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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: Valerie C. Ross, Director
Subject: Tentative Tract Map No. 17926
(Subdivision No. 05-52), Variance No. 06-06,
& Conditional Use Pennit No. 05-48 - A
request to subdivide 5.16 acres into a one-lot
condominium subdivision with a variance for
one standard means of access and one
. emergency access, and construct 39 detached
single-family dwellings, located on the north
side of Rialto Avenue approximately 500 feet
east of Meridian Avenue in the RU, Residential
Urban land use district.
Dept: Development Services
Date: January 16, 2007
MCC Date: February 5, 2007
Synopsis of Previous Council Action: None
Recommended Motion:
That the hearing be closed and that the Mayor and Common Council:
I. Adopt the Mitigated Negative Declaration and the Mitigation Monitoring/Reporting Program; and
2. Approve Tentative Tract Map No. 17926 (Subdivision No. 05-52), Variance No. 06-06, and
Conditional Use Permit No. 05-48 based on the Findings of Fact and subject to the Conditions of
Approval and Standard Requirements.
YdiMU &. ~
Valerie C. Ross
Contact person:
Rri3n J;nntp. A~~iatp. PhmneT
Phone:
1R4-<;O<;7
Supporting data attached:
Staff Report
Ward:
3
FUNDING REQUIREMENTS:
Amount:
N/A
Source: (Acct. No.)
(Acct. Description)
Council Notes:
Finance:
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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
Mayor & Common Council Meeting of February 5, 2007
SUBJECT:
Tentative Tract Map No. 17926 (Subdivision No. 05-52), Conditional Use
Permit No. 05-48, & Variance No. 06-06.
OWNER:
APPLICANT:
Louisa Ortiz
2558 W. Rialto Ave.
San Bernardino, CA 92410
(909) 889-8767
Fidelity Homes, Inc.
Craig Heaps, Vice President
3985 University Ave.
Riverside, CA 92501
(951) 686-8200
BACKGROUND
On November 21, 2006, the Planning Commission reviewed the above-referenced application for
a condominium subdivision of 5.3 acres and construction of 39 single-family detached homes,
with a Variance to permit one standard route of access rather than two standard routes, as
required. The subject property is located on the north side ofRialto Avenue, approximately 500
feet east of Meridian Avenue (Exhibit I). The existing parcel has only one route of access,
provided by Rialto Avenue, and the developer proposes utilizing this existing access to the
proposed subdivision, which is an in-fill project (Exhibit 2). The Planning Commission voted to
recommend approval of the project, with commissioners Coute, Enciso, Heasley, Longville,
Mulvihill, Munoz, Rawls, and Sauerbrun supporting. Commissioner Durr was absent.
The existing pattern of development, including streets, railroad tracks; and existing development
surrounding the subject site, make it infeasible to provide a second standard access route into the
proposed subdivision. To the west is a mobile home park, to the east are single-family homes,
and to the north is a railroad spur line as well as an apartment complex on the opposite side of the
tracks. The unusual shape of the project site, with very narrow frontage on Rialto Avenue, further
limits the potential to provide a second standard access to the site. However, a second access
drive is proposed as an emergency access. Despite the existing access constraint, staff supported
the proposed project from its inception, based on the potential for high-quality infill housing
fronting on an existing street. Staff has also reviewed the proposal for compliance with the
Subdivision regulations and the Variance findings required to permit a single route of access. The
Subdivision Regulations allow for one standard route of access, subject to the concurrence of the
Development Services Director, City Engineer, and Fire Chief (Exhibit 3), and all have indicated
support for the project. Findings to support approval ofthe Variance are presented in the Staff
Report to the Planning Commission (Exhibit 4).
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IT /7926. VAR 06-06. CUP 05-48
Hearing Date: February 5. 2007
Page 2
FINANCIAL IMPACT
None. The applicant paid the application filing fees.
RECOMMENDA nON
Staff recommends that the Mayor and Common Council:
1. Adopt the Mitigated Negative Declaration and the Mitigation Monitoring/Reporting
Program; and
2. Approve Tentative Tract Map No. 17926 (Subdivision No. 05-52), Variance No. 06-06, and
Conditional Use Permit No. 05-48 based on the Findings of Fact and subject to the
Conditions of Approval and Standard Requirements.
EXHIBITS: 1.
2.
3.
4.
Location Map
Tentative Tract Map
Memorandum from Fire Marshal
Staff Report to Planning Commission November 21,2006
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EXHIBIT 1 - LOCATION MAP
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EXHffiIT 2 - SITE PLAN
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EXHffiIT 3 - FIRE MARSHAL MEMORANDUM
e SAN BERNARDINO CITY FIRE DEPARTMENT
INTEROFFICE MEMORANDUM
To:
Valerie Ross, Development Services Director
From:
Doug Dupree, Fire Marshal
Subject:
TTM-17926/CUP 05-48
Date:
November 15,2006
Copies:
file .
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We have reviewed the proposed project TTM 17926/CUP 05-48, a Fidelity Homes detached
condo project, consisting of39 units. Based on this review, we agree that one standard means of
access/egress will be sufficient. However, a secondary emergency means of access/egress shall
be provided as depicted on the site plan submitted. We will not approve landscape turf or turf
blocks to be used as the required all-weather driving surface. All-weather driving surface as
defined in Municipal Code Section 15.16.100, "is an approved concrete or asphalt covering of
sufficient thickness to support the imposed loads of fire apparatus". Please ensure that the
Developer corrects the plans to reflect this change.
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EXHmIT 4 - PLANNING COMMISSION STAFF REPORT
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
Tentative Tract Map No. 17926 (Subdivision No. 05-52),
Conditional Use Permit No. 05-48, & Variance No. 06-06
I
November 21,2006
3
AGENDA ITEM:
HEARING DATE:
WARD:
OWNER:
Louisa Ortiz
2558 W. Rialto Ave.
San Bernardino, CA 92410
(909) 889-8767
APPLICANT:
Fidelity Homes, Inc.
Craig Heaps, Vice President
3985 University Ave.
Riverside, CA 92501
(951) 686-8200
REQUEST & LOCATION:
The applicant requests approval of a Tentative Tract Map for a one-lot condominium subdivision
and a Conditional Use Permit to construct 39 single-family detached homes on 5.3 acres. A
Variance is requested to permit one standard route of access and one emergency access. The
project site is located on the north side of Rialto Avenue, approximately 500 feet east of
Meridian Avenue in the RU, Residential Urban land use district.
CONSTRAINTS & OVERLAYS:
Potential Ground Subsidence Area
. Potential Liquefaction Area
ENVIRONMENTAL FINDINGS:
Q Not Applicable
Q No Significant Effects
. Mitigated Negative Declaration
. Mitigation Measures and Mitigation MonitoringlReporting Program
STAFF RECOMMENDATION:
. Approval
. Conditions
Q Denial
Q Continuance to:
IT 17926, CUP 05-48, V AR 06-06
Hearing Dale: Nooember 21, 2006
Page 2
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REQUEST & PROJECT DESCRIPTION
The project site is located on the north side of Rialto Avenue, approximately 500 feet east of
Meridian Avenue in the RU, Residential Urban land use district (see Attachment A).
The applicant requests approval of a Tentative Tract Map for a one-lot condominium subdivision
and a Conditional Use Permit to construct 39 sjngle-family detached homes as a Planned
Residential Development (see Attachment B). A Variance is requested pursuant to Development
Code ~19.72.030(4) to permit one standard route of access and one emergency access into the
project site. There are four models proposed, with a Craftsman style and a Spanish style for each
model (Table I). Each model has 3 bedrooms, all of which are located on the second floor. All
models have cement plaster exteriors, concrete-tile roofs, and vinyl windows. Architectural
treatments include simulated wood siding, hip-style and gable-style roofs, window and door
detailing on all sides, wood shutters, and wrought iron window grills on the Spanish style.
TABLE 1. PROPOSED FLOOR PLANS
PLAN \" FLOOR 2" FLOOR GARAGE TOTAL SIZE NUMBER
I 665 sq. ft. 761 sq. ft. 400 sq. ft. 1,826 sq. ft. 7 + 2 reversed
2 751 sq. ft. 895 sq. ft. 400 sq. ft. 2,046 sq. ft. 6 + 2 reversed
e 3 731 sq. ft. 917 sq. ft. 400 sq. ft. 2,048 sq. ft. 8 + 3 reversed
4 940 sq. ft. 995 sq. ft. 400 sq. ft. 2,335 sq. ft. 7 + 4 reversed
The proposed detached condominium units will have individual ownership. The common areas,
including amenities, landscaping and private streets will be owned and maintained through a
homeowner's association (HOA) and will be governed by Conditions, Covenants and
Restrictions (CC&R's). The CC&R's will ensure that the residents properly maintain the
common areas as well as the individual units. Project amenities are centrally located, including a
clubhouse of approximately 1,400 sq. ft., a pool, and more than 15% common open space. The
project site will be gated at all times and provide controlled access. The project has Conditions of
Approval for a decorative block wall round the perimeter, wrought iron fences around the
amenities, and wrought iron entry gates. Interior fences between individual units will be vinyl.
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Rialto Avenue provides the only means of access to the project site. To the east and west, a
second means of access is not possible due to existing residential development, and to the north,
an existing railroad track physically prevents the developer from providing a second standard
route of access. Development Code ~ 19.30.200 allows for an exception to the requirement of two
standard routes of access, subject to approval of a Variance by the Mayor & Common Council,
with the concurrence of the Development Services Director, City Engineer, and Fire Chief. A
Variance application has been filed to request approval of one standard and one emergency
access to Rialto Avenue. Findings to support the Variance request have been included in this
Staff Report.
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JT 17926, CUP 05-48, V AR 06-06
Hearing Date: November 21, 2006
Page 3
SETTING & SITE CHARACTERISTICS
The site is generally square in shape, flat and level, and has an existing slope of approximately
2% in a southerly direction. To the west is a mobile home park in the RU, Residential Urban land
use district. To the east are single-family homes in the RU, Residential Urban land use district.
To the south, across Rialto Avenue, is a vacant 10-acre property in the RU, Residential Urban
land use district. To the north is a railroad spur line that is active approximately once per week,
and an apartment complex on the opposite side of the tracks in the RU, Residential Urban land
use district.
