional demands on police services. Security measures will be incorporated
in the project design during the design review by the department, and will be verified during plan review
by the Building Department and City Police Department.
Employees will be drawn from existing residents within or near the City of San Bernardino. The project
will therefore not create a demand for new or additional school services, parks, or other recreational
facilities as the workforce will be drawn from existing population of the area.
IS 27
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The project site currently has no water demand. The implementation of the project will result in an
increase in water for business use and irrigation purposes. This demand will not be a significant impact
on the current groundwater supply or production capability of the City of San Bernardino Municipal
Water Department. Water requirements will be met by the City of San Bernardino Municipal Water
Department. Utility systems are in place to serve the surrounding areas and are master planned to
provide service to the project site without creating disjointed patterns of service extentsions. Existing
water mains are present in the perimeter streets. Fire hydrants will be installed onsite as required by the
City San Bernardino Fire Department.
The proposed commercial, retail and restaurant uses will generate solid waste and green waste from
landscape maintenance. The restaurants shall cooperate with the City Public Services Deparement in
participating in all appropriate food waste diversion programs. All green waste shall be diverted to an
appropriate green waste processing or composting facility as directed by the Public Services
Department.
Additional vehicle trips will be generated by the proposed project. Access to the site will be provide by
University Parkway and Northpark Boulevard. These streets are major arterials through this segment of
the City. Project related traffic impacts are discussed in detail in Section XVII - Traffic/Transporation.
The property, however, is currently not generating property tax. When developed, the project site will
generate property tax to offset the costs associated with providing services. Further, the proposed homes
will generate school fees for the school district, to offset the costs associated with added children in the
area. The project proposes to construct a 2-acre neighborhood park and approximately 1.5 miles of
pedestrian and hiking trials.
The impacts of the proposed project on public services is expected to be less than significant.
IS 28
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XIV. RECREATION
a) Would the project increase the use of existing D D D ~
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational facilities D D D ~
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
c) Other: D D D ~
Discussion:
a - c) Development of the project site will result in a need for additional recreation facilities. The City,
however, does not currently receive property tax for the proposed property. When developed, the
property will generate property tax, which will contribute to the provision of recreational facilities
Project development will have an effect on the demand for neighborhood or regional parks or other
recreational facilities, and it will affect existing recreational opportunities. Existing park facilities are
located both northwesterly and southeasterly of the site. The Littlefield-Shultis Memorial Park is
located approximately I mile northeasterly along Kendall Drive; and the Lionel E. Hudson Park is
located approximately I mile southeasterly of the site on Windsor Drive. The proposed project will not
impact these or any other park or recreation facility.
Additionally, the project proposes the development and construction ofa 2-acre neighborhood park. The
park will be designed in conjunction with the City Parks and Recreation Departments Guidelines.
The project site is not located within proximity to equestrian trials as identified on the City General Plan,
Figure 39 - Conceptual Equestrian Trail System. Development of the site would not preclude
development of any portion of the proposed trial system. The project proponent intends to develop
approximately 1.5 miles of improved pedestrian and hiking trails. These trails will be designed to be
integrated with pedestrian travel of the residents and student and faculty of the University. The project
proposes the development of a botanical garden corridor or nature walk along the base of the hillside. A
passive park area with seating and open play area will be located at the northeasterly portion of the
project.
The impacts associated with development of the project site are not expected to be significant.
IS 29
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XV. TRANSPORTATION/TRAFFIC - Would the
project:
a) Cause an increase in traffic which is substantial 0 ~ 0 0
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)?
b) Exceed, either individually or cumulatively, a 0 ~ 0 0
level of service standard established by the
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns, 0 0 0 ~
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 0 0 0 ~
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? 0 0 0 ~
f) Result in inadequate parking capacity? 0 0 ~ 0
g) Conflict with adopted policies, plans, or 0 0 0 ~
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
h) Other: 0 0 0 ~
IS 30
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DEVELOPMENT SERVICES
INITIAL STUDY
Discussion:
a - h) A traffic analysis specific to the proposed project has been prepared by Transtech Engineers, Inc.
in January 2005. The proposed project will add 1,404 daily trips, including 83 trips during the morning
peak hour, and 102 trips during the evening peak hour, to the nearby circulation system. The
development does not exceed CMP thresholds of 250 two-way peak hour trips; it is not required to
conduct a CMP Traffic Impact Analysis (TIA). Potential traffic impacts for the proposed project were
analyzed at three nearby intersections - University Parkway and Kendall Drive, Northpark Boulevard
and University Parkway and Northpark Boulevard at the main entrance to the project site. The Traffic
Analysis assumes that Campus Parkway will be constructed during the development of the project.
The analysis of existing peak hour intersection conditions found that none of the study intersections is
currently operating below acceptable Level of Service (LOS) thresholds.
Table 1.
