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Home My WebLink About31-Planning & Building Services CITY OF SAN BERNARDINO - REQUFST FOR COUNCIL ACTION From: Michael E. Hays, Director Subject: Tentative Tract No. 15650 (78 lot subdivision) and General Plan Amendment No. 96-05 (RM, Residential Medium, to CG-1, Commercial General) located at the northeast corner of 9th Street and Tippecanoe Avenue Dept: Planning & Building Services ORIGINAL Date: January 7, 1997 MCC Date: January 27, 1997 Synopsis of Previous Council Action: N/A Recommended Motion: That the hearing be closed and that the Mayor and Common Council adopt the resolution which adopts the Negative Declaration and approves General Plan Amendment No. 96-05, and approve Tentative Tract No. 15650, based on the Findings of Fact and subject to the Conditions of Approval and Standard Requirements. Contact person: Michael E. Hays Phone: 384-5357 Supporting data attached: Staff Re.port and Resolution Ward: 2 FUNDING REQUIREMENTS: Amount: N/ A Source: (Acet. No.) N/A (Acet. Description) Finance: Council Notes: Res 97- c2 J ADMIN. Oi?iS'lCEi Agenda Item No.~ '/3...1/Ql 8 j.t,N 97 ill 42 CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: TENTATIVE TRACT NO. 15650 AND GENERAL PLAN AMENDMENT NO. 9CHl5 MAYOR AND COMMON COUNCIL MEETING OF JANUARY 27,1997 OWNER: M. Beydoun and N. Hakme 16106 Seville Avenue Fontana, CA 92335 APPUCANTS: Dave Mlynarski MAPCO 680 South Waterman Avenue San Bernardino, CA 92408 REQUESTIWCATION: The applicant is requesting approval of Tentative Tract No. 15650 to subdivide 27.1 acres into 78 single-family lots with a remaining 5.24 acre parcel intended for future commercial purposes. The applicant is also requesting approval of General Plan Amendment No. 9CHl5 to change the General Plan land use designation of the 5.24 acre parcel created by Tentative Tract No. 15650 from RM, Residential Medium to CG-l, Commercial General. The 27.1 acre site is generally located at the northeast comer of Ninth Street and Tippecanoe Avenue in the RM, Residential Medium land use designation. (See Exhibit I, Site Location Map) KEY POINTS o The Tentative Tract and General Plan Amendment were fIled concurrently, hence the final decision for the Tentative Tract rests with the Mayor and Common Council along with the General Plan Amendment. o Changing the land use designation of the vacant 5.24 acre parcel created by Tentative Tract No. 15650 from RM to CG-I creates a logical extension of the existing CG-l district located to the west across Tippecanoe Avenue and on the north side of Ninth Street (See Exhibit 3, Attchment B). o The proposed amendment does not conflict with General Plan Goals which pertain to the pattern and distribution of land uses. More specifically, the proposal is consistent with Objective 1.7 which encourages that land uses occurring randomly be allowed to evolve into a network of interrelated activity clusters. Tentative Tract No. 15650 and Conditional Use Permit No. 96-05 Mayor and Common Council Meeting of January 27, 1997 Page 2 The Planning Commission Staff Report prepared for the October 8, 1996 Planning Commission meeting provides the detailed background and analysis of this project (Refer to Exhibit 2). COMMENTS RECEIVED Comments received are contained and addressed in the Planning Commission staff report. No other comments have been received as of the date of this staff report. ENVIRONMENTAL DETERMINATION An Initial Study was prepared by staff for the Tentative Tract and General Plan Amendment and was presented to the Environmental Review Committee on September 5, 1996. A Negative Declaration was proposed. The Initial Study was made available for public review and comment from September 12, 1996 to October 2, 1996. No comments were received. On October 3, 1996, the Environmental Review Committee recommended the Planning Commission recommend adoption of the proposed Negative Declaration to the Mayor and Common Council for both projects (Refer to Exhibit 3, Attachment G). PLANNING COMMISSION RECOMMENDATION At their October 22, 1996 meeting, the Planning Commission unanimously recommended to the Mayor and Common Council that they adopt the proposed negative declaration and approve General Plan Amendment No. 96-05 and Tentative Tract No. 15650 based upon the findings of fact and subject to Conditions of Approval and Standard Requirements contained in the Planning Commission staff report (Exhibit 3). STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council: 1. Adopt the Resolution to adopt the Negative Declaration and approve General Plan Amendment No. 96-05 to change the general plan land use designation from RM, Residential Medium to CG-l, Commercial General on 5.24 acres of land located at the northeast comer of Ninth Street and Tippecanoe Avenue based on the Findings of Fact contained in the Resolution (Exhibit 3); and, 2. Approve Tentative Tract No. 15650 based upon the Findings of Fact and subject to the Conditions of Approval and Standard Requirements contained in the Planning Commission staff report (Attachments E and F to Exhibit 2). Tentative Tract No. 15650 and Conditional Use Permit No. 96-05 Mayor and Common Council Meeting of January 27, 1997 Page 3 Prepared by: Michael R. Finn, Associate Planner for MiCHAEL HAYS, Director of Planning & Building Services EXlllBITS: 1 - Site Location Map 2 - Tentative Tract Map and Proposed General Plan Amendment Map 3 - Planning Commission Staff Report (October 22, 1996) and Attachments 4 - Resolution ..-....-- EXHIBIT 1 ~ CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT CASE AGENDA ITEM# LOCATION HEARING DATE 7. - . ~- . ~ .~... . '.' ~ ~ ---I M 15 ~ .. . ~ '" ~I~~ o ~ ~M~ , rt,ftO , , :OU",T a G1T"f CI' SoW I!EM.&JIONO Cl!IrffJU,L_f1>oCSfIMCI!S ?LAN-S.' I t1AGE 1 C~ 1 (4-90) r . . .1 J I I o Ii) CO ~ ;!i I !o:iq t$ Z !'i i: ~ ij; l~ () ,w! It <( !~~ ~.l. cc ii'! ".~"::ll ~! :!! ',wW j > j-1 -~ I' <( -I' 0 !zt!~ w ~ I j. I "!I 'II II H.I I,ih mi I ; ilt II. J ,I. Ii: I !il it: ! I EXHIBIT 2 ~ mf I. " J . I I t:-~~ --~ I" '--. -'. -- ;1, b, P, ~. ~. I I , I I'. , I I I I' I I Ii FI ; ! II!! Iii !II Ii .,. h. I' ,. ,. ;id ".'"'' !'I' ~l' r.I,;I"'b !U; ::~ ~fi :i.! i!J h.i ~!! ~ll L.! 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',.1 Jla:])' f !J::' lii'II::1 ui1~I~ CASE: =============================================== EXHIBIT 3 CITY OF SAN BERNARDINO PLANNING DMSION SUMMARY Tentative Tract No. 15650 General Plan Amendment No. 96-05 AGENDA ITEM: 2 HEARING DATE: 10-22-96 WARD: 2 APPLICANT: Dave MIynarski MAPCO/Bonadiman Engineers 680 South Waterman Avenue San Bernardino, CA 92408 OWNER: M. Talal Beydoun & Nabil Hakme 16106 Seville Avenue Fontana, CA 92335 =============================================== REQUEST! LOCATION - Tentative Tract No. 15650 is a request to subdivide 27.1 acres into 78 single-family lots and one 5.24 acres lot intended for future commercial purposes. General Plan Amendment No. 96-05 is a request to change the land use designation on the 5.24 acre parcel created by the Tentative Tract from RM, Residential Medium to CG-I, Commercial General. The project site is located at the northeast corner of Ninth Street and Tippecanoe Avenue in the RM, Residential Medium land use designation. =============================================== PROPERTY ExlsnNG LAND USE LAND USE DESIGNATION SUBJECT NORTH SOUTH EAST WEST Vacant Wann Creek Flood Channel Vacant (City of Highland) Apartments Vacant RM, Residential Medium PFC, Public Flood Control LD, Low Density Residential RM, Residential Medium CG-I, Commercial General GEOLOGIC/SEISMIC YES c FLOOD HAZARD YES. SEWERS: YES . HAZARD ZONE: NO . ZONE: Zone AE 100 NO C NO c Yr and Zone X Soo Yr mGH FIRE HAZARD YES c AIRPORT YES c REDEVELOPMENT YES c ZONE: NO . NOISE/CRASH NO . PROJECT AREA: NO . ZONE: ENVIRONMENTAL FINDINGS: STAFF RECOMMENDATION: o Not Applicable o Exempt . No Significant Effects o Potential Effects, Mitigating Measures, No E.I.R. o E.I.R. wi Significant Effects . APPROVAL o Significant Effects, See Attached E.R.C. Minutes . CONDffiONS o DENIAL o CONTINUANCE TO: Tentative Tract No. 15650 General Plan Amendment No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 1 REQUEST The applicant is requesting approval of Tentative Tract No. 15650 to subdivide 27.1 acres into 78 single-family lots with a remaining 5.24 acre parcel intended for future commercial purposes. The applicant is also requesting approval of General Plan Amendment No. 96-05 to change the General Plan land use designation of the 5.24 acre parcel created by Tentative Tract No. 15650 from RM, Residential Medium to CG-l, Commercial General. LOCATION The 27.1 acre site is generally located at the northeast comer of Ninth Street and Tippecanoe Avenue in the RM, Residential Medium land use designation. Refer to Attachment A. SITE AND AREA CHARACTERISTICS The site is roughly rectangular in shape, and is generally located on the northeast comer of Ninth Street and Tippecanoe A venue, in the RM, Residential Medium land use district. Both Ninth Street and Tippecanoe Avenue are identified by the General Plan as secondary arterials. The site is bordered on the north by the Warm Creek Flood Channel. The site is vacant and relatively flat with a slight slope to the west-southwest at 1 to 2 percent. The site is generally devoid of vegetation with signs of having been recently disced for weed abatement. Surrounding land uses include a multi-family apartment complex on the east of the site in the RM land use designation. The existing land uses north of the site (along Tippecanoe Avenue) include the Warm Creek Flood Channel, apartments and vacant RM designated land. South of the site (across and along Ninth Street) is vacant low density residentially designated land within the limits of the City of Highland. To the southeast (along the south side of Nmth Street and west of Tippecanoe Avenue) is vacant land designated IL, with a camper shell manufacturing facility located