BACKGROUND
The Development/Environmental Review Committee (D/ERC) conducted a preliminary review
on February 23,2006, and requested revisions to the plans and preparation ofari Initial Study. A
review of the revised plans was conducted on September 7, 2006. The Initial Study was released
for public review, and the project was moved to the Planning Commission.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
An Initial Study (Attachment E) was completed according to the CEQA Guidelines, and
circulated for a 20-day public review/comment period from September 15, 2006 through October
4, 2006. No comments have been received. Several mitigation measures have been included to
reduce potential impacts to Air Quality, Geology & Soils, Noise, Hydrology & Water Quality,
Cultural Resources, and Traffic. A Mitigation MonitoringlReporting Program (Attachment F)
has been incorporated by reference in the Conditions of Approval. .
FINDINGS & ANALYSIS
TENTATIVE TRACT MAP
1. Is the proposed map consistent with the General Plan and the Development Code?
The proposed tentative map is consistent with the General Plan and the Development
Code. Except for the proposed Variance from the access standard, all development
standards contained in Development Code ~19.04 (Residential Districts) and ~19.30
(,Subdivision Regulations) have been met as shown in Table 2. The proposed project is
also consistent with Development Code ~19.30 (Subdivision Regulations), except for the
requirement of two standard means of access to the site. The proposed project is an in-fill
development within an existing neighborhood which has the only means of access
provided by Rialto Avenue. Development Code ~19.30.200 allows for an exception to the
requirement of two standard means of access, subject to approval of a Variance with the
concurrence of the Development Services Director, City Engineer, and Fire Chief.
Findings to support the Variance request are presented in this Staff Report.
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IT J 7926. CUP 05-48, VAR 06-06
Hearing Date: November 2 J, 2006
Page 4
TABLE 2 DEVELOPMENT CODE & GENERAL PLAN CONSISTENCY
CATEGORY PROPOSAL DEVELOPMENT GENERAL PLAN
CODE
Pennitted Use I-Lot Condominium Pennitted Consistent
Subdivision
Density 7.4 D.U. per acre 8.0 D,U. per acre (max) Consistent
Lot Size 5.2 acres 7,200 sq. ft. (min.) Consistent
Access I standard route 2 standard routes' Consistent'
I emergency route
Open Space 38% 15 % (min.) N/A
. One route may be pennitted subject to exception criteria.
2.
Is the design of the proposed subdivision consistent with the General Plan?
The proposed subdivision will implement the goals and policies contained in the General
Plan. Land Use Policy 2.7.5 requires that development be contingent upon the ability of
public infrastructure to provide sufficient capacity to accommodate its demands and
mitigate its impacts, and the proposed project will provide connections to City water and
sewer services, roads, storm drain facilities, and private utilities. Land Use Policy 2.5.6
requires that new development be designed to complement and not devalue the physical
characteristics ofthe surrounding environment, and the proposed project will enhance the
surrounding neighborhood by developing an in-fill property with detached single-family
units. Community Design Policy 5.6.4 requires that private and common open space
amenities be provided on-site, and the proposal exceeds the requirements of the
Development Code for Planned Residential Developments.
3. Is the site physically suitable for the type of proposed development?
The site is physically suitable for detached single-family dwellings within a
condominium subdivision, as demonstrated by compliance with all standards noted in
Tables 2 and 3. Each proposed building pad will provide adequate area for a detached
single-family unit, and will have direct access to an improved private street. Extensions
of the existing infrastructure in the vicinity will provide water, sewer, drainage, and
utility services to each unit. There are no physical constraints that would preclude
development of the site as proposed.
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'IT /7926. CUP 05-48. VAR 06-06
Hearing Date: November 2/. 2006
Page 5
4. Is the site physically suitable for the proposed density of development?
The property is approximately 5.3 acres, and will be suitable for the proposed density of
development. The General Plan allows up to 8.0 units per acre in the RU district, and the
proposed subdivision is for single-family development at 7.4 units per acre. The proposal
meets the standards for setbacks, lot coverage, landscaping, drainage, utilities, etc. and
will be consistent with the scale and character of the surrounding neighborhood. Existing
conditions on surrounding properties limit access to the project site. Therefore, the
proposed project provides for one standard entry on Rialto A venue and one access drive
for emergency use only. This proposal meets the criteria for exemption from the
requirement to provide two standard means of access, pursuant to Development Code
gI9.30.200(6), as discussed under the findings and analysis for Variance No. 06-06.
5.
Is the design of the subdivision likely to cause substantial environmental damage, or
substantially and unavoidably injure fish or wildlife or their habitat?
An Initial Study was prepared according to the CEQA Guidelines to determine the
presence and extent of any environmental impacts that could result from development.
The project site is surrounded by urban land uses. No significant habitat or other
environmental resource was identified on the project site. Mitigation measures have been
included in the Initial Study to ensure that environmental effects will not be significant.
The proposed project is not likely to cause substantial environmental damage or injure
fish or wildlife or their habitat.
6.
Is the design of the subdivision likely to cause serious public health problems?
There are no environmental or other conditions that are likely to cause serious public
health problems. The design of the subdivision meets the requirements of the Subdivision
Map Act, the General Plan, and Development Code. The Fire Marshal has reviewed the
proposed plan for emergency access and recommends approval. This project will be
subject to the Mitigation MonitoringlReporting Program (Attachment F) which contains
mitigation measures to ensure that no serious public health and safety problems will
occur as a result of the project. A sound wall will be constructed for the dwelling units
nearest Rialto Avenue, and sound-dampening building materials will be used for the units
nearest the railroad tracks. Traffic system improvements constitute the mitigation for the
other operational impacts. All other potential impacts relate to the construction phase of
the .project, and will be adequately mitigated by the measures incorporated as Conditions
of Approval.
7.
Will the design of the subdivision or the type of improvements conflict with any
easements, acquired by the public at large, for access through or use of property within
the proposed subdivision?
The design of the subdivision and the proposed improvements will not conflict with any
public or private easements. A railroad spur line is located along the northerly boundary
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IT J 7926. CUP 05-48. VAR 06-06
Hearing Dale: November 2 J. 2006
Page 6
of the site, and the proposed development will not interfere with its incidental operation
(i.e. once per week for a lumber yard located in the City of Rialto). Staff has reviewed all
documentation relating to easements and dedications. The City Engineer will ensure that
any easements requiring relocation will be provided for prior to recording the Final Map.
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?
Single-family detached condominium developments are conditionally permitted in the
RU, Residential Urban land use district. The proposed project complies with all of the
applicable provisions of the Development Code as shown in Table 3. Project amenities
are centrally located, including a clubhouse of approximately 1,400 sq.ft., a pool, and a
mini-park. The site exceeds the 15% common open space requirement. The site will have
gated access, a decorative block wall around the perimeter, wrought iron fences around
the amenities, and wrought iron entry gates. Interior fences between individual units will
be decorative vinyl. The common areas, amenities, landscaping, and private streets will
be owned and maintained by a Homeowner's Association and will be governed by
Conditions, Covenants and Restrictions (CC&R's).
TABLE 3. DEVELOPMENT CODE & GENERAL PLAN CONSISTENCY
CATEGORY PROPOSAL DEVELOPMENT GENERAL PLAN
CODE
Land Use Single-Family Condos Conditionally Permitted Consistent
Density 7.4 units/acre 8.0 units/acre (max.) Consistent
Site Coverage 22% 40 % (rnax.) n/a
Open Space 38. % 15 % (min.) n/a
Amenities 2: Clubhouse, Pool I (min.) n/a
Dwelling Unit Size 1,826 - 2,335 sq. ft. 1,000 sq. ft. (min.) n/a
Height 2 stories/22 '0" 2\1, stories or 35'0" n/a
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IT 17926, CUP 05-48, VAR 06-06
Hearing Dale: November 21,2006
Page 7
2.
Is the proposed use consistent with the General Plan?
The proposed use is consistent with a number of General Plan goals and policies.
Community Design Policy 5.5.1 requires new and in-fill development to be of compatible
scale as existing development. Commuility Design Policy 5.5.6 requires a variety of
architectural styles, massing, floor plans, fa~ade treatment, and elevations, Community
Design Policy 5.5.7 states a preference for a diversity of floor plans, setbacks, colors, and
rooflines. Land Use Policy 2.5.4 requires that all new structures achieve a high level of
architectural design and provide careful attention to detail. The design of the proposed
development will implement these goals and policies ofthe General Plan.
3.
Is the approval of the Conditional Use Permit for the proposed use in compliance with
the requirements of the California Environmental Quality Act and Section 19.20.030(6)
of the Development Code?
Approval of the Development Permit is in compliance with the requirements of the
California Environmental Quality Act (CEQA) and Development Code 919.20.030(6}
pertaining to environmental resources and constraints. There are no sensitive habitats or
species on the project site, and the site does not have any significant environmental
resources or constraints,
The Development/Environmental Review Committee has recommended that a Mitigated
Negative Declaration and Mitigation MonitoringlReporting Program (Attachment F) be
adopted for this project. The D/ERC and the Planning Commission have independently
reviewed and analyzed the Initial Study and MM/RP, and exercised independent
judgement in consideration of the proposed project.
4.
Are there potentially significant negative impacts upon environmental quality and natural
resources that could not be properly mitigated and monitored?
The proposed project is not likely to cause significant adverse impacts on environmental
quality and natural resources. An environmental review was completed with an Initial
Study (Attachment E) according to the CEQA Guidelines. This project will be subject to
the Mitigation MonitoringlReporting Program (Attachment F) to mitigate any potential
impacts on the environment, and any potentially significant impacts can be mitigated to a
less than significant level. With mitigation, there are no potentially significant impacts
anticipated from the proposed residential development.
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?
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IT /7926. CUP 05-48. VAR 06-06
Hearing Date: November 2/. 2006
Page 8
The proposal is consistent with all provisions of the Development Code, as necessary to
protect the public health, safety and welfare. The proposed single-family condominium
units will be compatible with existing development in the surrounding area. The project
site is surrounded by single-family and multi-family development, and the proposed
density and home designs satisfy the standards of the RU land use district and will
complement the surrounding neighborhoods. The Fire Marshal has reviewed the
proposed plan for emergency access and has recommended approval. The proposed
project will not be detrimental to the public interest or convenience, in that it will provide
a new opportunity for home ownership in the community.