Existing Conditions and 2006 Level of Service Summary
2006 Base 2006 w/Other 2006 w/Other
Existing Conditions Conditions with Proj ects Projects + Proje(
Camous Prkwv
Peak LOS Dell V/C LOS Dell V/C LOS Dell V/C LOS Dell VII
Location Hour Veh Veh Veh Veh
1. Kendall Drive @ AM C 33.5 0.601 C 33.8 0.592 C 33.9 0.602 C 33.9 O.E
University Parkway PM C 34.0 0.680 D 36.3 0.713 D 37.4 0.727 D 37.4 0.7
2. Northpark Blvd @ AM B 19.2 0.432 C 27.4 0.512 C 27.3 0.521 C 27.3 0.5
University Parkway PM C 24.6 0.473 C 29.2 0.481 C 29.3 0.562 C 29.6 0.5
3. Northpark Blvd @ AM B 14.0
Centers Main Entrance
(un signalized) PM C 16.6
Future traffic-conditions were also forecast for the project opening. It was again found that all
intersections will continue to operate at an acceptable level of service in the near-term.
All analysis provided is based on the concept of "Level of Service". This is basically a report card scale
ranging from A to F, which describes the varying conditions on a roadway during a specific interval of
study. For example, Level of Service (LOS) A refers to light traffic, excellent traffic flow; LOS C refers
to moderate traffic flow, with insignificant delay; and LOS E refers to sever congestion and delay, and
LOS F refers to a failed system, traffic levels cannot be handled. The City of San Bernardino has
adopted LOS D as the poorest acceptable level of service for signalized intersections. This would be the
recommended minimum acceptable level of service.
IS 31
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Existing Conditions
University Parkway is a 6-lane divided arterial street running north/south adjacent to and east of the
project site. It provides three through lanes both northbound and southbound, plus left turn lanes at
intersections in the vicinity. University Parkway is used heavily by visitors, students and staff of
CSUSB, as well as nearby residents and other employers.
Kendall Drive is a four-lane arterial street running east/west adjacent to and south of the project site. It
provides two-lanes in both directions and has a painted median. No street parking is permitted in the
vicinity ofthe site.
Northpark Boulevard is a four-lane divide-collector street running along the edge ofCSUSB, and
adjacent to the east side of the project site. Northpark is bordered by CSUSB on the north and residential
areas on the south. The main entrance to the University is at the signalized intersection of University
Parkway.
Campus Parkway is a future east-west collector street, which will extend from Kendall Drive to
Northpark Boulevard. The roadway will carry 2 lanes in each direction with left turn channelization at
main intersections. The roadway will alleviate congestion on University Parkway as well as provide
access to adjacent development. The roadway is projected to be fully operational prior to the 2006
opening year of the project.
Proiect Trip Generation
Project related traffic generation is a function of the extent and type of development proposed for the site.
This information is used to establish traffic generation for the site. .
Trip generation characteristics for proposed projects are normally estimated based on rates published in
Trip Generation, Seventh Edition published by the Institute of Transportation Engineers (ITE). The
Traffic Study analyzes trip generation and project-related traffic volumes; in summary the total number
of daily trips a..nticipated for the project is 1,404 daily passenger car equivalent (PCE) trips. The trips will
be split with 83 occurring during the AM peak hour (45 entering and 38 exiting) and 102 occurring
during the PM peak hour (55 entering and 48 exiting).
Proposed Proiect Site Access
Direct access to the development is planned via two driveways on Northpark Boulevard and one
driveway along University Parkway. The main driveway on Northpark Boulevard is located
approximately 1,000' feet north of the intersection. This driveway will provide full access with all
movements into and out of the driveway. The driveway itself is approximately 35' wide and will have
one lane in each direction. The driveway closest (230') to the intersection on Northpark Boulevard will
be 30' wide and will be restricted to right turn in and right turn out. There will be one driveway on
University Parkway approximately 223' from the intersection and 30' wide. Due to median islands on
University Parkway this driveway will be limited to right turn in and right turn out. All of the driveways
will be stop controlled as they enter the main streets. The main driveway on Northpark Boulevard shall
IS 32
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
be provided with a traffic signal. The proposed development includes a variety of courtyards with water
features to provide for a development that will be pedestrian as well as vehicle friendly. A total of267
parking spaces will be provided, 6 of them marked for handicapped parking.
Proiect Impacts
Traffic impacts are identified if the proposed project will result in a significant change in traffic
conditions on a roadway or intersection. A significant impact is normally defined when project-related
traffic would cause a level of service to deteriorate to below the poorest acceptable level by a
measurable amount.
The year 2006 conditions with project traffic considers the addition of traffic generated by other projects
on the local roadways plus traffic generated by the proposed project. As seen in Table I, with the
addition of project traffic to conditions anticipated to be in place in the 2006 opening year scenario, it is
anticipated that all of the intersections will operate at acceptable levels of service, LOS D or better.