approximately 550 feet west of the intersection. To the west of the site (across Tippecanoe A venue, along the north side of Ninth Street and south of Warm Creek Channel) is designated CG-l. The lot at the northwest comer of the CG-l area is vacant with a mini-storage adjacent on the north, a small commercial/industrial multi-tenant complex adjacent on the west, and an RV Park between the commercial/industrial complex, west to the point at which Warm Creek Channel intersects and passes beneath Ninth Street. CALIFORNIA ENVIRONMENTAL QUALITY ACr (CEQA) An Initial Study was prepared by staff for both the Tentative Tract and the General Plan Amendment. The Initial Study was presented to the Environmental Review Committee on September 5, 1996. A Negative Declaration was proposed. The Initial Study was made available for public review and comment from September 12, 1996 until October 2, 1996. No Tentative T1'lICt No. 15650 General Plan Amendment No. 96~ Agenda #2 Hearing Date: 10-22-96 Page 2 comments were received. See Initial Study, Attachment G. On October 3, 1996, the ERC recommended the Planning Commission recommend adoption of the proposed Negative Declaration to the Mayor and Common Council for both projects. BACKGROUND Both Tentative Tract No. 15650 and General Plan Amendment No. 96-05 were filed concurrently. Pursuant to Development Code Section 19.31.030, the final decision for both applications shall be highest review authority in the either application. Since the Mayor and Council is the highest review authority for the General Plan Amendment, they are also the final review authority for the Tentative Tract as well. ANALYSIS - TENTATIVE TRACT Proposal The applicant proposes to subdivide 27.1 acres into 78 single-family lots 7,200 square feet or greater in size, and a single 5.24 acre parcel. The PllIpOse of the subdivision is to create an approximate 21.9 acre single-family residential development on the eastern four-fifths of the site with the eastern one-fifth of the site reserved for a future undetermined 5.24 acre commercial development. See Attachment B-1. Developmenr Code and General Plan Conformance The proposed subdivision meets all Development Code design standards and is consistent with the General Plan as shown in Attachment C. The applicant proposes a density of 3.56 dwelling units to the acre for the 21.9 acre single-family portion of the subdivision, whereas the Development Code and General Plan permit a maximum density of 4.5 dwelling units to the acre for single-family developments in RM. Proposed lot sizes for the residential portion range in size from 7,200 square feet to 11,432 square feet, with a minimum proposed lot depth of 108 feet and proposed lot width of 60 feet. The applicant has provided an additional 10 feet in depth for Lots 30 through 40, which abut Ninth Street and an additional 10 feet in width for Lot 41, which also abuts Ninth Street in accordance with Development Code Section 19.30.06Q(5). Conditions of Approval have been added to require the additional 10 feet on the lots to be included in a landscape maintenance district. Tentative Tract No. 15650 General Pian ...m....d......t No. 96~ Agenda #2 Hearing Date: 10-22-96 Page 3 Access The subdivision is proposed to have two different standard routes of access. One standard route of access is provided via the proposed . A. Street to Ninth Street and the other standard route of access is provided via the proposed Fairfax Lane to Ninth Street. All lots created by the subdivision front on a dedicated street with access to both standard routes. Traffic The City Traffic Engineer has reviewed the proposal and has determined that the additional vehicle trips resulting from the Tentative Tract will not cause any significant impact on the adjoining street system and a traffic study was not required. Flood Hazard Upper Warm Creek Channel and its confluence with Del Rosa Channel abut the north side of the site. Downstream of this confluence, Upper Warm Creek Channel consists of a rectangular concrete channel. Upstream of the same confluence, Upper Warm Creek consists of a trapezoidal earth channel which is not considered adequate to contain major storm flow. According to the most recent Flood Insurance Rate Map No. 0671C8682F, dated March 18, 1996, the site lies within Zones AE and Zone X. Zones AE includes flood hazard areas that will be inundated by a lOO-year storm event. Zone X includes areas that will be inundated by a 500 year storm event, and areas that will be inundated by a lOO-year storm event, with average depths of less than 1 foot. An 85 foot flood control building setback was required on Lots 2 through 8, Lots 79 and 57, and a 100 foot flood control building setback was required on Lot 56. The flood control setbacks in conjunction with the Engineering Standard Requirements project conditions of approval will reduce impacts to a level of insignificance. However, the 85 foot flood control setbacks on Lots 59 and 79, and the 100 foot flood control setback on Lot 56 creates concern over whether or not these lots are buildable when the setbacks are considered. Staff is therefore requesting that the applicant demonstrate that these lots are buildable by providing conceptual site plans for these lots showing compliance with both the flood control setbacks and Development Code setbacks prior to approval by the Mayor and Common Council. A Condition of Approval has been added to ensure that the flood control setbacks are not utilized as justification for setback variances since the developer has had an opportunity through subdivision design to ensure that au. lots are buildable in compliance with applicable Development Code standards. Tentative Tract No. IS6S0 General Plan Amendment No. 96-oS Agenda #2 Hearing Dale: 10-22-96 Page 4 Ground Subsidence and Liquefaction The subdivision site is identified by the General Plan as being located in an area of potential ground subsidence. Figure 51 in the General Plan shows the extent of the historic area of subsidence which is within the thick, poorly consolidated alluvial and marsh deposits of the old artesian area north of Lorna Linda. Potential subsidence within this area may be as great as 5 to 8 feet if ground water is depleted from the Bunker Hill-San Timoteo Basin. In 1972, the San Bernardino Municipal Water District began to maintain groundwater levels from recharge to percolation basins which filter back into the alluvial deposits. Since the recharge program began, problems with ground subsidence have not been identified. Additionally, adherence to the Building Services Division Standard Requirement regarding the submittal ofa soils study and the implementation of standard engineering practices for foundation design will reduce any potential impacts to a level of insignificance. The site is also located in an area identified as having a potential for high liquefaction susceptibility. However, single-family homes historically are not as subject to failure under the effects of liquefaction as heavier commercial structures. The City's liquefaction ordinance MC- 676 exempts wood-frame single-family detached residential structures from preparing a liquefaction report. Perimeter Walls and Fences The applicant is proposing six foot perimeter block walls along Ninth Street and along the eastern property line and a six foot combination block walllwrought iron fence along "A" Street and "B" Street. To buffer the areas where the combination walllfence is located, the project has been conditioned to plant a dense climbing vine or hedge. However, in the area along "A" Street adjacent to Lot 1, the City may require replacement of the combination block walllwrought iron fence once fina1 determination is made by the Developer as to how Lot 1 will be developed. The design of perimeter walls and fences must comply with Development Code Section 19.20.030(8)(0). ANALYSIS - GENERAL PLAN AMENDMENT Amendment Site Characteristics The 5.24 acres site is rectangular in shape and coincide~ with Lot 1 proposed by Tentative Tract No. 15650 (See Attachment B-1). The site is presently vacant and undeveloped. Existing Land Use Designation The purpose of the RM, Residential Medium land use designation is to meet the City's objective, TenIalive Tract No. 15650 General Plan Amendment No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 5 as follows: "Promote the development of high-quality multi-family townhomes, condominiums, and apartments which convey a distinctive residential neighborhood character and are integrated with their setting." (General Plan Objective 1.13) The RM designation permits the development of multi-family townhomes and apartments at a density of9.1 to 14 units per net acre and to a height of three stories (42 feet). The RM district requires a minimum lot size of 14,400 square feet for the development at the RM density, but lots of smaller size may be developed at the RU density of 9 units per net acre or lower density (General Plan Policies 1.13.10 and 1.13.30). Proposed Land Use Designation The purpose of the CG-I, Commercial General land use designation is to meet the City's objective, as follows: "Provide for the continued use, enhancement, and new development of retail, personal service, entertainment, office and related commercial uses along major transportation corridors and intersections to serve the needs of the residents; reinforcing existing commercial corridors and centers and establishing new location as new residential growth occurs." (General Plan Objective 1.19) As indicated, the CG-I should occur along significant arterials and intersections such as Tippecanoe Avenue and Ninth Street to provide commercial services by establishing a new location in an area where residential growth occurs. The CG-l permits a diversity of community-serving retail and service uses, entertainment uses, and professional and financial offices. General Plan Consistency Approval of the proposed amendment