6.
Is the subject site physically suitable for the type and density/intensity of use being
proposed?
The existing site is a vacant lot approximately 5.3 acres in size, in the RU, Residential
Urban land use district. There are no physical characteristics or constraints at the
location that would prevent the density and type of development proposed for the site.
The proposal meets the development standards regarding density, setbacks, lot coverage,
landscaping, access, drainage, utilities, etc. and the proposed density/intensity of use is
suitable for 5.3 acres. The proposed project will be consistent and compatible with the
scale and character of existing residential neighborhoods in the vicinity.
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?
All agencies and City departments responsible for providing access, water, sanitation,
public utilities, and other publIC services have had the opportunity to review the proposal.
None have indicated an inability to serve the proposed development. Connecting to the
existing infrastructure surrounding the location can prov.ide access, water, sewer,
electricity, and telephone services. The project will not be detrimental to public health
and safety, as evidenced by the recommendation of the Fire Marshal.
VARIANCE
1.
Are there special circumstances applicable to the property, including size, shape,
topography, location or surroundings, such that the strict application of the Development
Code deprives such property of privileges enjoyed by other property in the vicinity and
under identical land use district classification?
The applicant is requesting approval of a Variance to permit one standard route of access.
The circumstances applicable to the property, specifically location and surrounding
development, prevent a second standard route of access into the project site. To the east
and west, a second means of access is infeasible due to existing residential development,
and to the north, an existing railroad track physically prevents the developer from
providing a second standard route of access.
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IT /7926, CUP 05-48. VAR 06-06
Hearing Date: November 2/. 2006
Page 9
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2. Is the granting of the Variance necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity and land use
district and denied to the property for which the Variance is sought?
The existing properties in the vicinity are developed with multi-family uses and mobile
home parks. These properties enjoy the substantial property right of residential land use
in an existing multi-family residential neighborhood. Strict application of the requirement
of a second standard route of access would preclude development of the project site in a
manner consistent with the surrounding developments. Granting the Variance is
necessary to allow development of the site, consistent with the criteria provided for an
exemption from the access standards pursuant to Development Code gI9.30.200(6)(A).
3.
Will granting the Variance be materially detrimental to the public health. safety. or
welfare or injurious to the property or improvements in such vicinity and land use district
in which the property is located?
Granting the proposed Variance will not be materially detrimental to the public health,
safety, or welfare according to the determination and concurrence of the Fire Chief, City
Engineer, and Development Services Director. The project will include a driveway that
will allow emergency ingress and egress in the event the main entry gate is not
accessible. Granting the proposed Variance will not result in any injurious effects to
properties in the vicinity, since it will not affect existing access to the area.
4.
Will granting the Variance constitute a special privilege inconsistent with the limitations
upon other properties in the vicinity and land use district in which such property is
located?
Granting the proposed Variance will not constitute a special privilege inconsistent with
the limitations upon other properties in the vicinity and RU land use district. Approval of
the subdivision with a secondary emergency access driveway will allow the project to
develop in a manner consistent with other properties in the vicinity. Staff has analyzed
the proposal, and Conditions of Approval have been included to ensure that the project
will be compatible with existing development in the area.
5. Will granting the Variance allow a use or activity which is not otherwise expressly
authorized by the regulations governing the subject parcel?
Granting the proposed variance will not permit a use or activity that is not authorized by
the RU land use district. The proposed single-family detached development at 7.4 units
per acre is permitted in the RU land use district with a Conditional Use Permit.
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17 17926, CUP 05-48, V AR 06-06
Hearing Date: November 21, 2006
Page 10
6.
Will granting the Variance be consistent with the General Plan?
Granting the Variance will be consistent with the goals and policies in the General Plan.
Land Use Policy 2.5.6 requires that new development be designed to complement and not
devalue the physical characteristics of the surrounding environment, and the proposed
project will enhance the surrounding neighborhood, improvements, and environment.
Granting the proposed Variance will allow safe and efficient in.filI development on a
vacant property.
CONCLUSION
The proposed project satisfies the Findings of Fact required for approval of Tentative Tract Map
No. 17926, Conditional Use Permit No. 05-48, and Variance No. 06-06.
RECOMMENDATION
Staff recommends that the Planning Commission independently review, analyze, and exercise
judgment in considering the Initial Study to make its recommendation, and that the Planning
Commission recommend the folIowing actions to the Mayor & Common Council:
1. Adopt the Mitigated Negative Declaration and Mitigation MonitoringlReporting Program
(Attachment F); and
2. Approve Tentative Tract Map No. 17926, Conditional Use Permit No. 05-48, and Variance
No. 06-06 based on the Findings of Fact contained in the Staff Report, and subject to the
Conditions of Approval (Attachment C) and Standard Requirements (Attachment D).
Respectfully submitted,
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Valerie C. Ross
Development Services Director
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Brian Foote
Associate Planner
Attachments: A - Location Map
B - Site Plan, Floor Plans, Elevations
C - Conditions of Approval
D - Standard Requirements
E - Initial Study
F - Mitigation MonitoringIReporting Program
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ATTACHMENT A
IAT rum tr--
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ATTACHMENT C
CONDITIONS OF APPROVAL
J.
This permit/approval allows the developer to subdivide 5.3 acres as a condominium
subdivision, construct 39 detached condominium units, and provide one standard route of
access and one emergency (non-standard) route of access. The subject property is located
on the north side of Rialto Avenue, approximately 500 ft east of Meridian Avenue.
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 the Development
Permit does not authorize commencement of construction. All necessary permits must be
obtained prior to commencement of specified construction activities included in the
Conditions of Approval and Standard Requirements.
Project: Conditional Use Permit No. 05-48
Expiration Date: November 21, 2008
3.
Within two years of the original approval date, the filing of the final map with the
Council shall have occurred or the approval shall become null and void. Expiration of a
tentative map shall terminate all proceedings and no final map shall be filed without first
processing a new tentative map. The City Engineer must accept the final map or tentative
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.
Project: Tentative Tract Map No. 17926
Expiration Date: November 21, 2008
4. For the Conditional Use Permit, the review authority may grant a one-time extension for
good cause, not to exceed 12 months. For the Tentative Tract Map, the review authority
may, upon application and for good. cause, grant up to three extensions of time not to
exceed 12 months each pursuant to Development Code Section 19.66.170 and the State
Map Act. The applicant must file an application, processing fees, and all required
submittal items at least 30 days prior to the expiration date. The review authority shall
ensure that the project complies with all current Development Code provisions in effect
at the time of the requested extension.
5.
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.
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IT /7926, CUP 05-48, VAR 06-06
Hearing Date: November 2/. 2006
Page 2
The applicant further agrees to reimburse the City for 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.
As part of the consideration for issuing this permit, this condition shall remain in effect if
this Tentative Tract Map, Conditional Use Permit, or Variance is rescinded or revoked,
whether or not at the request of applicant.
6. 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 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.
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 conirol; 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. The project shall comply with all applicable requirements of the Public Works!
Engineering Division, Building Division, Fire Department. Police Department, Municipal
Water Department, Public Services Department, and City Clerk's Office.
9.
The project shall comply with the requirements of other agencies (e.g. South Coast Air
Quality Management District; California State Board of Equalization; etc.).
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IT /7926, CUP 05-48, VAR 06-06
Hearing Date: November 2/. 2006
Page 3
10. A slump stone wall or split-face block wall with cap rock shall be installed around the
perimeter of the project, and shall be set behind the front setback along Rialto Avenue.
Both sides of the wall shall have the decorative finish.
II. Retaining walls shall be constructed of slump stone or split face block. Both sides of the
wall (above ground) shall have the decorative finish.
12. Interior walls/fences shall be split-face block, slump stone, decorative vinyl, or decorative
tube steel, and shall incorporate the design standards in Section 19.20.030(8)(D) of the
Development Code. Wood fences and chain link fences shall not be permitted.
13. The overall landscape plan approved for this project shall meet the provisions of
Development Code 919.28 (Landscaping Standards). The front and street-side setbacks
shall be the Standard Front Yard Landscape Package, including grass sod as groundcover.
Submittal requirements for a landscape permit shall be submitted to the Public
Works/Engineering Division prior to issuance of any permits (e.g. building permits,
engineering permits, etc.).
14.
Each house shall be provided with one 4'xll' concrete pad for storage of refuse
containers behind the front setback and screened from public rights-of-way. Paved access
to the curb shall be provided (this maybe the driveway).
IS. The project is subject to all applicable Mitigation Measures contained in the Mitigation
MonitoringlReporting Program (Attachment F).
16. Construction-related activities shall not occur between the hours of 7:00 p.m. and 7:00
a.m. No construction vehicles, equipment, materials, or employees may be delivered to
or arrive at the construction site before 7:00 a.m. or leave the site after 7:00 p.m.
Construction activities may only occur Monday through Saturday only (not Sunday).
17. The developer or contractor shall install a 6- foot high temporary chain link fence. around
the perimeter of the project for the duration of site clearing, grading, and construction
activities. The fence shall include an opaque visual barrier from ground level up to 6 feet
high. The fence shall include a sign that lists the name, address, and 24-hour telephone
number for the developer and/or contractor that is responsible for the site and activities.
18. The secondary emergency access driveway shall be paved with an all-weather driving
surface as defined in Municipal Code Section 15.16.100, such as a concrete or asphalt
covering of sufficient thickness to support the imposed loads of fire apparatus.
19. All Conditions of Approval and Standard Requirements shall be completed prior to final
inspections.
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IT /7926. CUP 05-48. VAR 06-06
Hearing Date: November 2/.2006
Page 4
20.
Submittal requirements for permit applications (building, site improvements,
landscaping, etc.) to the BuildingIPlan Check Division and the Public Works/Engineering
Division shall include all Conditions of Approval and Standard Requirements issued with
the Planning approval.