HORIZON YEAR 2030 WITH PROJECT CONDITIONS
The year 2030 with project condition considers the addition of project traffic to modeled 2030 traffic
volumes. A summary of the level of service analysis for 2030 conditions with project traffic is
summarized on Table 2. As seen on Table 2 all of the intersections are projected to operate at
satisfactory levels of service with or without project traffic.
CIRCULATION IMPROVEMENTS
For those intersections forecast to be impacted by project development, improvements have been
identified as mitigation measures to bring peak hour operations into conformance with CMP/City
minimum level of service standards (LOS D or better).
Opening Day 2006 Plus Proiect Improvements
-
For 2006 conditions with project all of the intersections are expected to operate at acceptable LOS so no
off-site mitigation is needed.
Northpark Boulevard at Main Driveway is expected to operate at acceptable levels of service with the
addition of project traffic. However, with the new Campus Parkway the left turn traffic out ofthe center
might start experiencing some delay. In order to ensure that this area will not operate below an
acceptable LOS level, the following mitigation measures shall be implemented as follows:
I) Prior to occupancy and at the developer's expense, a traffic signal shall be designed and
constructed at the Main Driveway and Northpark Boulevard.
IS 33
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
2) Prior to issuance of permits and at the developer's expense, the Traffic Systems Fee of
$41,646.66 (2,127 Daily Trips @ $19.58/Daily Trip) shall be submitted to the City of San
Bernardino. Or, at the option of the developer, the Traffic System Fee in the amount of
$41,646.66 may be deducted from the credits (totaling an amount not to exceed $275,000)
identified in the Grading Agreement adopted by Resolution No. 2004-95 by the Mayor and
Common Council on April 5, 2004.
2030 Plus Proiect Improvements summary of the level of service analysis for 2030 conditions with
project traffic is summarized on Table 2. As seen on Table 5 all of the intersections are projected to
operate at'satisfactory levels of service with or without project traffic.
Table 2
2030 Conditions Level of Service Summary.
2030 Without Proiect 2030 With Proiect
Avg. Avg. Project
Peak Delay Critical Delay Critical Increase Project
Location Hour LOS SecNeh V/C LOS SecNeh V/C in V/C Impact?
I. Kendall Drive at AM C 32.0 0.528 C 32.2 0.532 .004 No
University Parkway PM C 32.2 0.511 C 32.4 0.515 .004 No
2. Northpark Blvd at AM B 18.2 0.106 C 20.1 0.124 .018 No
University Parkway PM C 20.3 0.165 C 21.1 0.187 .022 No
3. Northpark Blvd at AM A 9.6 - No
Main Driveway PM A 9.8 No
(unsignalized) -
For the year 2030 all three intersections are expected to operate at acceptable LOS, so no mitigation is
required.
The proposed project will not change the basic paths or patterns of circulation in the immediate area, and
will not create any disjointed roadway improvements.
The project will not impact rail or air traffic. The nearest airport or airstrip to the project site is the San
Bernardino International Airport (former Norton Air Force Base) located approximately 8 miles to the
southeast; and the Rialto Municipal Airport, located approximately 5 miles southwesterly. The nearest
passenger railroad operation is the Amtrak Station at 3' Street and Mt. Vernon approximately 5 miles to
the south. The project will not stimulate any activity that would place demands on rail or air traffic, nor
interfere with their operations.
IS 34
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incorporation
XVI. UTILITIES AND SERVICE SYSTEMS -
Would the project:
a) Exceed wastewater treatment requirements of 0 0 0 [g]
the Santa Ana Regional Water Quality
Control Board?
b) Require or result in the construction of new 0 0 0 [g]
water 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 0 0 0 [g]
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 0 0 [g] 0
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in determination by the wastewater 0 0 0 [g]
treatment provider, which serves or may serve
the .project that it has adequate capacity to
se.rve the project's projected demand in
addition to the provider's existing
commitments?
f) Be served by a landfill with sufficient 0 0 0 [g]
permitted capacity to accommodate the
project's solid waste disposal needs?
g) Comply with federal, state, and local statutes 0 0 0 [g]
and regulations related to solid waste?
h) Other: . 0 0 0 [g]
IS 35
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Discussion:
a - h) The proposed project will be connected to all utilities. Natural gas service will be provided to the
project site by the Southern California Gas Company. The project will not impact the company's ability
to provide adequate levels of service nor will it create the need to increase capacity. Service will be
provided from the nearest existing gas main within Northpark Boulevard and University Parkway,
without any significant impact on service or the environment. The project developer and/or individual
tenants, will be required to pay both hook-up fees and on-going monthly usage fees for utility service,
which will offset the use of these services, and lower the impacts to a less than significant level.
Electricity ~ill be provided to the project site by Southern California Edison (SCE). Project operations
will not impact SCE's ability to provide adequate levels of service nor will it create the need to increase
capacity.
The proposed project would require telephone service. The project site is within the service area of
Verizon (formerly General Telephone). The service can be extended to the site without any significant
impact to existing service in the area.