will nominally increase the CG-I district area totals in the City by 5.24 acres. This is consistent with the provisions contained in General Plan Goal IG which pertains to the pattern and distribution of land uses. More specifically, the proposal is consistent with General Plan Objective 1.7 which encourages that land uses occurring randomly be allowed to evolve into a network of interrelated activity clusters. Given the existing commercial uses and CG-I on the north side of Ninth' Street and west of Tippecanoe Avenue south of the Warm Creek Flood Channel, it makes sense to add the 5.24 acres on the east side of Tippecanoe Avenue, west of the residential lots of the tentative tract, and between Ninth Street and Warm Creek Channel to the CG-l district. Tentative Tract No. 15650 General Plan """",d"""'t No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 6 Traffic The General Plan Amendment will result in the creation of a 5.24 acre commercial parcel. No specific commercial land use is being proposed for the commercial parcel. The change in land use designation through the General Plan Amendment will not cause any significant impact on the adjoining street system as determined by the City Traffic Engineer. However, any project specific commercial use proposed in the future for the commercial parcel created by the tract and amendment will be subject to further review under the California Environmental Quality Act. COMMENTS RECEIVED TENTATIVE TRACT NO. 15650 General Telephone (GTE) GTE has indicated that the site is within their service area and that they will provide the subdivision with telephone service. San Bernardino Unified School District The District has indicated that prior to the construction of any residential, commercial, or industrial project, payment of school facility fees as established shall be paid to the San Bernardino City Unified School District. San Bernardino County Flood Control District Flood Control District Comments have been addressed in the Flood Hazard Section in the staff report above. GENERAL PLAN AMENDMENT NO. 96-05 City of Highland The City of Highland has indicated that the General Pllin Amendment may be incompatible with the low density residential land use designation across Ninth Street on the south in the City of Highland. Staff does not concur, since Ninth Street and Tippecanoe Avenue are both secondary arterials and are not local residential streets, higher traffic volumes and through traffic which is consistent with most commercial uses already occurs in the area. Tentative Tract No. IS6SO General Plan Amendment No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 7 CONCLUSION TENTATIVE TRACT NO. 15650 Tentative Tract No. 15650 meets all applicable Development Code Standards and is consistent with the General Plan. Environmental Impacts have been mitigated through the Initial Study and project Conditions of Approval. GENERAL PLAN AMENDMENT NO. 96-05 The amendment. proposal is consistent with provisions in the General Plan Goal 1 G and Objective 1.7 which pertain to the patterns and distributions of land uses. The amendment will provide additional commercial land in an area of future residential growth. RECOMMENDATION Staff recommends that the Planning Commission recommend that the Mayor and Common Council: 1. Adopt the proposed Negative Declaration; 2. Approve Tentative Tract No. 15650 based upon the Findings of Fact (Attachment D-1) and subject to the Conditions of Approval (Attachment E) and Standard Requirements (Attachment F); and, 3. Approve General Plan Amendment No. 96-05 based on the Findings of Fact (Attachment D-2). Respectfully Submitted, - ~~ Director of Planning and Building Services ~~~ MICHAEL R. FINN Associate Planner Attachment A Attachment B Attachment C Attachment D Attachment E Attachment F Attachment G Tentative Tract No. 15650 General Plan Amendment No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 8 Location Map Tentative Tract Map and Proposed General Plan Amendment Development Code and General Plan Consistency Table Tentative Tract Findings of Fact (D-l), and General Plan Amendment Findings of Fact (D-2) Conditions of Approval Standard Requirements Initial Study Tentative Tract No. 15650 General Plan .... """,d"""'l No. 96-OS Agenda #2 Hearin, Dale: 10-22-96 Page 11 ATIACHMENT C DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE Development General Catel!'Oty Pro.POsal Code Plan Permitted Use Single-Family Permitted Permitted Subdivision Lot Size 11,400 s.f. 7,200 s.f. 7,200 s.f. Lot Width . Interior Lots 60 feet 60 feet N/A Comer Lots 66 feet 66 feet N/A Lot wi Side Abutting an 76 feet 76 feet arterial Street (Nmth) Lot Depth 108 feet 100 feet N/A Lot wi Rear Abutting an 120 feet 120 feet N/A Arterial Street (Ninth) Density 3.56 DUlAC 4.5 DUlAC' N/A Access All lots have All lots shall N/A direct access to have direct a public street & access to a provisions for public street & 2 standard means provisions for of ingress! egress 2 standard means are provided of ingress! egress required , For single-family subdivisioDS in the RM district, the RS density applies. Tentative Tract No. 15650 General Plan Amendment No. 96-05 Agenda #2 Hearing Date: 1()"22-96 Page 12 ATTACHMENT D-1 FINDINGS OF FACT TENTATIVE TRACT 1. The proposed map is consistent with the General Plan, in that the proposal conforms to the standards concerning distribution, location, and extent of uses covered by the General Plan; 2. The design of the proposed subdivision is consistent with the General Plan, in that it conforms .to the policies specified for single-family development in the RM, Residential Medium land use designation. 3. The site is physically suitable for the type of proposed development, in that the lots created meet the minimum lot standards specified by the Development Code. 4. The site is physically suitable for the proposed density of development, in that the site is of sufficient size to accommodate the proposed subdivision in compliance with the maximum densities specified for a single-family development in the RM designation. 5. The design of the subdivision is not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat, in that an Initial Study was prepared and the environmental impacts associated with the project have been mitigated or reduced to a level of insignificance. 6. The design of the subdivision is not likely to cause serious public health problems, in that all lots created front on a dedicated street and the subdivision has two different standard routes of access 7. The design of the subdivision will not conflict with any easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Tentative Tract No. 15650 General Plan Amendment No. 96-05 Agenda #2 Hearing Dale: 10-22-96 Page 13 ATIACHMENT D-2 FINDINGS OF FACT GENERAL PLAN AMENDMENT NO. 96-05 1. The proposed amendment to change the General Plan land use designation from RM, Residential Medium to CG-I Commercial General on 5.24 acres is intemally consistent with the General Plan provisions contained in GoallG and Objective 1.7 pertaining to the pattern and distribution of land uses in that it will provide for future commercial development in an area of residential growth and is a logical extension of the nearby CG- I district iocated across Tippecanoe Avenue on the west. 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the commercial uses that could be developed on the amendment site will be subject to all Development Code requirements and will provide future services for other land uses in the vicinity. 3. The proposed amendment to change the land use designation on the 1.66 acre site from RM, Residential Medium to CG-I, Commercial General would not significantly affect the balance of land uses within the City in that the proposal would nominally increase an existing commercial district; and, 4. The subject site is physically large enough for uses permitted in the CG-I, Commercial General land use designation and the parcel has adequate access to Tippecanoe Avenue and Ninth Street and to utilities. Tentative Tract No. 15650 General Plan Amendment No. 96~ Agenda #2 Hearing Dale: 10-22-96 Page 14 ATIACHMENT E CONDmONS OF APPROVAL Tentative Tract No. 15650 1. Within two years of this approval, the filing of the final map or parcel map with the Council shall have occurred or the approval shall become null and void. Expiration of a tentative map shall terminate all proceedings and no final map or parcel map shall be filed without first processing a new tentative map. The City Engineer must accept the final map or parcel map documents as adequate for approval by Council prior to forwarding them to the City Clerk. The date the final map shall be deemed filed with the Council is the date on which the City Clerk receives the map. The review authority may, upon application filed 30 days prior to the expiration date and for good cause, grant an extension to the expiration date pursuant to Section 19.66.170 of the Development Code and the State Map Act. Project: Expiration Date: Tentative Tract No. 15650 (Date of Final Approval by Council) 2. The review authority may, upon application being med 30 days prior to the expiration date and for good cause, grant one time extension not to exceed 12 months. The review authority shall ensure that the project complies with all current Development Code provisions. 3. In the event that this approval is legally challenged, the City will promptly notify the applicant of any claim or action and will cooperate fully in the defense of the matter. Once notified, the applicant agrees to defend, indemnify, and hold harmless the City, its officers, agents and employees from any claim, action or proceeding against the City of San Bernardino. The applicant further agrees to reimburse the City 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. 