21. This permit or approval is subject to the attached conditions or requirements of the
following City Departments and Divisions:
a. Development Services Department - Public Works / Engineering Division
b. Development Services Department - Building / Plan Check Division
c. Fire Department
d. Municipal Water Department
e. Public Services Department
End of Attachment C
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ATTACHMENT D
CITY OF SAN BERNARDINO
Development Services Department - Public Works Division
Standard Requirements
Description: 39 Detached condo units
Applicant: De Oro Properties, LLC
Location: Rialto 500' elo Meridian
Case Number: Tr. 17926 & CUP 05-48
1. Drainaae and Flood Control
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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.
Comprehensive storm drain Project No. 3-5 is master planned in
the vicinity of this. project. Therefore, the storm drain shall be
designed and constructed at the expense of the developer unless
developer's Engineer can conclusively show that the drain is not
needed to protect this Development.
c) A Water Quality Management Plan (WQMP) is required for this
project. The applicant is directed to the City's web page at
www.cLsan-bernardino.ca.us - Departments - Development
Services - Public Works for templates to use in the preparation of
this plan.
a)
b)
d) A Storm Water Pollution Prevention Plan (SWPPP) will be required.
The applicant is directed to the City's web page at www.ci.san-
bernardino.ca.us - Departments - Development Services - Public
Works for templates to use in the preparation of this plan.
e) The City Engineer prior to issuance of a grading permit shall
approve the WQMP and the SWPPP.
f)
A "Notice of Intent (NOI)" shall be filed with the State Water
Resources Control Board for construction disturbing 1 acre or more
of land (including the project area, construction yards, storage
areas, etc.).
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g)
Project: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 2 of8
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. Gradina and Landscapina
a) 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) Pad elevations shown on the rough and/or precise grading plan
shall not vary more than one-foot for interior pads or one-half foot
for exterior pads from the pad elevations shown on the tentative
tract map as approved by the Planning Commission. Exterior pads
are those pads immediately adjacent to existing streets or existing
residential areas.
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c)
If more than 5 trees are to be removed from the site, a tree removal
permit conforming to the requirements of Section 19.28.090 of the
Development Code shall be obtained from the Department of
Development Services-Planning Division prior to issuance of any
grading or site development permits.
d) If more than 5,000 cubic yards of earthwork is proposed, a grading
bond will be required and the grading shall be supervised in
accordance with Section 3317.2 of the California Building Code.
e) If more than 1,000 cubic yards of earth is to be hauled on City
Streets then a special hauling permit shall be obtained from the City
Engineer. Additional conditions, such as truck route approval,
traffic controls, bonding, covering of loads, street cleaning, etc. may
be required by the City Engineer.
f) 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").
One 4' x 11' PCC pad at least 4" thick shall be provided in the rear
or side yard area of each lot for storage of recycling containers.
The pad shall be screened from public view and a 3' wide concrete
walkway shall be provided from the driveway to the pad. All gates
along the access way shall have a clear width of 3'-6" minimum.
g)
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Project: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page3 of 8
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) Perimeter walls shall be shown and detailed on the rough grading
plan and permitted as part of the rough grading of the site.
j) All walls shall be constructed of decorative block with architectural
features acceptable to the City Planner.
j) The design of on-site improvements shall also comply with all
requirements of The California Building Code, Title 24, relating to
accessible parking and accessibility.
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's association. Details of the parkway landscaping
shall be included in the project's on-site landscape plan.
3. Utilities
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k) The project Landscape Plan shall be reviewed and approved by the
City Engineer prior to issuance of a grading permit. Submit 2
copies to the Engineering Division for Checking.
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.
Utility services shall be placed underground and easements
provided as required.
e)
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f)
Project: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 4 of8
A street cut permit, from the City Engineer, will be required for utility
cuts into existing streets.
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g) 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.
h) Existing Utilities which interfere with new construction shall be
relocated at the Developer's expense as directed by the City
Engineer, except overhead lines, if required by provisions of the
Development Code to be undergrounded. See Development Code
Section 19.20.030 (non-subdivisions) or Section 19.30.110
(subdivisions).
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.
Mappina
4.
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. Improvement Completion
a) Street, sewer, drainage improvement, and landscape and irrigation
plans for the entire project shall be completed, subject to the
approval of the City Engineer, prior to the Map recordation.
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c)
b) If the constructionlinstallation of 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.
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
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ProJect: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 5 of8
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shall become payable prior to map recording (Applies to Rialto
Avenue only.).
All rights of vehicular ingress/egress shall be dedicated from the
following streets: Rialto Ave. at Pads 1 & 2.
6. Street ImDrovement and Dedications
d)
a) Street lighting 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:
Street Name
Right of Way(ft.)
Curb Line(ft)
Rialto Avenue
44
32
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c) Construct sidewalk adjacent to the site in accordance with City
Standard No. 202, Case "A" (6' wide adjacent to curb).
d) If the existing curb & gutter adjacent to the site are in poor
condition, the curb & gutter shall be removed and reconstructed to
City Standards. Curb & Gutter shall conform to Standard No. 200,
Type "B", unless otherwise approved by the City Engineer.
e) Construct accessible curb 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.
Curb return radii at Rialto Ave. shall be 25 feet minimum.
f)
g)
The pavement on Rialto Ave. adjoining the site shall be
rehabilitated to centerline using a strategy approved by the City
Engineer.
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Project: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 6 of8
Streets A and B shall be posted for no parking. This information
shal be included in the on-site development plan.
7. Phasina
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h)
a) The site work on this project shall not be phased.
8. Reauired Enaineerina Plans
a) A complete submittal for plan checking shall consist of street
improvement, sewer, storm drain, striping, lighting, grading, on-site
landscaping and irrigation, 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 improvement plans submitted for plan check shall be prepared
on the City's standard 24" x 36" sheets. A signature block
satisfactory to the City Engineer or his designee shall be provided.
e
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 include a .DXF file of the project. Files shall
be on a CD and shall be submitted at the same time the final mylar
drawings are submitted for approval.
d)
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 at
http://www.ci.san-bernardino.ca.us/site/pw/default. htrn
9. Reauired Enaineerina Permits
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a) Grading permit.
b)
On-site improvements construction permit (except buildings - see
Development Services-Building Division), including landscaping.
Off-site improvement construction permit.
c)
(:.;sl<lr lil"k.J'J' PRclJ [(:T rILESSuhdi\i~ions_17q2() \-1 [- 3" lmil<f'W ('OA-doe
1 ],'2tl...'(J6
Project: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 70f8
e 10. Applicable Enaineerina 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%
of the estimated checking fee for each set of plans will be required
at time of application for plan check. The amount of the fee is
subject to adjustment if the construction cost estimate varies more
than 10% from the estimate submitted with the application for plan
checking.
b) The current fee schedule is available at the Public Works Counter
and at http://www.cLsan-bernardino.ca.us/site/pw/default.htm
c) Expeditious plan review is available. A non-refundable fee in the
amount of 125% of the estimated plan check fee for each set of
plans will be required at time of application for expedited plan
check. The amount of the fee is subject to adjustment if the
construction cost estimate varies more than 10% from the estimate
submitted with the application for plan checking.
11. Public Works Occupancy Reauirements for Tract Development.
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a)
Perimeter walls shall be installed and accepted prior to acceptance
of rough grading.
b) On-site landscaping (private areas) shall be installed and accepted
. prior to release of gas utility and prior to final inspection.
c) The streets within any phase of the subdivision shall be base paved
(0.10 foot low) prior to delivery of construction materials to the site.
d) Prior to final inspection of the last three homes in the tract, the final
lift of pavement shall be installed.
e) Prior to final inspection and release of the last three homes in the
tract, the pavement on the streets adjacent to the tract shall be
rehabilitated. The method and extent of rehabilitation shall be
determined at time of plan approval by the City Engineer.
12. Off-Site Traffic Improvements
a)
Prior to final inspection and release of the last three homes in the
tract, the developer shall submit $5,000.00 as a fairshare
contribution toward the cost of installing a traffic signal at Rialto
Avenue/Meridian Avenue. The fair share is based upon 2.5% and
a cost of $200,000.
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11,2o,..(j6
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ProJect: 39 Detached condo units
Case No. IT 17926 & CUP 05-48
Page 8 of8
b)
Prior to issuance of any building permits, the developer shall pay all
required Development Impact Fees, including those required for the
Local Circulation System and the Regional Circulation System.
(::;:;t<w lil,lll' ~ br-PRU.lE(:r IlLES .SuhdivisioJl:> 17Q2.(J ;-...1 F 3') 1IIlii~P\V i'C IAJ(\c
11i2u.i06
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Property address:
DRC/CUP /DP:
City of San Bernardino
STANDARD REQUIREMENTS
Development Sen'ices/Plan Check Division
~
DATE:
FOR PLAN
. APPROV AL
NOTE; NO PLANS WILL BE ACCEPTED
CHECK WITHOUT CONDITIONS OF
IMPRINTED ON PLAN SHEETS.
Submit 6 sets of plans, minimum size IS" x 24", drawn to scale. If plan check is for
expeditious review, submit 6 sets. The plans shall include (if applicable):
a.
b.
e c.
d.
e.
f.
g.
h.
i.
site plan (Include address & assessors parcel number)
foundation plan
floor plan (label use of all areas)
elentions
electrical, mechanical, & plumbing plans
detail sheets (structural) . "',
cross section details
show compliance with Title 24/Accessibility (disabled access)
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 sprinkler,s,' & 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 tbe 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.
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5. Submit grading, site, and/or landscape plans to Public WorkslEngineering for plan check
approval and permits. For more information, phone 909-384-5111.
300 N '0' Street San Bernardino CA 92418
909-384-507) Office
909-384-5080 Fax
tit 6.
tit
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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
offices, food preparation faclUdes or processing plants, etc. may require approvals and
permits from San Bernardino Water Rec1ama.tion. For informadon, phone 909-384-5141.
10. An air quality permit may be required. Contact South Coast Air Quality Management
Division for information, phone 909-396-2000.
11. State of California Business" Professions Code/Contractors License Law requires that
permits can be issued to licensed contractors or owner-builders (that are doing the work).
Contractors must provide their State license number, a city business registration, and
workers compensation policy carrier" policy number. Owner-builders must provide
proof of ownership.