Existing water mains are present in Northpark Boulevard and University Parkway. Water supply is
provided by the City of San Bernardino Municipal Water Department. No impact to water distribution
will result from the implementation of the proposed project. The San Bernardino Municipal Water
Department has performed a limited investigation of the project property. The proposed development is
within the services boundaries of the SBMWD. The district can provide water service to the
development subject to the hydraulic limitations within the pressures zones adjacent to the development
and receipt of payment of all costs and fees for water service as established by the SBMWD rules and
regulations in effect at the time of the application.
The existing sewer main in Northpark Boulevard will be extended to the project site. 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 stan<!ard conditions of approval.
Development of the proposed project will increase surface water run-off due to the degree of impervious
surface. Drainage infrastructure will be connected to the existing 66-inch storm drain system. The
Division of Public Works, through standard conditions of approval, will require appropriate Drainage
Impact Fees.
The project site is located in a developed California State University, commercial and residential area
that has adequate utility service to provide for additional demands. The project will convert a 7.7-acre
vacant parcel into commercial uses that will place incremental increase in demand on all utilities.
Utility systems are in place to serve the surrounding areas and are planned to provide service to the
project site.
IS 36
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
XVII. MANDA TORY FINDINGS OF
SIGNIFICANCE
a) Does the project 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?
b) Does the project have impacts that are
individually 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?
Discussion:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporation
Less Than
Significant
Impact
No
Impact
D
D
D
~
D
D
~
D
D
D
~
D
a) The proposed project site is surrounded by developed residential and commercial uses. The site is not
within the Biological Resources Management Overlay, and De Minimis Impact Findings have already
been made for this and an immediately adjacent site that there was no evidence that there would be the
potential for adverse effects on sensitive wildlife or viable sensitive wildlife habitat. The site does not
contain structures or culturally significant features that would be eliminated by development of the
proposed project.
b) The development of the site as proposed would not cause adverse impacts on humans, either directly
or indirectly. The Initial Study identified construction-related emissions criteria as having a potential
impact, however, proposed mitigation measures will reduce the impacts to less than significant.
IS 37
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Additionally, impacts related to air quality are short term and will cease once construction activities are
completed.
c) The Initial Study identified short-term impacts to air quality and noise with development of the
proposed project. The short term impacts will occur due to propose construction activities. Impacts to
both air quality and noise can be mitigated by measures included in the Initial Studies Sections V and X.
The development of the project will contribute incrementally to the impacts associated with
development in the area, including traffic, ambient noise, lighting, etc. This project is being developed
on one of the last vacant parcels ofland in this area of University Parkway and Northpark Boulevard.
The project is compatible with development in the surrounding area and is consistent with the Zoning
and Genenrt Plan.
IS 38
CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
REFERENCES. The following references cited in the Initial Study are on file in the Development
Services Department.
1. 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. AlquiSt-Priolo Earthquake Fault Zones Map
5. South Coast Air Quality Management District, CEQA Air Quality Handbook
6. Federal Emergency Management Agency, Flood Insurance Rate Maps
7. Public Works Standard Requirements - Water
8. Public Works Standard Requirements - Grading
9. "Traffic Impact Analysis to Evaluate the Traffic Circulation for the Development of a Retail
Center Referred to As the University Park Retail Center Located at the North-West Corner of
Northpark Boulevard and University Parkway", prepared by Transtech Engineers, Inc. January
2005.
10. Initial Study for Tentative Tract Map 16509, Subdivision 03-04, Conditional Use Permit 03-06,
prepared by the City of San Bernardino.
11. "Supplemental Geotechnical Investigation and Review of 100-Scale Tentative Tract Map No.
16509", prepared by Pacific Soils engineering, Inc, July 7, 2003.
12. "Geotechnical Feasibility Study", prepared by Pacific Soils Engineering, Inc. dated February 21,
2003.
13. "Drainage Study for University Park Tract 16509" prepared by Transtech Engineers, Inc., July
2003.
14. Interoffice Memorandum regarding review of the "University Park Retail Center" Traffic Study
from Robert Eisenbeisz, Senior Civil Engineer, dated May 31, 2005.
IS 39
CITY OF SAN BERNARDINO
Interoffice Memorandum
To: Aron Liang, Senior Planner
From: Robert Eisenbeisz, Senior Civil Engineer, Engineering Associate
Subject:
Date:
Copies:
Review of the "University Park Retail Center" Traffic Study
May 31, 2005
James Funk, Mike Grubbs, File NO.13.4 7
We have reviewed the referenced Traffic Study by Transtech Engineers, Inc. dated January 11,
2005, assessing the traffic and circulation impacts associated with the above referenced site. The
proposed project contains 28,198 sq. ft. of retail building floor area. It is located at the northwest
comer of Northpark Boulevard and University Parkway. We have the following comments.