4. Construction shall be in substantial conformance with the planes) approved by the Director, Development Review Committee, Planning Commission or Mayor and Common Council. Minor modification to the Rlan(s) 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. Tentative TlBCt No. 15650 General Plan A m~nd"""'t No. 96-05 Agenda #2 Hearing Date: 10-22-96 Page 15 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. 5. No vacant, relocated, altered, repaired or hereafter erected structure shall be occupied or no change of use of land 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. 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. 6. This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval. This includes Chapter 19.20 - Property Development Standards, and includes: dust and dirt control during construction and grading activities; emission control of fumes, vapors, gases and other forms of air pollution; glare control; exterior lightning design and control; noise control; odor control; screening; signs, off-street parking and off-street loading; and, vibration control. Screening and sign regulations compliance are important considerations to the developer because they will delay the issuance of a Certificate of Occupancy until they are complied with. Any exterior structural equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally screened by wall or structural element, blending with the building design ind include landscaping when on the ground. 7. The construction of homes shall comply with the latest Federal Insurance Administration flood proofing requirements in force at the time of construction. 9. The Flood Control Building Setbacks may affect the placement of homes on the lots created byt the subdivision resulting in the Developer being unable to place larger footprint homes on the affect lots in compliance with Development Code Standards. Lot 56 may be an unbuildable lot based on the Flood Control Building Setback. The flood control setbacks shall not be used as justification for a setback variance to make any lot buildable since the applicant has had the opportunity through subdivision design to ensure that all proposed lots are buildable (including Lot 59). Tentative Tract No. 15650 General Plan Amendment No. 96~ Agenda #2 Hearing Date: 10-22-96 Page 15 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. 5. No vacant, relocated, altered, repaired or hereafter erected structure sha11 be occupied or no change of use of land or structure(s) sha11 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. 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. 6. This permit or approval is subject to all the applicable provisions of the Development Code in effect at the time of approval. This includes Chapter 19.20 _ Property Development Standards, and includes: dust and dirt control during construction and grading activities; emission control of fumes, vapors, gases and other forms of air pollution; glare control; exterior lightning design and control; noise control; odor control; screening; signs, off-street parking and off-street loading; and, vibration control. Screening and sign regulations compliance are important considerations to the developer because they will delay the issuance of a Certificate of Occupancy until they are complied with. Any exterior structural equipment, or utility transformers, boxes, ducts or meter cabinets shall be architecturally screened by wall or structural element, blending with the building design and include landscaping when on the ground. 7. The construction of homes shall comply with the latest Federal Insurance Administration flood proofing requirements in force at the time of construction. 9. The Flood Control Building Setbacks may affect the placement of homes on the lots created byt the subdivision resulting in the Developer being unable to place larger footprint homes on the affect lots in compliance 'with Development Code Standards. Lot 56 may be an unbuildable lot based on the Flood Control Building Setback. The flood control setbacks shall not be used as justification for a setback variance to make any lot buildable since the applicant has had the opportunity through subdivision design to ensure that all proposed lots are buildable (including Lot 59). Tentative Tract No. 15650 General Plan Amendment No. 96.05 Agenda #2 Hearing Dale: 10-22-96 Page 16 to. Prior to any activity on Flood Control District right-of-way, a permit must be obtained through the Flood Control District's Field Engineering Division. At that time, the proposal will be reviewed by the District with respect to specific requirements. Connections to Flood Control District Facilities shall be reinforced concrete pipe. 12. A six foot decorative block wall, wrought iron, or combination decorative block/wrought iron fence or other barrier approved by the City of San Bernardino Planning Division and County Flood Control District shall be constructed along the Flood Control District's right::Of-way adjacent to the site. 13. To buffer the areas along" A" Street and "B" Street as shown on the approved Tentative Map where a combination block wall/wrought iron fence is proposed, the developer sha11 plant a dense climbing vine or hedge, subject to the approval of the Parks Department and Planning Division. However, in the area along "A" Street adjacent to Lot 1, the City may in the future, at the time of development of Lot 1, require replacement of the combination block wall/wrought iron fence based on the land use proposed for the development on Lot 1. The design of perimeter walls and fences sha11 comply with Development Code Section 19.20.030(8)(0) and shall be shown on all submitted landscape plans. 14. This permit or approval is subject to the attached conditions or requirements of the following City Departments or Divisions: a. Public Works (Engineering) Department b. Building Services Division of the Planning and Building Services Department c. Fire Department d. Parks and Recreation Department " "" -----.. ATTACHMENT F STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: · NOTE TO APPLICANT: Where separate Engineering plans are required, the applicant is responsible for submitting the Engineering plans directly to the Engineering Division. They may be submitted prior to submittal of Building Plans. 1. Drainaae and Flood Control a) All necessary drainage and flood control measures shall be subject to requirements of the City Engineer, which may be based in part on the recommendations of the San Bernardino County Flood District. The developer's Engineer shall furnish all necessary data relating to drainage and flood control. b) A structure setback of 100' from Warm Creek Flood Channel right-of-way shall be maintained across lot 56. A structure setback of 85' from Warm Creek Flood Channel right-of-way shall be maintained across lots 2-8, 79, and 57. c) A permit will be required from the Department of Transportation and Flood Control if any work is required within the Flood Control District's right-of- way. d) 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. Page I 10/11/96 j- STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: e) All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer. f) The proposed 36" Storm drain in Tippecanoe Avenue shall be designed and constructed in accordance with the Storm Drain Design Policies and Procedures of the Department of Public Works/City Engineer. Design plans shall be approved by the Director of Public Works/City Engineer. g) Applicant shall mitigate on-site storm water discharge sufficiently to maintain compliance with the City's NPDES Storm Water Discharge Permit Requirements. A "Notice of Intent (NOI)" shall be filed with the State Water Quality Control Board for construction disturbing 5 acres of more of land. h) An Erosion Control Plan shall be approved by the City Engineer prior to grading plan approval. 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. Gradina and LandscaDina a) If more than l' of fill or 2' of cut is proposed, the site/plot/grading and drainage plan shall be signed by a Registered Civil Engineer and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's "Grading Policies and Procedures" and the City's "Standard Drawings", unless otherwise approved by the City Engineer. Page 2 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: 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 Planning and Building Services 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) 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"). e) 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 Department of Public Works/City Engineer. f) 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 retro-fitting of existing building access points for handicap accessibility, if applicable. g) The project Landscape Plan shall be reviewed and approved by the City Engineer prior to issuance of a graQing permit. Submit 5 copies to the Engineering Division for Checking. Page 3 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: h) A Landscape Maintenance District shall be implemented to maintain landscaping within the following areas: 1. North side of Ninth Street between back of walk and the wall, adjacent to lots 30 through 41. 2. The west side of "A" Street between the back of curb and wall, adjacent to Lot 1. 