N'OTE: PLAN CHECK TIME ON THESE TYPES OF PROJECTS IS APPROXIMATELY 4-6
WEEKS FOR I ST CORRECTIONS. EXPEDITIOUS-REVIEW IS APPROXIMATELY 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.
Comments:
300 N 'd. Street San Bernardino CA 92418
909-384-5071 Office
909-384-5080 Fax
CITY OF SAN BERNARDINO FIRE DEPARTMENT 71"'1 /'7qU~
STANDARD REQUIREMENTS Case: 0{P. CX;'18
1<l ALTO / H € ILl r.J / ~ Date: t;.:fLOc.
. q 4r Reviewed By: r~tZ1
-riM I '[ _"Z....Ca- .,:,== ~Wr?_.o5~_ ~ . .
GENERAL REQUIREMENTS:
~. PrDYide one additional set 01 constr~ctjon plg,rl!J to 8l.iilding and Safety f' ment use at lime of plan check.
Contact the City of San Bernardino FIre DepJrtTlpn! ...! ... for speciftc det requirements.
The developer shall provide for adequate fire flow. ni~ Ir~ '10 ~ulrements shall sed on SQuare footage. COnstruction features. and exposure
information supplied bV the developer and !lli!!! toe . ...!Ia!)le J!!!2.r t(. lacmg combustib alerials on site.
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WATER PURVEYOR FOR FIRE PROTECTION:
~ The fire protection waler servICe tor the area of this p'''je~ is ~ro...id~d by:
I A:f San Bernardino Municipal Water Depanment-En~lneenng (909) 38.4.5391
o East Valley Water OisCnct~ngjneeling (909,888.e9S6
o Other Water purveyor: _____________.
Phone:
PUBLIC FIRE PROTECTION FACILITIES: .
\1i Public fire hydrants are required along streets at intervals nolto exceed 300 feet for commercial and multi.residential areas and at int.rvata not to exceed
ftI SOD leet for residentiaJ areas.
-QI Fire hydrant minim tes of 1.500 gpm at a 20 psi minimum residual pressure are required for commercial and muhi.residential areas. Minimum fire
r hydrant flow rates. a 20 psi minimum residual prAssure are required for residential areas.
.'G(l Fire hydrant type a' ific _ t n shall be jeintly dfjlcfTnined by the City of San Bernardin,' Fire Department in conjunction with the waler purveyor. Fire
r hydrant matenals and installation shall .::ontorm to !he standards ana specifications of the water purveyor.
-..[ZD PubJic fire hydrants, tire ser.:ices, and public watfliia...::ilities necessar,! to meet Fire Oepa:1ment requirements are the oev.oper's linanciaJ responsibility and
I shall be installed by the water p.Jrvel/('lr or by tl'lf: ~"el()oer at t,'e water purveyor's discretilln Cor.tact the water purveyor indicated above for additional
infonnation.
ACCESS:
fi Provide two separate, ~dicetea '~'L'tl;:S ullllr-re~s/egress 10 tile property entrance. The rolJt8l) shall be paved, all weather.
Provide an access road to ea.;h bui~djng tor lire apparatlJs. ACCESS roadway shall have an aU.weatherdriving surface of not less than 20 feet of unotJ..
structed width.
o Extend roadway to Within 150 feel .:1 ~h r,o,~,{)ns 01 the e...1enor ....,'a:1 of all !tngre story builaii1gs.
\ Extend roadway to within 5C le.;tt of Th:;l €'-te;'io' wa'l of ~1I mlJlt'pl-a-storf build1ngs.
Provide MNO PARKING" sign_" '.\1'.30''');'' :f ;Jarking d ./t;h1c:es wol..;'1 ooss;ble mducE' t!",e :::leari;i'1C8 "f access roadways to less than the required IMdIh. Signs
are 10 read "FIRE LANE-NO ?AI:IKINC';---M.C. SP.c. 15.16~
o Dead-end streets st'.all not e'o(ce~d 5Q(l f~.n 'n leng!h and s~aj' h.;:v~ :;] !l';::t:"")um 40 j(~! radiu'i turi1around,
~ The names of any new streets 'r:-~to;i~ tA I")ilVltteJ sh."lll t-e sJbnlllttlJ to the Fire Departn.ent rlli appr:>val
SITE:
ll{ All access roads and streets au ,oJ Ut: ':Of'~;:~uctea 31l1d '.sdble priOlto cOI\lbUSlibl~ coristr.J~ticm
1]' Prtvate fire hydrants shall ~ in.;lahpc fn protect ea.:i1 b,Jildin9 1Q('.ateo more than l~O f~et f"Jm t~e curto line, No fire hydrants should be Ytithln 40 feet of any
exterior wall. The hydrants Sil:;lll be VJet Bartel:yp~. wit,h Cone 2:. inc:' and ..I !ncr. c.ltlet, and :q:Iproved by the Fire Department. Areas adiacenl to fire
hydrants shall be designal&:l .;15 ~ ~NO P.\P:K!NG~ Wile by Di1inlir.g a,-t :! j1ct! M~, rat1 stripe j'jr i 5 feet in e&c:h direction in front of lhe hydrant in such a
manner that it 'Nill not be bkc:,:ed t1Y :'I~l'ketJ """:'k;It.s. letluil-'rl to be;n ";i-lito 6M by ;1..1.
~ILDINGS: .
Address numerals shall be insiails.... (JP the bui..:tmg C!l the h:lm ;)r (.ltl.:1 .:.t;)prlJved 1C>C<ltiO.1 ,n S:.l:.:h ,1 maroner as to be visible from the frontage streeL'Com.
mercial and multi fam:l)' aOlJress n!JIT~t.;u::', S;"1ail ba t: ''-,';0'';-5 taU. s.r"JI& family Mdress nu.r.a.als J;.ha;! be 4 Inches lall. The color of the numerals shall con.
trast with the cotor of the backfj~Olj{1(~
o Identify each gas and electric metel "'1m 1;,<:;: ~l'~'!'I~'cr l'i H'~ llr,lt il S<31Vt'S
,0 Fire extinguishers must be inslalied priG/ :\,) t:~.) ht.:!~_':r;4 ;'JBlJig ,';;;!.dOIl:,d, T1~a r.1inimum ra:!f\(' ,~. '~"V ii'~ extinguisher is 2A 10BIC. MlnImLln liItrtJution of
fire extinguishers must be s,,"ch thaI ") !niu')( L ',Il 11; :t-,~ :::U'!d.:lg I', ~\ler 75 fGE;1 trav.:;1 ;jl~:~n.;:. I.'~;m a f!l-9 eldinguiMlti!r.
o Apartment houses with 16 or mOle ~:_!!t;,. !"ll'~',' ;..~,;.r,-~ls;' ....'I~, .!O :"r I"',ore Imite. or apartr:'lf'f':S.jr ;-.:tels (mote!s) three ~t/)ries or more in heiWltahall be
equipped with automatic 'i:~ sprin"I~(~ '].:,;:;;'J"",j :0 ~~,- ," '" ;it..t!.~::t~j_'i.
o All buildings, over 5,000 .squ~lt: feet, '.!",,1! b-3 ':-~ll;:>te,J'JiI;~ ,it ~..:I::Y";,tl.-~ Itr(. '.~rjnKer &'fSlh'T' ~t..<:-qne1 te NF~A ~tclndards, This includes existing buildings
vacant over 365 da'/S, .
o Submit plans fOf tile f.re j;r~tACli()rl S\::oIt}I'"' ':.- ~I,t:' ..i:-:" ~,S!;CI.!'!"';' f'liljl to tJ!1)"l"inw ~ol.~t:u...i:on of t~e r.ystem. Perr.1it required.
o Tenant improvements u' aU sp;fn\o;!!:'t;-:l t,,"G".-~i~ ..;~f-; 10 b~ .'O:tir c:,: Lv :ll'" ;..'~..c. 0"Psrtmanl c.dcr:o Stalt of conSI,uctjon. Permit required.
o Provide tire alarm (r~:.: .';:<..1 thr;::,-,,; 'U'!'!_ P'.-:'\. - ~!:~: i.)~ "q~'-~.,_- ';: :.,-:; ;:"j'e :"1c-panm&ri1 p'i~-r Ie start Cot inslallation. Pennit required.
o Fire Department con,',E'Ctic.n :0 ,wlir,...le< ;: i~tb-m'~lddoipeheli:'l1 <::~,J:l tit- required at Fire Oepartment appro....ed location.
8 Fire Code Permit reql;:red appi'/ a: l':'''_, r,.'_;t~; j ~:!.=<:-,l. (S;:";.:' 3[~..l S:i-'.h.
Fire Sprinkler monitoring re:&lj're j. :jj-jl;: ~ .jSi ~~'1 Gppr()'h'~j t:;, II ;. :"!h~ Dtl~lartflil~nt prior IJ tl1e Sial'! of construction. Permtt required.
o Occupant Load.
Note: The applicant must raquf1&\. ,~~ ..lfIliL\:., ~"r.:- o;i':>'Jq:;.iJ I':' f ;.'l Cepaitmer,l tequiremenlS.
ADDITIONAL INFORMATION: / F ANY Ex:T1!:f2.J oJ<. -lI',Lfl(f..bL-E;d..E€J:2 -1.5a.~-r&' .)rYL -rile:
. CTf(:'c;.r.=T ~~"SS -rtfOSe:. v'~a-s._.s-lJR'L J.Jr..~_Ad-A.znJfVlf&iTlr_
6'<P4 ~!Z. ~syti.&:1'V\..
K.,Jr( fa_ ~ ~e:
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-- - ----.-------.--------..
-., -'- --------.-------,---.
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FPB 110(03-a3j
SAN BERNARDINO MUNICIPAl WATER DEPARTMENT
STANDARD REQUIREMENTS
DRClERC Case: TENTATIVE TRACT MAP NO. 17926 (SUBDIVISION NO.0S-52) & CONDITIONAl USE PERMIT NO. 05-18
_ PN NUMBER:
"PN NUMBER:
REVIEW OF PlANS:
OWNER:
DEVELOPER:
TYPE OF PROJECT:
142-062-05, 08
2006-018
DATE COMPILED: 91612006
COMPILED BY: BNnson, Ted
De Ora Properties & Lousia Ortiz
Fidelity Homes, Inc.