. The Summary of Project Trip Generation (Table 6) provides detailed peak hour trip
estimates, including pass-by trips. The estimated 34 percent pass-by trips is consistent with
information contained in the ITE Trip Generation Handbook; however, pass-by trip
reductions are not allowed at site driveways. The full trip generation of the site must be
considered at the driveways because although the pass-by trips already exist on adjacent
roadways, they do not already exist turning into and out of the driveway. Trip Generation
documents this requirement. This will not likely significantly affect the study results at the
other locations and since a traffic signal is anticipated at the site driveway, there is no need to
revise the study.
. We recommend the following conditions of approval for the project
1. Prior to occupancy and at the developer's expense, a traffic signal shall be designed
and constructed at the Main Driveway and Northpark Boulevard.
. 2. Prior to permit issuance and at the developer's expense, the Traffic Systems Fee of
$41,646.66 (2,127 Daily Trips @ $19.58/Daily Trip) based on construction ofa total
of 28,198 sq. ft. of retail building floor area shall be submitted to the City of San
Bernardino. Or, at the option of the developer, the Traffic Systems Fee in the amount
of $41,646.66 may be deducted from the credits (totaling an amount not to exceed
$275,000) identified in the Grading Agreement adopted by Resolution No. 2004-95
by the Mayor and Common Council on AprilS, 2004.
ATTACHMENTF
GENERAL PLAN AMENDMENT NO. 05-09
& CONDITIONAL USE PERMIT NO. 05-10
MITIGATION MONITORING/REPORTING PROGRAM
This Mitigation Monitoring and Reporting Program has been prepared to implement the
mitigation measures outlined in the Program Environmental Impact Report for Tract No.
16509. 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 Mitigation Monitoring and Reporting Program contains the following elements:
I. The mitigation measures are recorded with the action and procedure
necessary to ensure compliance. The program lists the mitigation measures
contained within the Initial Study.
2. 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.
3. 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.
4. 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 program.
The individual measures and accompanying monitoring/reporting actions follow. They
are numbered in the same sequence as presented in the Initial Study.
MITIGATION MEASURES
AIR QUALITY
The proposed project has the potential generate dust during grading activities, and in
periods of high winds until construction is completed. In order to mitigate this impact, the
City requires the preparation and approval of PM 10 management plans, which shall be
reviewed and approved by the Public Works Division. In addition, the project proponent
shall implement the following mitigation measures to mitigate the potential impacts on
air quality during construction activities:
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.
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:
GEOLOGY AND SOILS
GS-l 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.
GS-2 For adequate support of all proposed structures, the design of footings and
foundations shall be in accordance with the recommendation as outlined in the
Geotechnical Feasibility Study prepared by Pacific Soils Engineering, Inc. dated
February 21, 2003 and the Supplemental Geotechnical Investigation and Review of
- 100-Scale Tentative Tract Map No. 16509, prepared by Pacific Soils Engineering,
Inc, July 7, 2003.
The site is located in an area identified as having a High Potential of Water erosion
(CGP, Figure 53). The potential for adverse water impacts will be maintained at less than
significant levels through the development and implementation of an erosion control plan
prior to commencement of grading activities. The erosion control plan shall contain but
not limited to, the following measures:
GS-3 The project proponent shall, prior to the issuance of grading permit, receive
approval of a PM 10 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 insure 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.
IMPLEMENTATION AND VERIFICATION
Public Works staff shall review this development project.
COMPLIANCE RECORD
When Requir~d: The verification shall be completed prior to project approval.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
HYDROLOGY AND WATER QUALITY
To ensure that potential impacts associated with flooding and storm water conveyance are
less than significant, the following mitigation measures will be implemented.
W -1 Prior to the issuance of a grading permit, a site-specific drainage study which
meets the standards of the City of San Bernardino Public Works division will be prepared
by a Civil Engineer registered in the State of California. All recommendations from this
analysis, including facilities necessary to mitigate drainage impacts, maximize
percolation and groundwater recharge to the extent feasible shall be incorporated in all
grading and site improvement plans.
W-2 The applicant shall mitigate on-site storm water discharge sufficiently to maintain
compliance with the City's NPDES Storm Water Discharge Permit Requirements. A
"Notice ofIntent (NOl)" shall be filed with the State Water Quality Control Board for
construction disturbing 5 acres or more of land.
W -3 Prior to the issue of any grading or building permit, the applicant shall submit to
the City Engineer and have approved a Water Quality Management Plan (WQMP) on a
form provided by the City. The WQMP shall identify BMP's that will be incorporated
into the project to control storm water and non-storm water pollutants during and after
construction and shall be revised as necessary during the life of the project. The applicant
shall comply with the requirements for commercial developments as outlined in Chapter
8.80: Storm Water Drainage System, of the Municipal Code.