3. The north side of "8" Street between the back of curb and wall, adjacent to the Warm Creek Flood Control Channel. i) Where the required landscaping or access to landscaping for the Landscape Maintenance District is outside street rights-of-way, an easement for landscape purposes shall be dedicated to the City. j) The required Landscape Maintenance District shall be formed prior to Map recording. k) Separate sets of Landscape Plans shall be provided for the Landscape Maintenance District. I) Prior to sale of each parcel, the Developer shall provide the City's Real Property Section of the Department of Public Works with a signed copy of the "Notice of Assessment District" disclosure for each property purchaser. Page 4 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: 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) Each parcel shall be provided with separate water and sewer facilities so it can be served by the City or the agency providing such services in the area. c) Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. d) Sewer main extensions required to serve the site shall be constructed at the Developer's expense. Sewer systems shall be designed and constructed in accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings. e) Utility services shall be placed underground and easements provided as required. f) All existing overhead utilities adjacent to or traversing the site on either side of the street shall be undergrounded in accordance with Section 19.30.110 of the Development Code. Page 5 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: l.'~ g) Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer, except overhead lines, if required by provisions of the Development Code to be undergrounded. See Development Code Section 19.30.110. 4. Maooina a) A Final Map based upon field survey will be required. b) All street names shall be subject to approval of the City Engineer prior to Map approval. c) Additional survey and map information including, but not limited to, building setbacks, flooding and zones, seismic lines and setbacks, geologic mapping and archeological sites shall be filed with the City Engineer in accordance with Ordinance No. MC-592. 5. Imorovement Comoletion a) Street, sewer, and drainage improvements plans for the entire project shall be completed, subject to the approval of the City Engineer, prior to the Map recordation. b) If the required improvements are not completed prior to Map recordation, an improvement security accompanied by an agreement executed by the developer and the City will be required. Page 6 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: c) Street light energy fee to pay cost of street light energy for a period of 4 years shall be paid. Exact amount shall be determined and shall become payable prior to map recording. d) All rights of vehicular ingress/egress shall be dedicated from the following streets: 1. Ninth Street from Lots 30 through 41. 2. "An Street from Lot 1. 3. "B" Street from the Warm Creek Flood Control Channe. 6. Street Improvement and Dedications a) All public streets 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, shall be accomplished in accordance with the City of San Bernardino "Street Improvement Policy" and City "Standard Drawings", unless otherwise approved by the City Engineer. Street lighting, when required, shall be designed- and constructed in accordance with the City's "Street Lighting Policies and Procedures". Street lighting shall be shown on street improvement plans except where otherwise approved by the City Engineer. b) For the streets listed below, dedication of adequate street right-of way (R.w.) to provide the distance from 'Street centerline to property line and placement of the curb line(C.L.) in relation to the street centerline shall be as follows: Page 7 10111/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM lOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: . Street Name Riaht-of-Wavlft.l Curb Linelftl Ninth Street 44' 32' "A".and "B" Street 30' 18' Fairfax Lane 30' 18' "C", "0", & "E" Streets 25' 18' Tippecanoe Avenue Existing RN.J and Curb Line Okay. c) Sufficient dedication of street rights-of-way shall be required along the north side of Ninth Street between Tippecanoe Avenue and "A" Street to provide a parkway width of 14 feet. d) Construct 8" Curb and Gutter per City Standard No. 200 adjacent to the site. Widen pavement adjacent to the site to match new curb and gutter. Construct approach and departure transitions for traffic safety and drainage as approved by the Director of Public Works/City Engineer. e) All new streets shall be designed to provide a profile grade of 1.0% minimum. Page 8 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: /- f) Construct sidewalk adjacent to the site in accordance with City Standard No. 202, Case "A" (6' wide adjacent to curb), except that sidewalk will not be required along the west side of "A" Street and the north side of "B" Street. g) Sidewalk is required to be constructed in accordance with City Standard No. 202, Case "A" (6' wide adjacent to curb) along the east side of Tippecanoe Avenue adjacent to Lot 1 and the north side of Ninth Streets adjacent to Lots 1 and 30-41. h) Sidewalk on the north side of Ninth Street shall be constructed to link up to the existing sidewalk on the north side of Ninth Street to the east of the project site. i) Construct Handicap Ramps in accordance with City Standard No. 205 at all curb returns within and adjacent to the project site. Dedicate sufficient right-of-way at the corner to accommodate the ramp. j) Construct residential driveway approaches per City Standard No. 203. Commercial driveway approaches shall be constructed in accordance with City Standard No. 204, Type II, including handicap by-pass. k) Remove existing driveway approaches that are not part of the approved plan and replace with full height curb & gutter and sidewalk. I) Install Street Lights adjacent to the site in accordance with City Standard Nos. SL-1 and SL-2 and the Street Lighting Design Policies and Procedures. Page 9 10/11/96 ~ STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: m) Street Lights shall be installed along the east side of Tippecanoe Avenue adjacent to Lot 1 and the north side of Ninth street adjacent to Lots 1 and 30-41 where missing. n) The existing traffic signal at the intersection of Tippecanoe Avenue and Ninth Street shall be modified to add pedestrian crossing controls (push button controlled pedestrian walk/don't walk heads, audible and visual warning, crosswalk striping and markings, etc.). These controls shall be designed and installed at the applicant's expense. Details of the design shall be approved by the Director of Public Works/City Engineer. 7. Phasina a) If the project is to be developed in phases, each individual phase shall be designed to provide maximum public safety, convenience for public service vehicles, and proper traffic circulation. In order to meet this requirement, the following will be required prior to the finalization of any phase: b) Improvement plans for the total project or sufficient plans beyond the phase boundary to verify the feaSibility of the design shall be complete to the satisfaction of the City Engineer; c) A Plan shall be submitted for review and approval by the Engineering Division, Fire, and Planning Departments indication what improvements will be constructed with the given phase, subject to the following: . d) Dead-end streets shall be provided with a minimum 32 foot radius paved width; Page 10 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: e) Half width streets shall be provided with a minimum 28 foot paved width; f) Street improvements shall be completed beyond the phase boundaries, as necessary to provide secondary access; g) Drainage facilities, such as storm drains, channels, earth berms, and block walls, shall be constructed, as necessary, to protect the development from off-site flows; h) A properly designed water system shall be constructed which is capable of providing required fire flow, perhaps looping or extending beyond the phase boundaries; i) Easements for any of the above and the installation of necessary utilities shall be completed; and, j) Phase boundaries shall correspond to the lot lines shown on the approved tentative map. k) In order to maintain two independent means of access in compliance with City Code, Fairfax Lane will have to be completed through Phase 7 prior to occupancy of Phase 6. This assumes that phases will be completed in the sequence shown on the tentative tract map. 8. Reauired Enaineerina Permits a) Grading permit(lf applicable.). Page 11 10/11/96 STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND ONE COMMERCIAL PARCEL LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: HEARING DATE AGENDA ITEM b) On-site improvements construction permit(except buildings - see Planning and Building Services), including landscaping. c) Off-site improvements construction permit. 9. Applicable Enaineerina Fees1 a) Map Checking fee - $ 1,000.00 plus $ 30.00 per lot. b) Plan check and inspection fees for off-site improvements - 4% and 4%, respectively, of the estimated construction cosf of the off-site improvements. c) Plan check and inspection fees for on-site improvements(except buildings - See Planning and Building Services) - 2% and 3%, respectively, of the estimated construction cose of the on-site improvements, including landscaping. d) Plan check and inspection fees for grading (If permit required) - Fee Schedule available at the Engineering Division Counter. I All Fees are subject to change without notice. 2Estimated Construction Cost for Off-Site Improvements is based on a list of standard unit prices on file with the Department of Public Works/City Engineer. . 3 Estimated Construction Cost for On-Site Improvements Is based on a list of standard unit prices on file with the Department of Public Works/City Engineer. Page 12 10/11/96 - STANDARD REQUIREMENTS DEPARTMENT OF PUBLIC WORKSI CASE NO. TR 15650 CITY ENGINEER DESCRIPTION: 78 SFR LOTS AND HEARING DATE ONE COMMERCIAL PARCEL AGENDA ITEM LOCATION: EAST SIDE OF TIPPECANOE A VE. NORTH SIDE OF NINTH STREET PAGE NO: e) Drainage fee for residential development: $ 0.133 per square foot of net lot area - not to exceed $ 2,574.61 for any lot. f) Drainage fee for commercial area (upon development): $ 0.388 per square foot for the first 3,000 square feet of impervious lot area (total area less landscaped area), then $ 0.133 per square foot of remaining impervious lot area or fraction thereof. g) Traffic system fee for residential area: $ 154.57 per house. h) Traffic system for commercial area (upon development): $ 15.457 per new trip generated by the project. Exact amount shall be determined by the City Traffic Engineer at time of application for Building Permit. i) Sewer Connection fee for the commercial area (upon development): $219.49 per 3,000 square feet of building area or fraction thereof. j) Sewer Connection fee for residential area: $274.97 per bedroom. k) Sewer inspection fee: $18.51 per connection. I) Street or easement dedication processing fee in the amount of $ 200.00 per document. Page 13 10/11/96 CITY OF SAN BERNARDINO STANDARD REQUIREMENTS DEVELOPMENT SERVICES DIVISION Case No.: TI'15650 Agenda Item: #2 Hearing Date: 10-22-96 Pagel 1. Submit plans prepared by a Registered Building Architect or Civil or Structural Engineer. 