A Illquestlo subdivide epproximately 5.16 acres of land into a one-lot planned residential development and
construct 39 detached unijs located on the north side of Ria~o Avenue approximately 500' east of Meridian Avenue
in the RU-1
NUMBER OF UNITS: 0
LOCATION: North side of Rialto Avenue, approximately 500' east of Meridian Avenue
WATER DEPARTMENT ENGINEERING:
CONTACT: Litchfield, Matthew PHONE NUMBER: (909) 384-5386 FAX NUMBER: (909) 384-5532
Note: AU Water S_ce. are Subject to the RuIU Regulations of the Water Depertment
" Size of Main Adjacent the Project 8" B & S in Ria~o Ave., 12" C.J. & 16" D.J.P. in Meridian Ave.
" Approximate Water Pressure ~ Elevation of Water Storage: lll.2. Hydrant Flow @ 2Opsi:
'!!. Type, Size, Location and Distance to Nearest Fire Hydrant 2 way P.S. 037-106 in Ria~o Ave.
= 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
,- Networ1< Hydraulic Analysis Required per Unifonn Design Standards
Comments: "- MAIN EXTENSION LOOP REQUIRED IN PROPOSED STREET "A" & "B" .
. - 25 FT EASEMENT REQUIRED FOR WATER UTILITIES IN ALL PRIVATE STREETS.
. - DEVELOPER INSTALLED AGREEMENT REQUIRED.
. - PLEASE SUBMIT AutoCAD SITE PLAN LAYOUT TO THE S.B.MW.D. FOR TM 17926.
. - CUSTOMER NEEDS TO SUBMIT AN RFI TO FLOW 037-106.
.'ATER QUALITY CONTROL
.ONTACT: Arrieta, Con PHONE NUMBER: (909) 384-5325 FAX NUMBER: (909) 384-5928
~ R.P.P. Backftow 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
SewER CAPACITY INFORMATION
CONTACT: Thomsen, Neil PHONE NUMBER: (909) 384-5093 FAX NUMBER: (909) 384-5592
Note: Proof of Payment Mu.t be Submitted to the Building Safety Department Prior to Issuance of the BuUdlng Permit
= Sewer Capacilly Fee Applicable at this time
- Sewer Capacilly Fee must be paid to the Water Department for l! Gallons Per Day: Equivalent Dwellin9 UnKs: l!
., Subject to Recalculation of Fee prior to the Issuance of Building Pennit
cJ Breakdown Of Estimated Gallons Per Day
COPY TO: Customer; Planning; Engineering
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Wednesday, September 06, 2006
EPM
Pagelofl
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City of San Bernardino Public Services Department
Standard Development Requirements
300 North D Street - 4th Floor
San Bernardino. CA 92418
RESIDENTIAL TRACTS & LOTS
Collection Services
1. Residential refuse and recycling services ore to be provided by the City of Son Bemardino Refuse & Recycling
Division 0 minimum of once weekly.
2. The City sholl provide upon request one set of 0 blue. green. and block 96 or 64-gallon automated service cart to
each single family unit. OR one sef to every 2 units in multi-unit dwellings up to 8 units.
3. Commercial requirements sholl apply to 011 multi-unit dwellings over 8 units. uniess otherwise approved.
4. Nonresidential establishments such os smali offices. shops. meeting halls. or churches. which generate 2 cubic
yards or less of non-bulky waste per week and ore located on the some side of 0 residential block receiving
automated cart service sholl meet residential rather than commercial requirements.
Automated Cart storage & Access
5. Residential units shall construct 0 minimum 4 feet by 11 feet concrete pod located out of view of public right-of-
way for storage of each set of up to 4 automated carts. If visible from the public right-of-way. the storage area
sholl be screened by landscaping. or masonry or solid wood fencing. SHOW ON GRADING AND SITE PLANS.
The path of travel from the storage pod to street shall be continuously paved without step or curb with 4-foot
minimum gate openings in walls and fencing. The path of travel may include 0 paved driveway or patio area.
SHOW ON GRADING AND SITE PLANS.
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Service Vehicle Access
7. Projects shall meet City Engineering vehicle access requirements on 011 streets within a residential tract. These
req<Jirements shall not limit requirements for Fire vehicle access.
Curbside Service Area
8. A minimum 14-foot linear space on the,street along the curb adjacent to the driveway of each residence must
be clear for automated service carts. with 0 minimum 2-foot setback and 13-foot vertical clearance, of 011
obstructions such as structures. fences. and raised landscaping.
Gated Access
9. Gated properties that are locked and unmanned on service days anytime between the hours of 5 AM and 5 PM
Monday through Saturday sholl provide access code or key to Public Services.
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MDIPS 6.27.2003
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ATTACHMENT E
CITY OF SAN BERNARDINO
INITIAL STUDY FOR
Rancho De Oro
Fidelity Homes
3985 University Avenue
Riverside, California 92501
PROJECT DESCRlPTlON/LOCATlON:
The project site is approximately 5.3 acres in area located north of Rialto Avenue and east of Meridian
A venue in the southeast corner of the City, adjacent to the City of Rialto. The proposed project is a
request for a Tentative Tract Map (TTM 17926) for a one-lot condominium subdivision and Conditional
Use Permit (CUP 05-48) to develop 39 detached single family units in a gated community on a
condominium parcel map. The site is designated RU-I, Residential Urban (8 units per acre). As
proposed, the project complies with the 15% Open Space requirement for this land use district and will
include a centralized park area constructed with a club house and pool as well as other recreational
amenities for residents.
DATE:
July 5, 2006
PREPARED BY
. fD)rn~@owrnfn\
UU J U L 1 0 2~06t..0
Hogle-Ireland, Inc.
2825 E. Taquitz Canyon Way, Suite 106
Palm Springs, CA 92262
C'TY 9~ ~AN BERrJAROINO
UUCLOc:.:tr,;1 ':mVICES
DEPARTMENT
PREPARED FOR
City of San Bernardino
Development Service Department
300 North "0" Street
San Bernardino, CA 92418
(909) 384-5057
REVIEWED BY
Independently reviewed, analyzed and exercised jUd~en,~maki~g the determination, by the
Development/Environmental Review Committee on 1 pursuant to Section 21082 of
the California Environmental Quality Act (CEQA).
IS 1
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
The California Environmental Quality Act (CEQA) requires the preparation of an Initial Study when a
proposal must obtain discretionary approval from a governmental agency and is not exempt from
CEQA. The purpose of the Initial Study is to 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.
1. Project Title: Rancho De Oro
2. Lead Agency Name: City of San Bernardino
Address: 300 North "0" Street
San Bernardino, CA 92418
3. Contact Person: Mr. Brian Foote
Phone Number: (909) 384 - 5057
4, Project Location (AddresslNearest cross-streets): The project site consists of three vacant
parcels which are generally located north of Rialto Avenue, south of West 2nd Street, East of
Meridian Avenue and West of North Rancho Avenue.
5. Project Sponsor:
Address:
Mr. Craig Heaps
Fidelity Homes
3985 University Avenue
Riverside, California 9250!
6. General Plan Designation:
The General Plan Land Use designation for the proposed project area is RU-! Residential Urban.
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):
The proposed project is a request to develop 39 detached single-family homes on an approximately 5.3
acre site, requiring the approval of a Tentative Tract Map for a one-lot condominium subdivision and a
Conditional Use Permit. The site is designated RU-I Residential Urban and as proposed would comply
with density requirement of 8 units per acre and 15% Open Space provision. It is proposed to have a
combination Pool and Jacuzzi, and a Clubhouse. The proposed Clubhouse would be approximately
1,200 square feet in area and would include a Meeting Room, Weight Room and Kitchen. There are
also two restrooms and an Outdoor Shower for the Pool. A Barbecue area near the Pool is proposed, but
no additional Active Recreational Amenities would be offered. The project does not require a General
Plan Amendment or Zone Change.
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
8. Surrounding Land Uses and Setting:
The project site is currently vacant and zoned RU-!. The proposed project is permitted in this zone.
The site is surrounded by developed properties on the north, east and west.
Surrounding land uses are as follows:
North:
South:
East:
West:
Railroad Tracks, Apartments
Vacant
Residential
Mobile Home Park
Zoning surrounding the property is as follows:
North:
South:
East:
West:
RU Residential Urban
RU Residential Urban
RU Residential Urban
RU Residential Urban
9.
Other agencies whose approval is required (e.g., permits, finance approval, or participation
agreement):
California Regional Water Quality Control Board
Santa Ana Region Storm Water Pollution Prevention Plan (SWPPP)
National Pollutant Discharge Elimination System (NPDES)
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following
pages.
D Aesthetics D Agriculture Resources D Air Quality
D Biological Resources D Cultural Resources D Geology / Soils
D Hazards & Hazardous D Hydrology / Water Quality D Land Use / Planning
Materials D Noise D Population / Housing
D Mineral Resources D Recreation D Transportation / Traffic
D Public Services D Mandatory Findings of
D Utilities / Service Systems Significance
On the basis of this Init~a1 Study, the City of San Bernardino Environmental Review Committee frods:
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
measures that are imposed upon the proposed project, nothing further is required.
-~~ - --
Signature
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Date
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Title
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Figure 1- Regional Map
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
Figure 2- Vicinity Map
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DEVELOPMENT SERVICES
INITIAL STUDY
Figure 3 Site Plan
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
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Figure 4- Site Photographs
.-- --
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View of Property looking northwest. The railroad spur is located adjacent to the rear of the property (in
the background of the photo).
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View of property looking northeast The railroad spur is located adjacent to the rear of the property (in
the background of the photo).
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View of new residential construction and perimeter
wall located along the south side of Rialto Street
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES
INITIAL STUDY
View of new residential construction to the south of the project site and its perimeter wall located along
the south side of Rialto Street.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco ration
No
Impact
Less Than
Significant
Impact
I.