W-4 The plans for landscaping and fuel modification zones shall include provisions for
controlling and minimizing the use of fertilizers/pesticides/herbicides. Areas landscaped
or replanted for fire fuel modification shall be monitored and maintained for at least two
years to ensure adequate coverage and stable growth.
A portion of the site is located within a 100-year Flood Zone as identified on Map Panel
Numb,er 06071C7940F of the Flood Insurance Rate Map. The area subject to inundation
is classified as Zone A (no base flood elevations determined). The area subject to
inundation occurs along the Devils Canyon Channel. The Devils Canyon Channel has
been removed by grading per the rough grading plans for Tract 16509. As noted above,
the installation of a 66-inch storm drain system has bee n installed to replace the Devils
Canyon channel. The applicant is currently processing a Letter of Map Revision with the
Federal Emergency Management Agency (FEMA) to remove this area from the 100-year
Flood Zone.
The proposed project will result in an increased demand for groundwater resources for
domestic and landscaping use. The City implements standards of the Uniform Building
Code and Municipal Code to require the use of water efficient fixtures and landscaping,
respectively. These standards are sufficient to ensure that the potential impacts associated
with groundwater are less than significant.
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:
NOISE
The proposed project will introduce approximately 28,000 square feet of retail/restaurant
structures to a vacant parcel within commercial, university campus and residential land
use areas. The project site is located near a residential neighborhood and adjacent to the
California State University Campus. There are no major noise sources located near the
site. 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-l All construction activities shall be limited to the hours ona.m. to 7 p.m.,
Monday through Friday. Special permission may be given to conduct construction related
activities on Saturdays subject to approval of the City Engineer. These activities may be
limited to maintenance and other low noise generation construction activity.
. All construction vehicles shall have mufflers and be maintained in good
operating order at all times.
All trucks waiting to be loaded or unloaded with construction material shall not be left to
idle for more than 10 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:
TRANSPORT A TION/TRAFFIC
Northpark Boulevard at Main Driveway is expected to operate at acceptable levels of
service with the addition of project traffic. However, with the new Campus Parkway the
left turn traffic out of the center might start experiencing some delay. In order to ensure
that this area will not operate below an acceptable LOS level, the following mitigation
measures shall be implemented as follows:
I) Prior to occupancy and at the developer's expense, a traffic signal shall be
designed and constructed at the Main Driveway and Northpark Boulevard.
2) Prior to issuance of permits and at the developer's expense, the Traffic Systems
Fee of $41,646.66 (2,127 Daily Trips @ $19.58/Daily Trip) shall be submitted
to the City of San Bernardino. Or, at the option of the developer, the Traffic
System Fee in the amount of $41,646.66 may be deducted from the credits
(totaling an amount not to exceed $275,000) identified in the Grading
Agreement adopted by Resolution No. 2004-95 by the Mayor and Common
Council on April 5, 2004.
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:
California State University, San Bernardino
5500 University Parkway
San Bernardino, CA
92407-2397
ATTACHMENT G
OFFICE OF THE PRESIDENT
(909) 880-5002
fax: (909) 880-5901
email: akarnig@csusb.edu
July 11, 2005
Mr. James G. Funk, Director
Development Services Department
City of San Bernardino
300 North D Street
San Bernardino, CA 92418-0001
Dear James:
It's my pleasure to provide this letter in support of the proposed commercial development to be
constructed in conjunction with the residential housing development across the street from Cal
State San Bernardino.
The development projects provide several much needed improvements to the residents in this
area of San Bernardino and will also greatly benefit our students and employees. The roadway
improvements on Northpark Boulevard, as well as the addition of Campus Parkway from
Kendall to Northpark, will improve vehicular access to and from the campus and will help to
alleviate the traffic congestion which commonly occurs at the intersection of North park and
University Parkway during peak commuter periods.
The property which will be used for commercial development includes a small parcel of land
which is owned by the University. We have granted a long-term easement to Watson and
Associates to provide access to the parcel for improvements. This parcel has been undeveloped
and unsightly for many years. We anticipate that the proposed landscaping of this area will offer
an attractive and welcoming gateway to the development, as well as to the University.
We believe the commercial design is outstanding and will lend great value to the residents of this
community. Our students and employees look forward to the completion of the project and often
express interest in the commercial entities proposed for the project and the estimated completion
date.
The generous support provided by Watson and Associates for our educational programs, as well
as their interest in K -12 children in the community which we serve, have created a unique and
congenial partnership between Watson and Associates and Cal State San Bernardino.
CITY OF $/\;;
DEVElOf'rv;;::;; _. ,_
DEPi,F.