2. Submit a complete lateral and structural analysis prepared by a Registered Civil or Structural Engineer or Architect. 3. Submit State of California Title 24 Energy Calculation Forms for non-residential buildings including a signed compliance statement. 4. Submit five (4) complete sets of construction plans including (5 complete sets for expeditious review): (a) Copy of conditions (b) Soils report (c) Energy Calculations (d) Structural Calculations 6. Provide a plot plan showing the location of the proposed sewer system. 7. City of San Bernardino named as certificate holder for Worker's Compensation Insurance. 8. Assessor's Parcel Number. 278-061-50, 69, & 72; 278-071-29. 9. Contractor's City license. 10. Contractor's State license. 11. Sewer capacity rights from Water Department, 384-5093, Neil Thomsen. 12. School fees from Unified School District, 381-1179. 13. Other: Plan Check time is ap.,proximately 5 weeks. Expeditious Plan Check time is ap.,proximately 10 working daYS. Contact Develo\>ment Services for possible expeditious review at 384-5071. . 14. If Project to be phased, Plan Check fees are to be paid at each phase. 15. Contact Development Services for Plan Check Fee cost prior to submittal of plans. . , (fl~S/ZJEPmL. ~ M'A..Jr# -I-- ?;1"';>EC.-1,()t)~ GENERAL REQUIREMENTS: ~prOVide one additional set of construction plans to Building and Safety for Fire Department use at time of plan check. Contact the City of San Bernardino Fire Department at (9091 384.5388 for specific detailed requirements. The developer shall provide for adequate fire flow as computed by the Fire Prevention Bureau. Minimum fire flow requirements shall be based on square footage, construction features. and exposure information supplied by the developer and .EDYIl be available * to placing combustible materials on site. CITY OF ....AN BERNARDINO FIRE DL.~ARTMENT STANDARD REQUIREMENTS Case: -77 /f6fZJ Date: ~ ,:l~ Reviewed By: I~ ~ WATER PURVEYOR FOR FIRE PROTECTION: X The fire protection water service for the area of this project is provided by: o San Bernardino Municipal Water Department. Engineering (909) 384-5391 )!l' East Valley Water District. Engineering (909) 888.8986 o Other Water Purveyor: Phone: PUBLIC FIRE PROTECTION FACILITIES: ;>Bt::"" 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. ;s::: 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 hydrant flow rates of 1,000 gpm at a 20 psi minimum residual pressure are required for residential areas. o Fire flow requirements may be met from the combined flow of two adjacent r".e hydrants. Fire flow requirements may be adjusted, as deemed appropriate by the Fire Department, based on individual site specific conditions and available mitigations. X Fire hydrant type and specific.location shall be jointly determined by the City of San Bernardino Fire Department in conjunction with the water purveyor. Fire 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 shall be installed by the water purveyor or by the developer at the water purveyor's discretion. Contact the water purveyor indicated above for additional information. ACCESS: o Provide two separate, dedicated routes of ingress/egress to the property entrance. The routes shall be paved, all weather. o 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 unobstructed 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. o Provide -NO PARKING- signs whenever parking of vehicles would possibly reduce the clearance of access roadways to less than the required width. Signs are to read "FIRE LANE. NO PARKING . M.C. See 15.16". o . Dead.end streets shall not exceed 500 feet in length and shall have a minimum 40 foot radius turnaround. The names of any new streets (public or private) shall be submitted to the Fire Department for approval. SITE: X All access roads and streets are to be constructed and usable prior to combustible construction. o 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 2'/2 inch and 4 inch outlet, and approved by the Fire Department. Fire hydrants shall be designated as a -NO PARKING" zone by painting an 8 inch wide. red stripe for 15 feet in each direction in front of the hydrant in such a manner that it will not be blocked by parked vehicles. BUILDINGS: 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. Commercial and multi family address numerals shall be 6 inches tall. Single family address numerals shall be 4 inches tall. The color of the numerals shall contrast with the color of the background. o Identify each gas and electric meter with the number of the unit it serves. o 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 pan of the building is over 75 feet travel distance from a fire extinguisher. o Apartment houses with 16 or more units, hotels (motels) with 20 or more units, or apartments or hotels (motels) three stories or more in height shall be equipped with automatic fire sprinklers designed to NFPA standards. o All buildings, other than residential. over 5.000 square feet, shall be equipped with an automatic fire sprinkler system designed to NFPA standards. This includes existing buildings vacant over 180 days. o Submit plans for the fire protection system to the Fire Department prior to beginning construction of the system. o Tenant improvements in all sprinklered buildings are to be approved by the Fire Department prior to start of construction. o Provide fire alarm {required throughout}. Plan must be approved by the Fire Department prior to start of installation. o Fire Department connection to lsprinkler system/standpipe system} shall be required at Fire Department approved location. Note: The applicant must request, in writing, any changes to Fire Department requirements. ADDITIONAL INFOR!I.1A nON: FPB 170 (11-941 '......'.... ,". , l CJ:TY 01', . " .v.....,-""'V.......... ...;-...... .~~.."fJ"o..........""1""1-;r:-,1I""!'" ",.-- ... --i~.,...-I.-_....- '\.-'..0~.- - .--:~... BERNARDINO PARltS, RBCREATJ:ON t. COMMmfl:TY SBRVJ:CBS DBPARTMBNT STANDARD RBQUJ:REMBNTS ~PA- Q/'?-05 GBNBRAL RBQm:RBMBNTS: I ] ~ Commercial Indu.trial and MUlti-UDit A.......nt Di.trict Ruid.ntial Purpo... Guid.lin.. and .ubmittal procedure Irrigation and Land.caping Plan.. Contact the City of San .enardino Parka.Recreetion and COJIIIIlUZlity Service. Department et (909) 38.-5217 or 31t-53U for specific detailed requirement.. SPECIFIC RBQm:RBMBNTS: [~ ~ I ] pLAlft' JlATBRIALS Xaint.nanc. of land.cap. ar.a. Plant.r Ar... Int.rior Plant.r Ar.a. Irrigation Sy.t... S.tback Ar.a. Slope Ar... Ground Cov.r and ..dding Material Brodon Control W..d Control l~ Plant li.t and climatic condition. I ] Stre.t Tr... . I Plant Mat.rial Size Requirement. and Ratio. INSPBCfION AND 0'.n1.l5.K RBQm:REMBH'l'S ~l ~ I ] Irrigation Sy.tem Land.caping Hardecap. It... Str..t tr.. Sp.cification. Arbori.t a.port Removal or d..truction of tr... Scr..ning a.quirem.nt (City. Dev.Cod.) Not.. Th. a~plicant mu.t request. in writing, any changes to the Parks, aecreation and Community Servic.s requirements. Additional information lIS.jj ATTACHMENT G CITY OF SAN BERNARDINO INITIAL STUDY FOR ENVIRONMENTAL IMPACT FOR Tentative Tract No. 15650 and General Plan Amendment No. 96-05 PROJECT DFSCRIPTION/LOCATION: Tentative Tract No. 15650 is a request to subdivide 27.1 acres into 78 single-family lots with a remaining 5.24 acre lot intended for future commercial purposes. General Plan Amendment No. 96-05 is a request to change the General Plan land use designation of the 5.24 acre parcel created by Tentative Tract No. 15650 from RM, Residential Medium to CG-1, Commercial General. The 27.1 acre site is located at the northeast corner of 9th Street and Tippecanoe Street in the RM, Residential Medium land use designation. DATE: September 5, 1996 PREPARED FOR: David E. Mlynarski MAPCO/Bonadiman Engineers 680 South Waterman Avenue San Bernardino, CA 92408 PREPARED BY: Michael R. Finn Associate Planner City of San Bernardino Planning and Building Services 300 North "D" Street San Bernardino, CA 92418 (909) 384-5057 City of San Bernardino Environmental Impact Checklist Page 2 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT INITIAL STUDY Project: Tentative Tract No. 15650 and General Plan Amendment No. 96-05 Owner: M. Talal Beydoun & Nabil Hakme Applicant: David E. Mlynarski Introduction This Initial Study is provided by the City of San Bernardino for Tentative Tract No. 15650 and General Plan Amendment No. 96-05. It contains an evaluation of potential adverse impacts that can occur if Tentative Tract No. 15650 and General Plan Amendment No. 96-05 are approved. The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study whenever 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 not a proposal, not exempt from CEQA, qualifies for a Negative Declaration or whether or not an Environmental Impact Report (EIR) must be prepared. The following components constitute the Initial Study for Tentative Tract No. 15650 and General Plan Amendment No. 96-05: 1. Project Description and Location 2. Site and Area Characteristics 3. Environmental Setting 4. Summary 5. Environmental Determination 6. Environmental Impact Checklist 7. Discussion of Environmental Evaluation and Mitigation Measures 8. Supporting Information/Location Map, Tentative Tract Map and Map of Proposed General Plan Amendment Area Combined, these components constitute the complete Initial Study for Tentative Tract No. 15650 and General Plan Amendment No. 96-05. '\.