AESTHETICS - Would the ro'ecl:
a) Have a substantial adverse effect on a scenic
vista as identified in the Ci 's General Plan?
b) Substantially damage scenic resources,
including but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic hi hwa ?
c) Substantially degrade the existing visual
character of quality of the site and its
surroundin s?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
view in the area?
e Other:
Discussion:
1. a-c) The project site is vacant and is not within an area identified as a significant scenic vista
or scenic highway. The property to the south of the site is a single-family residential
development that is under construction. It is being developed with rear yards abutting a perimeter
wall along the south side of Rialto Avenue, across the street from the project site. Therefore,
views of the San Bernardino Mountains from the adjacent residential units would not be
impacted by the proposed project. There are no historic buildings, rock outcroppings or scenic
resources. The proposed new residential development would include new landscaping, a gated
entry and aesthetically pleasing monumentation. The new structures would complement adjacent
residential developments. The proposed residential development will be reviewed by the City to
ensure that the aesthetics and site design conform to the City's residential design standards. Less
than significant impacts are anticipated.
1. d) The site is located within an area that is surrounded by land use designations for single-
family and multiple-family residential development. As the project site is currently vacant, it can
be expected that incremental increases of light and glare will be created through the installation
of street lights, lights within and on the exterior of the homes (when constructed), and on the
internal project parking areas. Each dwelling unit will have a two car garage that may be
equipped with lights for security. Standard conditions of approval for the project will ensure
compliance with the City's Development Code standards for light and glare as contained in the
Development Code. Per the Development Code, no glare incidental to any use shall be visible
beyond any boundary line of the parcel and exterior lighting shall be energy-efficient and
shielded or recessed so that direct glare and reflections are contained within the boundaries of the
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parcel, and shall be directed downward and away from adjoining properties and public rights-of-
way. No lighting shall blink, flash, or be of unusually high intensity or brightness. Alllighting
fixtures shall be appropriate in scale, intensity, and height to the use it is serving. Security
lighting shall be provided at all entrances/exits. Compliance with these conditions shall ensure
that any anticipated impact would be less than significant.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
II. AGRICULTURE RESOURCES:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on ~ maps prepared pursuant to the
Farmland Mapping and Monitoring Program of
the California Resources Agency, to a non-
a ricultural use?
b) Conflict with agricultural zoning, and existing
use, or Williamson Act Conservation Contract?
c) Involve other changes in the existilil;
environment which, due to their location or
nature, could result in conversion of Farmland,
to non-a ricultural uses?
d Other:
Discussion:
II. a-c) The California Resources Agency defines Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance for San Bernardino County as farmlands which include dryland grains of
wheat, barley, oats, and dryland pasture. The project site does not meet these characteristics. The
proposed project does not convert Prime farmland, Unique Farmland, or farmland of Statewide
Importance as shown on the maps prepared pursuant to farmland mapping and monitoring
program of the California Res.ources Agency. Therefore no impact is anticipated.
The project site is currently vacant, and is not located in an agriculture preserve or located within'
300 feet of agriculturally zoned property. Despite the suitability of the soils for farming on the
property, urbanization in the community, high cost of water and pressures for additional
development severely constrain the viability of agriculture as a dominant land use. The
transition of agricultural uses to more urbanized uses is expected and is consistent with the
objectives of the General Plan. The proposed project does not conflict with agriculturally zoned
properties, any agricultural uses, or Williamson Act Conservation Contracts (Department of
Conservation San Bernardino Williamson Act Lands) and does not involve other changes in the
existing environment which, due to their location or nature, result in conversion of Farmland, to
non-agricultural uses. Therefore, no significant impacts are anticipated on agricultural resources.
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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
III. AIR QUALITY - Would the ro.ect:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (South Coast Air
Basin
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation based on the thresholds in the
SCAQMD's "CE A Air uali Handbook?"
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
recursors)?
d) Expose sensitive receptors to substantial
ollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people based on the
information contained in Project Description
Form?
Other:
Discussion:
III. a)
The City of San Bernardino is located in the South Coast Air Basin (SCAB), which is
part of the South Coast Air Quality Management District (SCAQMD), and jurisdictionally also
the responsibility of the California Air Resources Board (CARB), which is charged with
controlling motor vehicle emissions.
As noted in the City of San Bernardino General Plan Program EIR (Section 4.3.2), continued
development will significantly contribute to the further degradation of the ambient air quality of
the South Coast Air Basin. The adverse impacts are primarily caused by the daily vehicle trips
associated with maximum build-out of the City. Any development within the San Bernardino
area will aggravate the existing air quality that does not now meet State or Federal air quality
criteria. The proposed project is consistent with the General Plan for which the Program EIR was.
prepared and impacts evaluated. The project would not conflict with South Coast Air Quality
Management Plan. It is the responsibility of the SCAQMD to monitor emissions and ensure that
these emissions are within State and Federal acceptable. levels for atmospheric pollutants.
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III. b)
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Pursuant to standards set forth by the U.S. Environmental Protection Agency (EPA), Califomia
Air Resources Board (CARB) and other local agencies. The project is designated for residential
urban use at up to 8 units to the acre. The proposed project is 39 single family detached
residential units on a condominium parcel and complies with zoning and General Plan
designation. As proposed the project does not include elements that would inhibit the
implementation of the SCAQMD air quality management plan because it does not exceed the
number of dwelling units currently allowed under the City's General Plan. The project will have
no impact on the implementation of air quality management plans.
The San Bernardino Valley portion of the Southern California Air Basin (SCAB) is designated as
a non-attainment basin for nitrogen dioxide, sulfates, particulate matter, and ozone. The criteria
pollutants identified in the SCAB that would be associated with the proposed project include:
Compound:
· Ozone (03)
. Carbon Monoxide (CO)
. Nitrogen Dioxide (N02)
. Nitrogen Oxides (NO.)
. Particulate Matter (PMIO PM 2.S)
. Sulfur Dioxide (S02)
. Sulfur Oxides (SO.)
. Lead (Pb)
. Volatile Organic Compounds (VOC) sometimes regulated as Reactive Organic Gases
(ROGs).
Air quality at any site is dependent on the regional air quality and local pollutant sources.
Regional air quality is determined by the release of pollutants throughout the air basin.
Estimates for the SCAB have been made for existing emissions ("2003 Air Quality Management
Plan", August I, 2003). The data indicate that mobile sources are the major source of regional
emissions. Motor vehicles (i.e., on-road mobile sources) account for approximately 45 percent
of volatile organic compounds (VOC), 63 percent of nitrogen oxide (N02) emissions, and
approximately 76 percent of carbon monoxide (CO) emissions.
The SCAQMD has divided the SCAB into 38 source receptor areas (SRA) with a designated
ambient air monitoring station representative of most of these areas. The project is located in
SCAQMD Source Receptor Area 34, San Bernardino. The air quality monitoring station
designated for this area is the San Bernardino-4th Street Station. This station is located
approximately 4 miles east of the project site north of 4th Street and east of Waterman Avenue.
The air pollutants measured at the San Bernardino-4th Street station include ozone (03), carbon
monoxide (CO), particulate matter (PMIO), (PM2.s), and nitrogen dioxide (N02). Sulfur dioxide
(S02) was not monitored at this station. Monitored concentrations of the pollutants for the years
2003 to 2005 at the San Bernardino-4th Street monitoring station are shown in Table I.
The data presented in Table I were obtained from the CARB air quality data website
(www.arb.ca.gov/adam!). Table I also presents the Federal and State air quality standards.
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Table 1
Federal and State Air Quality Standards
Days State Days National
California National % MaL Standard Standard
Pollutant Standard Standard Year Meas.' Level Exceeded2 Exceeded2
Dzone 0.09 oom 0.12 oom' 2005 98 0.163 53 9
for I hr. for I hr. 2004 96 0.157 55 9
2003 100 0.160 59 19
Dzone 0.070oom' 0.08 oom 2005 92 0.129 -- 31
for 8 hr. for 8 hr. 2004 96 0.129 -- 39
2003 100 0.137 -- 45
CO 20 oom 35 ppm 2005 45 3.8 0 0
for I hour for I hour 2004 96 3.4 0 0
2003 97 5.1 0 0
CO 9.0 ppm 9ppm 2005 45 2.1 0 0
for 8 hour for 8 hour 2004 96 3.2 0 0
2003 97 4.5 0 0
Particulates 5011wm' 15011wm' 2005 70 72 -- 0/0
PMIO for 24 hr. for 24 hr. 2004 96 118 25/159 0/0
24 Hour) 2003 96 98 21/129 0/0
Particulates 1211g/m' 5011wm' 2005 70 -- -- --
PMIO AM( AAM' 2004 96 47 Yes No
Annual) I. 2003 96 43 Yes No
Particulates None 65 u2lm' 2005 -- 106 nla 2
PM2.5 for 24 hr. 2004 -- 93 nla 4
24 Hour) 2003 -- 74 nla I
Particulates 1211wm' 1511wm' 2005 -- 17 Yes Yes
PM2.5 AM( AAM' 2004 -- 22 Yes Yes
Annual) 2003 -- 22 Yes Yes
N02 0.25 oom None 2005 61 0.098 0 nla
I-Hour) for I hour 2004 93 0.118 0 nla
2003 100 0.101 0 nla
N02 None 0.053 ppm 2005 61 -- nla --
Annual) AAM' 2004 93 0.026 nla No
2003 100 0.026 nla No
I. Percent of year where high pollutant levels were expected that measurements were made
2. For annual averaging times a yes or no response is given if the annual average concentration exceeded the applicable standard.
n/a indicates that there is no applicable standard. For the PM I 0 24 hour standard, daily monitoring is not performed. The first
number shown in Days State Standard Exceeded column is the actual number of days measured that State standard was exceeded.
The second number shows the number of days the standard would be expected to be exceeded if measurements were talcen every
day.
3. This concentration standard was approved by the ARB on April 28, 2005 and is expected to become effective in early 2006.
4. Aonual Arithmetic Mean
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5. As of June 2005 the I-hour ozone standard was revoked with the implementation of the 8-hour ozone standard. The federal I.
hour ozone standard is presented for reference.
_ Data Not Reported or insufficient data available to determine the value.
Source: CARB Air Quality Data Statistics web site www.arb.ca.gov/adaml accessed 03/13/06
The monitoring data presented in Table I show that ozone (03) and particulate matter (PMIO and
PM2.s) are the air pollutants of primary concern in the project area.