?r~'
Albert K. Karnig ::;
President
OO~~~3D:~@
The California State University
Bakersfield 0 Channel Islands 0 Chico 0 Dominguez Hills 0 Fremo 0 Fullerton 0 Hayward 0 Humboldt 0 Long Beach 0 Los Angeles 0 Maritime Academy 0 Monterey Bay 0
Northridge 0 Pomona 0 Sacramento 0 San Bernardino 0 San Diego 0 Sa.. Francisco 0 San Jose 0 San Luis Obispo 0 San Marcos 0 Sonoma 0 Stanislaus
** FOR OFFICE USE ONLY - NOT A PUBLIC DOCUMENT **
RESOLUTION AGENDA ITEM TRACKING FORM
~ ,,-,( tl.O
M''''n, D,te (D,'o AdO~'d)' "( \:;, V) Itom # ~ C\
Vote: Ayes ~) Nays
Change to motion to amend original documents 0
Resolution #
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& oos- -3/5
Absent $r---
Abstain
Companion Resolutions
NulllVoid After:
days/
Resolution # On Attachments: 0
Note on Resolution of attachment stored separately: 0
PUBLISH 0
POST 0
RECORD W/COUNTY 0
By:
Reso. Log Updated:
Seal Impressed:
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Date Sent to Mayor:
Date of Mayor's Signature:
Date of Clerk/CDC Signature:
Reso. # on Staff Report 0
Date MemolLetter Sent for Signature:
I st Reminder Letter Sent:
Date Returned:
2nd Reminder Letter Sent:
Not Returned: 0
Request for Council Action & Staff Report Attached:
Updated Prior Resolutions (Other Than Below):
Updated CITY Personnel Folders (6413, 6429, 6433,10584,10585,12634):
Updated CDC Personnel Folders (5557):
Updated Traffic Folders (3985, 8234, 655, 92-389):
Yes No By_
Yes No By_
Yes No By_
Yes No By
Yes No By_
Copies Distributed to:
Animal Control 0 EDA 0
City Administrator 0 Facilities 0
City Attorney 0 Finance 0
Code Compliance 0 Fire Department 0
Development Services 0 Human Resources 0
Others:
Notes:
Information Services 0
Parks & Recreation 0
Police Department 0
Public Services 0
Water Department 0
Ready to File: _
Date:
Revised 12/18/03
OFFICE OF THE CITY CLERK
RACHEL G. CLARK, C.M.C. - CITY CLERK
300 North "0" Street. San Bernardino. CA 92418.0001
909.384.5002. Fax: 909.384.5158
www.sbcity.org
SM
September 7, 2005
University Park, LLC
101 Main Street, Suite A
Seal Beach, CA 90740
Gentlemen:
At the Mayor and Common Council meeting held on September 6,2005, the following action
was taken relative to General Plan Amendment No. 05-09 and Conditional Use Permit No. 05-
10, a request to change the land use designation of approximately 7.6 acres from RL,
Residential Low, to CG-3, Commercial General University Village and construct a multi-tenant
commercial shopping center at the northwest corner of University Parkway and Northpark
Boulevard:
The hearing was closed; the Mayor and Common Council adopted the Mitigated
Negative Declaration and Mitigation Monitori.!lg/Reporting Plan; adopted said
resolution (2005-315); and approved Conditional Use Permit No. 05-10, based
upon the Findings of Fact contained in the Planning Commission staff report,
subject to the Conditions of Approval (Attachment C) and Standard Requirements
(Attachment D).
If we can be of further assistance, please do not hesitate to contact this office.
Sincerely,
~Ju.i. I';; Uv~/~
Rachel G. Clark, CMC
City Clerk
RGC:lls
cc: Development Services
CITY OF SAN BERNARDINO
ADOPTED SHARED VALUES: Integrity. Accountability. Respect for Human Dignity. Honesty
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RESOLUTION NO. 2005-315
RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING GENERAL
PLAN AMENDMENT NO. 05-09 TO THE GENERAL PLAN OF THE CITY OF SAN
BERNARDINO, TO AMEND THE GENERAL PLAN LAND USE DESIGNATIONS
FROM RL, RESIDENTIAL LOW, TO CG-3, COMMERCIAL GENERAL UNIVERSITY
VILLAGE FOR 5.4 ACRES LOCATED AT THE NORTHWEST CORNER OF
UNIVERSITY PARKWAY AND NORTHPARK BOULEVARD.
BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY OF
SAN BERNARDINO AS FOLLOWS:
SECTION 1. Recitals
(a) WHEREAS, the General Plan for the City of San Bernardino was adopted by the
Mayor and Common Council by Resolution No. 89-159 on June 2, 1989.
(b) WHEREAS, General Plan Amendment No. 05-09 was considered by the Planning
Commission on July 19, 2005, after a noticed public hearing. The Planning Commission's
unanimous vote on a motion to recommend support of the General Plan Amendment has been
considered by the Mayor and Common Council.
(c) WHEREAS, General Plan Amendment No. 05-09 was reviewed under the California
Environmental Quality Act (CEQA) through an Initial Study which found no significant adverse
effects on the environment after incorporation of mitigation measures.
(d) WHEREAS, the Mitigated Negative Declaration pursuant to CEQA has been
reviewed by the Planning Commission and the Mayor and Common Council in compliance with
the California Environmental Quality Act (CEQA) and local regulations.