~- City of San Bernardino Environmental Impact Checklist Page 3 1. PROJECT DESCRIPTION Tentative Tract No. 15650 is a proposal to subdivide 27.1 acres into 78 single-family lots with a remaining 5.24 acre lot intended for future commercial use. The minimum lot size proposed is 7,200 square feet. General Plan Amendment No. 96-05 is a request to change the General Plan land use designation of the 5.24 acre parcel created by Tentative Tract No. 15650 from RM, Residential Medium (14.0 du/ac) to CG-l, Commercial General. The applicant has no specific commercial use proposed for the 5.24 acre commercial lot that would be created if the two applications were approved. 2. SITE AND AREA CHARACTERISTICS The 27.1 acre site is irregular in shape, and is located on the northeast comer of Ninth Street and Tippecanoe Street, in the RM, Residential Medium land use district. Both Ninth Street and Tippecanoe Street are identified by the General Plan as secondary arterials. The site is bordered on the north by the Warm Creek Flood Channel. The site is vacant and relatively flat with a slight slope to the west-southwest at 1 to 2 percent. The site is generally devoid of vegetation with signs of having been recently disced for weed abatement. Surrounding land uses include a multi-family apartment complex on the east, vacant low density residentially designated land across Ninth Street in the City of Highland on the south, vacant commercially designated land and a commercial/industrial multi-tenant complex across Tippecanoe Street on the west and a multi-family apartment complex across the Warm Creek Channel on the north. 3. ENVIRONMENTAL SETTING The site is located adjacent to the Upper Warm Creek Channel and its confluence with the Del Rosa Flood Channel. The site lies within the Zone AE (IOO-year Flood Zone) and Zone X (500- year Flood Zone and lOO-year Zone with average depths of less than 1 foot). The site is also located within an area identified by the General Plan as having a potential for ground subsidence and high potential for liquefaction susceptibility. 4. SUMMARY The project site is located within a flood hazard zone, and and area identified as having a potential for ground subsidence and liquefaction susceptibility. Project Conditions of Approval and Standard Requirements will reduce impacts to a level of insignificance. City of San Bernardino Environmental Impact Checklist Page 4 5. ENVIRONMENTAL DETERMINATION On the basis of this initial study, .lL- The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. The proposed project could have a significant effect on the environment, although there will not be significant effect in this case because the mitigation measures described above have been added to the project. A NEGATIVE DECLARATION will be prepared. The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ENVIRONMENTAL REVIEW COMMITTEE CITY OF SAN BERNARDINO, CALIFORNIA ,,^.r~kr:.L ~. 1",,,,,, , ~CI+\E. t'L"NNe.~ Name~and :0') '(11AJ) , ~. ~ Signature 5E?rfMn82 ':;-, 1'1110 , Date City Contact Person regarding this Initial Study: Michael R. Finn, Associate Planner City of San Bernardino Department of Planning and Building Services 300 North "D" Street San Bernardino, CA 92418 Phone: (909) 384-5057 City of San Bernardino Environmental Impact Checklist Page 5 CITY OF SAN BERNARDINO PLANNING AND BUILDING SERVICES DEPARTMENT ENVIRONMENTAL IMPACT CHECKLIST A. ENVIRONMENTAL IMPACTS Explain "Yes" and "Maybe" answers on a separate attached sheet. "No" answers are explained on this checklist. See Attachment "A" Preliminary Environmental Description Form, where necessary. (SECTION 6) Yes No Maybe 1. Earth Resources: Will the proposal result in: a. Earth movement (cut and/or fill) on slopes of 15 % or more based on information contained in the Preliminary Environmental Description Form No. D.(3)? ..x.. b. Development and/or grading on a slope greater than 15 % natural grade based on review of General Plan HMOD map, which designates areas of 15 % or greater slope in the City? ..x.. c. Development within the Alquist- Priolo Special Studies Zone as defined in Section 12.0-Geologic & Seismic, Figure 47, of the City's General Plan? ..x.. d. Modification of any unique geologic or physical feature based on field review? ..x.. e. Development within areas defined for high potential for water or wind erosion as identified in Section 12.0-Geologic & Seismic, Figure 53, of the City's General Plan? ..x.. City of San Bernardino Environmental Impact Checklist Page 7 Yes No Maybe c. Development within a high wind hazard area as identified in Section 15.o-Wind & Fire, Figure 59, of the City's General Plan? X 3. Water Resources: Will the proposal result in: a. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff due to impermeable surfaces that cannot be mitigated by Public Works Standard Requirements to contain and convey runoff to approved storm drain based on review of the proposed site plan? ...x... b. Significant alteration in the course or flow of flood waters based on consultation with Public Works staff? X c. Discharge into surface waters or any alteration of surface water quality based on requirements of Public Works to have runoff directed to approved storm drains? ...x... d. Change in the quantity or quality of ground water? X City of San Bernardino Environmental Impact Checklist Page 8 Yes No Maybe e. Exposure of people or property to flood hazards as identified in the Federal Emergency Management Agency's Flood Insurance Rate Map, Community Panel Number 06071C8682F, and Section 16.O-Flooding, Figure 62, of the City's General Plan? .x. f. Other? 4. Biological Resources: Could the proposal result in: a. Development within the Biological Resources Management Overlay, as identified in Section 10.0- Natural Resources, Figure 41, of the City's General Plan? .x. 1. Change in the number of any unique, rare or endangered species of plants or their habitat including stands of trees based on information contained in the Preliminary Environmental Description Form No. B.(l) and verified by on-site survey/evaluation? .x. 2. Change in the number of any unique, rare or endangered species of animals or their habitat based on information contained in the Preliminary Environmental Description Form No. E.(8) and verified by site survey/evaluation? .x. 6. Land Use: Will the proposal result in: a. A change in the land use as designated based on the review of the General Plan Land Use Plan/Zoning Districts Map? b. Development within an Airport District as identified in the Air InstaIIation Compatible Use Zone (AICUZ) Report and the Land Use Zomng District Map? c. Development within Foothill Fire Zones A & B, or C as identified on the Development Code Overlay Districts Map? d. Other? Yes x City of San Bernardino Environmental Impact Checklist Page 10 No Maybe x x Yes 10. Public Services: Based on the responses of the responsible agencies or departments, will the proposal impact the following beyond the capability to provide adequate levels of service? a. Fire protection? b. Police protection? c. Schools (Le., attendance, boundaries, overload, etc.)? d. Parks or other recreational facilities? e. Medical aid? f. Solid Waste? g. Other? 11. Utilities: Will the proposal: a. Based on the responses of the responsible Agencies, Departments, or Utility Company, impact the following beyond the capability to provide adequate levels of service or require the construction of new facilities? 1. Natural gas? 2. Electricity? 3. Water? 4. Sewer? 5. Other? City of San Bernardino Environmental Impact Checklist Page 12 No Maybe ..x.. ..x.. ..x.. ..x.. ..x.. ..x.. ..x.. ..x.. ..x.. ..x.. I b. Result in a disjointed pattern of utility extensions based on review of existing patterns and proposed extensions. 12. Aesthetics: a. Could the proposal result in the obstruction of any significant or important scenic view based on evaluation of the view shed verified by site survey! evaluation? b. Will the visual impact of the project create aesthetically offensive changes in the existing visual setting based on a site survey and evaluation of the proposed elevations? c. Other? 13. Cultural Resources: Could the proposal result in: a. The alteration or destruction of a prehistoric or historic archaeological site by development within an archaeological sensitive area as identified in Section 3.0- Historical, Figure 8, of the City's General Plan? b. Alteration or destruction of a historical site, structure or object as listed in the City's Historic Resources Reconnaissance Survey? c. Other? Yes City of San Bernardino Environmental Impact Checklist Page 13 No Maybe .x.. .x.. .x.. .x.. .x.. City of San Bernardino Environmental Impact Checklist Page 14 Yes No Maybe 14. Mandatory Fmdings of Significance (Section 15065) The California Environmental Quality Act states that if any of the following can be answered yes or maybe, the project may have a significant effect on the environment and an Environmental Impact Report shall be prepared. Based on this Initial Study: 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 the major periods of California history or prehistory? ...x.. b. Does the project have the to the disadvantage of long- term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) .x. c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant. ) x City of San Bernardino Environmental Impact Checklist Page 15 Yes No Maybe d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? .x.. B. DISCUSSION OF ENVIRONMENTAL EVALUATION AND MITIGATION MEASURES (SECTION 7) 1. Earth Resources . g. The project site is identified as being located in an area of potential ground subsidence. Figure 51 in the General Plan shows the extent of the historic area of subsidence which is within the thick, poorly consolidated alluvial and marsh deposits of the old artesian area north of Lorna Linda. Potential subsidence within this area may be as great as 5 to 8 feet if ground water is depleted from the Bunker Hill-San Timoteo Basin. In 1972, the San Bernardino Municipal Water District began to maintain groundwater levels from recharge to percolation basins which filter back into the alluvial deposits. Since the recharge program began, problems with ground subsidence have not been identified. Adherence to the Building Services Division Standard Requirement regarding the submittal of a soils study and the implementation of standard engineering practices for foundation design will reduce any potential impacts to a level of insignificance. h. The project is located in an area identified as having a potential for high liquefaction susceptibility. Compliance with the requirements of the City's liquefaction ordinance, MC-676, which stipulates the preparation of a liquefaction report by a registered geologist or a registered engineering geologist will reduce any potential impacts to a level of insignificance. Excepting, however, the construction of any wood frame detached residential structures on the residential constructed on the lots created by the tentative tract, which are .exempt from the requirements of providing a liquefaction study pursuant to the provisions contained in MC-676. 