(e) WHEREAS, the Mayor and Common Council held a noticed public hearing and fully
reviewed and considered proposed General Plan Amendment No. 05-09 and the Platming
Commission and Environmental Review Committee actions and Planning Division Staff Report
vJY7nIY ,
/ rrfrfi IL
on July 19,2005.
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(f) WHEREAS, the adoption of General Plan Amendment No. 05-09 is deemed in the
interest of the orderly development of the City and is consistent with the goals, objectives and
policies of the existing General Plan.
SECTION 2. Mitigated Negative Declaration
NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor
and Common Council that the proposed amendment to the General Plan of the City of San
Bernardino will have no significant adverse effect on the environment with incorporation of the
proposed mitigation measures, and the Mitigated Negative Declaration heretofore accepted by
the Environmental Review Committee as to the effect of this proposed amendment is hereby
ratified, affirmed and adopted.
SECTION 3. Findings
BE IT FURTHER RESOLVED by the Mayor and Common Council of the City of San
Bernardino that:
A. The proposed amendment is internally consistent with the General Plan in that it meets
General Plan Objective 1.23 in that it would permit the development of commercial uses
to meet the needs of students, faculty, and visitors.
B. The proposed amendment would not be detrimental to the public interest, health, safety,
convenience, or welfare of the City in that it the site will allow uses that would provide
the added convenience of goods and services in the developing University Parkway
corridor. Furthermore, all commercial projects will be required to comply with all
applicable provisions of the Development Code and the mitigation measures within the
Mitigation Monitoring/Reporting Program.
C. The proposed amendment would not impact the balance of land uses within the City in
that the proposed property is adjacent to other commercial uses in the CG-3, Commercial
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General University Village land use district and is consistent with General Plan Objective
1.23. The General Plan Amendment does not adversely impact the balance of land uses
within the City.
In the case of an amendment to the General Plan Land Use Map, the subject parcel(s) is
physically suitable (including, but not limited to access, provision of utilities,
compatibility with adjoining land uses, and absence of physical constraints) for the
requested land use designation(s) and the anticipated land use development(s) in that all
required utilities and public services can adequately serve the site.
SECTION 4. Amendment
BE IT FURTHER RESOLVED by the Mayor and Common Council that:
The Land Use Plan of the General Plan of the City of San Bernardino is amended by
changing the land use designation from RL, Residential Low, to CG-3, Commercial
General University Village for 5.4 acres located the northwest comer of University
Parkway and Northpark Boulevard. This amendment is designated as General Plan
Amendment No. 05-09 and its location is outlined on the map entitled Attachment A, and
listed in Attachment B, copies of which are attached and incorporated herein for
reference.
General Plan Amendment No. 05-09 shall become effective immediately upon adoption
of this resolution.
SECTION 5. Map Notation
This resolution and the amendment affected by it shall be noted on such appropriate
General Plan maps previously adopted and approved by the Mayor and Common Council
and which are on file in the office of the City Clerk.
SECTION 6. Notice ofDeterminatio!}
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The Planning Division is hereby directed TO file a Notice of Determination with the
County Clerk of the County of San Bernardino certifying the City's compliance with
California Environmental Quality Act in preparing the Initial StudylMitigated Negative
Declaration.
III
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2005-315
RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING GENERAL
PLAN AMENDMENT NO. 05-09 TO THE GENERAL PLAN OF THE CITY OF SAN
BERNARDINO, TO AMEND THE GENERAL PLAN LAND USE DESIGNATIONS
FROM RL, RESIDENTIAL LOW, TO CG-3, COMMERCIAL GENERAL UNIVERSITY
VILLAGE, FOR 5.4 ACRES LOCATED AT THE NORTHWEST CORNER OF
UNIVERSITY PARKWAY AND NORTHPARK BOULEVARD.
6 I HEREBY CERTIFY that the foregoing resolution was duly adopted by the Mayor and
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Common Council of the City of San Bernardino at a joint regular
meeting thereof,
, 2005, by the following vote, to wit:
NAYS
ABSTAIN
ABSENT
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'~(' ( lie/! . i
i _ _ v.~ /~ t:AA.{'C__
City lerk
The foregoing resolution is hereby approved this
ITH V ALLES, Mayor
of San Bernardino
24 Approved as to form
and legal content:
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JAMES F. PENMAN
City Attorney _
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ATTACHMENT B
"Lee:al Description"
A portion of Parcel 3 of Parcel Map No. 16307, filed in Book 200 of Parcel Maps Pages
70 - 76, October 17, 2003, in the Office of County Recorder of the County of San
Bernardino.
EXHIBIT 1
CITY OF SAN BERNARDINO PROJECT: GPA 05-09
PLANNING DIVISION CUP 05-10
LOCATION MAP
LAND USE DISTRICTS HEARING DATE: 7/19/05
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