2. Air Resources b. As identified in the Preliminary Environmental Description Form, item no. 0.(3), project construction will result in impacts on the community in the form of dust. Engineering Standard Requirements concerning compliance with Section 7012(c) of the Uniform Building Code will reduce these potential impacts to a level of non-significance. City of San Bernardino Environmental Impact Checklist Page 16 3. Water Resources e. Upper Warm Creek Channel and its confluence with Del Rosa Channel abut the north side of the site. Downstream of this confluence, Upper Warm Creek Channel consists of a rectangular concrete channel. Upstream of the same confluence, Upper Warm Creek consists of a trapezoidal earth channel which is not considered adequate to contain major storm flow. According to the most recent Flood Insurance Rate Map No. 0671C8682F, dated March 18, 1996, the site lies within Zones AE and Zone X. Zones AE includes flood hazard areas that will be inundated by a l00-year storm event. Zone X includes areas that will be inundated by a SOO year storm event, and areas that will be inundated by a l00-year storm event, with average depths of less than 1 foot. Engineering Standard Requirements and the following project conditions of approval will reduce impacts to a level of insignificance: (1) The construction of homes shall comply with the latest Federal Insurance Administration flood proofing requirements in force at the time of construction. (2) A l00-foot building setback margin shall be provided outside the Flood Control District's upper Warm Creek Right-of-Way for all structures to reduce the possibility of damage due to overflow and/or erosion. The setback may be reduced if bank protection and/or deepened structural wall footing are provided. The 85 foot setback shown on the tentative map will be allowed in this particular case based on the location of the street adjacent to District right-of-way. The 100 foot setback shown on Lot S6 is acceptable. (3) Prior to any activity on Flood Control District right-of-way, a permit must be obtained through the Flood Control District's Field Engineering Division. At that time, the proposal will be review by the District with respect to specific requirements. Connections to Flood Control District Facilities shall be reinforced concrete pipe. (4) A six foot decorative block wall, wrought iron, or combination decorative block/wrought iron fence or other barrier approved by the City of San Bernardino Planning Division and County Flood Control District shall be constructed along the Flood Control District's right-of-way adjacent to the site. 5. Noise b. As identified in the Preliminary Environmental Description Form, item no. G.(l), project construction will result in impacts on the community in the form of noise. Adherence with the City's noise ordinance regarding hours of construction (Municipal Code Section 8.54) will reduce these potential impacts to a level of non-significance. City of San Bernardino Environmental ImpactChecldist Page 17 6. Land Use a. The proposal includes a General Plan Amendment which would change the existing General Plan land Use/Zoning of the 5.24 acre parcel created by the tentative subdivision from RM, Residential Medium to CG-l, Commercial General. Although no specific land use has been proposed for the 5.24 acre parcel as part of this application, the applicant has indicated that the parcel would be developed with some general commercial land use at some time in the future. General commercial land uses are not permitted in the RM but are allowed in the CG-l. The area across Tippecanoe to the west of the site and south of the Upper Warm Creek Channel is already designated CG-l. Changing the land use designation of the 5.24 acre parcel to CG-l would extend the existing CG-l commercial node at the northwest corner of Ninth Street and Tippecanoe Street along Ninth Street and east of Tippecanoe Street approximately 370 feet. The current RM zoning would allow the development of a 63 unit apartment complex on the 5.24 acre parcel created by the proposed tentative tract. Redesignation of the 5.24 acre parcel to CG-l would allow the development of a wide variety of general commercial uses, examples of which include but are not limited to strip commercial, convenince market, grocery store, liquor store, or service station. Any use proposed would be subject to subsequent environmental review under the California Environmental Quality Act. Potential impacts from the change will not be significant. 9. Transportation/Circulation a. The City Traffic Engineer has reviewed the proposal and has determined that the additional vehicle trips resulting from the Tentative Tract will not cause any significant impact on the adjoining street system. However, the General Plan Amendment will result in the creation of a 5.24 acre parcel. No specific commercial land use is being proposed for the commercial parcel. As long as any commercial use proposed in the future for the parcel is not a high traffic generating land use, the General Plan Amendment will not cause any significant impact on the adjoining street system. However, if a commercial use is proposed in the future that is a high traffic generating land use, a significant impact may occur. In this event, both a traffic study and a Traffic Impact Analysis (TIA) prepared pursuant to the guidelines of the County Congestion Management Plan would be necessary. Since any land use proposed for the commercial parcel created by the tract and amendment would be subject to both the California Environmental Quality Act and San Bernardino County Congestion Management Plan, any potential impacts would be subject to subsequent environmental review. Potential impacts from this proposal are therefore considered insignificant. 8. 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F= ~ wi , . i :;100 _ I'" co . o u'1 b :D 01 z I PC [NT OF CO~~ENCEMEN~ I';'~~ w :;;;:io - '" co . o 0 " 0 o ~ o z 4.1' w .; g cn o ~ b '" z 60' :::.:: ..~~ -' ATTACHMENT A ~~~ -&J/..~~ ~"'~~ S 10' 04' 30" E 42.12' POINT OF COlAlENCEYENT S 69' 3;' 57' VI 16.00' N 44' 30' 45" VI 41. 60' / S 69' 31'57' VI 314.56' _Nag' 59' 24"N ~ NINTH STREET --- ~ . :;":0 "co o ~ b u'1 '" '" ~I "" i ~ ~ t::,. = 80' 10' 53" R = 70. 00' T = 58. 93' L = 97. 96' t::,. = 10'\4' 1\" R = 88. 00' T = 7.88' L = 15. 72' . . . ~ --.. ATTACHMENT B Being a portion oflots 7 and 8, block 5 I, Rancho San Bernardino, as per plat recorded in book 7 of maps, page 2, records of San Bernardino County, State of California described as follows: Commencing at the centerline intersection ofNmth Street and Tippecanoe Avenue, thence north 00 degrees 09 minutes 41 seconds east, along the centerline of Tippecanoe Avenue, a distance of 61 5.28 feet, to its intersection with the southerly line of the Warm Creek Flood Control Channel;. . Thence north 70 degrees 06 minutes 23 seconds east along the southerly line of said flood control channel a distance of 46.84 feet to the TRUE POINT OF BEGINNING; Thence continuing north 70 degrees 06 minutes 23 seconds east along the southerly line of said flood control channel a distance of 421.56 feet to a point of cusp, said point also being the beginning of a tangent curve, concave to the southeast, having a radius of 70.00 feet; Thence southwesterly, along said curve, through a central angle of80 degrees 10 minutes 53 seconds an arc distance of97.96 feet; Thence tangent to said curve, south 10 degrees 04 minutes 30 Seconds east a distance of 42.12 feet to the beginning ofa tangent curve, concave to the west, having a radius of 88.00 feet; Thence southerly, along said curve, through a central angle of 10 Degrees 14 minutes 11 seconds an arc distance of 15.72 feet; Thence tangent to said curve, south 00 degrees 09 minutes 41 Seconds west a distance of 586.18 feet to its intersection with the northerly right of way line ofNmth Street; Thence south 89 degrees 31 minutes 57 seconds west, along said northerly right of way line, a distance ofJ14.58 feet; Thence north 44 degrees 36 minutes 45 seconds west a distance of 41.80 feet to its intersection with the easterly right of way of Tippecanoe Avenue; Thence along said easterly right of way line the following courses: , Thence north 00 degrees 09 minutes 41 seconds east a distance of 150.00 feet to an angle point in said right of way; Thence south 89 degrees 31 minutes 57 seconds west a distance of 16.00 feet to an angle point in said right of way; Thence north 00 degrees 09 minutes 41 seconds east a distance of 400.86 feet to the TRUE POINT OF BEGINNING. {#~ Michael L. Anderson. P.L.S. 6916