At the San Bernardino-4th Street station, the federal I-hour ozone (03) standard has been
exceeded in the past three years. The federal standard was exceeded 19 days in 2003, and 9 days
each year in 2004 and 2005. However, it should be noted that in June 2005 the I-hour standard
was rescinded as a part of the implementation of the 8-hour Ozone (03) standard. The more
stringent state I-hour ozone standard was exceeded 59 days in 2003, 55 days in 2004, and 53
days in 2005. The federal8-hour ozone (03) standard was exceeded 45 days in 2003,39 days in
2004, and 28 days in 2005. CARB recently adopted an 8-hour standard for ozone (03). At this
time the CARB website has not reported the number of days exceeded for 2006.
Air quality impacts are usually divided into short-term and long-term categories. ShQrt-term
impacts are usually the result of construction or grading operations. Long-term impacts are
associated with the built out condition of the proposed project.
In the "1993 CEQA Air Q\I~!;ty Handbook", the SCAQMD has established significance
thresholds to assess the regionai impact of project related air pollutant emissions. Table 2
presents these significance thresholds. There are separate thresholds for short-term construction
and long-term operational emissions. A project with daily emission rates below these thresholds
is considered to have a less than significant effect on regional air quality throughout the South
Coast Air Basin.
Table 2
SCAQMD Regional Pollutant Emission Thresholds of Significance
Pollutant Emissions
(Ibs/day)
CO ROG NOx PM10 SOx
Construction 550 75 100 150 150
Oper.ation 550 55 55 . 150 150
SHORT TERM IMPACTS
Construction Air Pollutant Emissions
Temporary impacts will result from project construction activities. The greatest air pollutant
emissions during construction will be during grading activities. During grading, air pollutants
will be emitted by construction equipment and worker vehicles traveling to and from the site and
fugitive dust will be generated.
The proposed project site consists of approximately 5.3 acres. PMIO emissions from construction
activities for large development projects are estimated by the U.S. EPA. The emission factor for
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disturbed soil is 26.4 pounds of PMIO per day per acre, or 0.40 tons of PMIO per month per acre
(SCAQMD CEQA Air Quality Handbook). If water or other soil stabilizers are used to control
dust as required by SCAQMD Rule 403, the emissions can be reduced by 50 percent. The PMIO
calculations presented below include the 50 percent reduction from watering. Watering is a
standard operating procedure required by Rule 403 for all projects.
Specific construction equipment to be used during grading is also not known at this time. It is
assumed that up to four pieces of heavy equipment (two scrapers, a loader, and a tractor) and a
water truck could be operating up to 8 hours per day on site. It is also assumed that up to 30
construction worker vehicles could visit the site each day with an average one way trip length of
20 miles.
Typical emission rates for construction equipment were obtained from Appendix H of
URBEMIS2002 User Manual published by the SCAQMD. Vehicular emission factors from
EMF AC2002 published by the SCAQMD on their CEQA Handbook web site
(http://www.aqmd.gov/ceqa/hdbk.html) were used to estimate vehicular emissions.
EMF AC2002 is a computer program generated by the California Air Resources Board that
calculates emission rates for vehicles.
e
The grading emissions presented below do not include S02 emissions. The only source of S02
emissions would be from thp. equipment exhaust. However, the heavy construction equipment
emission factors from the URBEMIS2002 model do not include S02 emissions. S02
concentrations have been below the ambient air quality standards in the South Coast Air Basin
for many years. S02 emissions associated with construction of the project would not be expected
to approach the significance thresholds. Therefore, they are not calculated here.
Using the assumptions and emission factors described above, the worst-case daily emissions
during construction of the project were calculated and are presented in Table 3. A worksheet,
showing the specific data used to calculate the emissions, is presented in the appendix of the Air
Quality Report prepared by Mestre Greve Associates on March 16, 2006, available in the City of
San Bernardino Planning Department.
e The data presented in Table 3 shows that the worst-case pollutant emissions during construction
are less than the Significance Emission Thresholds established by the SCAQMD in the CEQA
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Air Quality Handbook, and therefore, the project construction emissions are not considered to be
significant. No mitigation measure is recommended.
It should be noted that the impact due to grading is very localized. Additionally, this material is
inert silicates, rather than the complex organic particulate matter released from combustion
sources which are more harmful to health. In some cases grading may be near existing
development. Care should be taken to minimize the generation of dust. Common practice for
minimizing dust generation is watering before and during grading. Without watering, PMIO
emission generation would be double the amount mentioned previously.
LONG TERM IMPACTS
Reeional Air Oualitv
The primary source of regional emissions generated by the proposed project will be from motor
vehicles. Emissjons will also be generated on-site by the use of natural gas for water and space
heating and the use of consumer products. Off-site emissions will be generated by combustion
of fossil fuels used in the generation of electricity used by the project.
Emission factors from EMF AC2002 published by the SCAQMD on their CEQA Handbook web
site (http://www.aqmd.gov/ceqalhdbk.html) were used to estimate vehicular emissions.
EMF AC2002 is a cc:'.vuter program generated by the California Air Resources Board that
calculates emission rates for vehicles. The composite trip lengths were derived from data
contained in the SCAQMD CEQA Handbook (page 9-24). The average trip lengths were
calculated to be 9 miles for the project area.
The data used to estimate the on-site combustion of natural gas, and off-site electrical usage are
based on the proposed land uses in terms of building square footages, and emission factors taken
from the 1993 CEQA Handbook. The analysis presented in this report is consistent with the
SCAQMD's "CEQA Handbook."
The proposed project consists of approximately 39 single-family homes. A traffic study was not
performed for this project. The project's trip generation rates were obtained from
URBEMIS2002 User's Guide, Table 2. For single-family dwelling units the trip rate is 9.57
trips per unit. Based on this assumption, the proposed project is estimated to generate a total of
373 average daily trips. The product of 373 daily trips and a 9 mile average trip length result in
3,359 vehicle miles traveled (VMT) for the project. .
Many consumer products, including air fresheners, automotive products, household cleaners, and
personal care products emit ROG's. CARB has estimated that the amount ofROG released from
consumer products is primarily dependant on the increased population associated with residential
development. CARB estimates that 0.0171 pounds of ROG are emitted per person. For the
purposes of the calculation, it was assumed that each single family home would have an average
offour residents.
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Emissions presented below were calculated for the earliest expected buildout year of the project,
2007. As vehicular emissions are projected to be reduced in future years, due to more vehicles
complying with more stringent air pollution emission standards, consideration of the earliest
buildout year of the project results in the highest emissions generation by the project
Table 4 presents the estimate of emissions from the proposed project. A worksheet showing the
detailed data used to calculate these emissions is presented in the Air Quality Assessment Report
available in the Planning Department.
Table 4
Project Emissions
Source
Vehicular Trips
Natural Gas Consumption
Consumer Product Usage
Electrical Generation
Total Project Emissions
SCAQMD Thresholds
Pollutant Emissions (lbs/day)
ROG NOx PMIO
5.1 12.5 0.4
0.0 0.7 0.0
2.7 0.0 0.0
0.0 0.8 0.0
7.8 14.0 0.4
55 55 150
SOx
0.0
0.0
0.0
0.1
0.1
150
CO
44.6
0.2
0.0
0.1
44.9
550
Table 4 shows that the project emissions are not projected to exceed the SCAQMD thresholds of
significance. Ther;:fore, the project will not result in a significant air quality impact. No
mitigation is recommended.
Table 5 compares the project emissions to the 2020 emissions projected for the South Coast Air
Basin presented in the 2003 AQMP. The table shows that the emissions associated with the
proposed project are a very small fraction, 0.001% or less, of the basin's emissions.
Table 5
Project Emissions Compared With Regional Emissions
Pollutant Emissions (tons/day)
ROG NOx PMIO
0.004 0.003 0.000
584 532 318
0.0006% 0.0006% 0.0000%
CO
Project Emissions 0.022
2020 South Coast Air Basin* 2,414
Project as Percentage of Basin 0.0009%
· Source: 2003 AQMP Tables 3-SA & 3-SB
SOx
0.000
76
0.0001 %
Based on the Air quality analysis there will not be significant short term construction impacts
due to the project based on SCAQMD threshold of significance. It is unlikely that short-term
construction activities will increase the frequency or severity of existing air quality violations as
monitored at the SCAQMD stations due to required compliance With SCAQMD Rules and
Regulations. Similarly, the long term operational emissions from the project are not projected to
exceed the significance thresholds and are a very small fraction of a percentage of the basin wide
emissions. Table 4 shows that emission with the proposed project will be less than the
significance thresholds. Since. the AQMP predictions are based on the General Plan and the
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project will result in less than the significance thresholds for all pollutants compared to the
General Plan, the project is consistent with the AQMP assumptions.
Therefore, emissions from construction activities, which are considered short term impacts, are
not projected to exceed SCAQMD thresholds. No mitigation is required for the emissions from
construction vehicles. The long term project impacts that would be generated from long term
emissions discussed above are projected to be below the thresholds of significance. Therefore, no
mitigation is required for long term impacts. The project will not result in an unavoidable
significant impact.
Mitil!ation Measures:
In order to mitigate the short term potential impacts, 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 incorporate the following Air Quality (AQ)
mitigation measures into the project and implement them in order to reduce potential impacts to
a less than significant level.
e
AQ-l The project shall comply with the requirements of the SCAQMD Rules 402 and 403
for fugitive dust, which requires the implementation of Reasonable Available
Control Measures (RACM) for all fugitive dust sources, and the Air Quality
Management Plan (AMCP), which identifies Best Available Control Measures
(BACM) and Best Available Control Technologies (BACT) for area sources and
point sources, respectively.
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AQ-2
a. The project proponent shall ensure that construction equipment shall be properly
maintained and serviced to minimize exhaust emissions.
b. The project proponent shall ensure that existing power sources are utilized where
feasible via temporary power poles to avoid on-site power generation.
c. The project proponent shall ensure that construction personnel be informed of ride
sharing and transit opportunities.
d. The project proponent shall ensure that any portion of the site to be graded shall be
pre-watered to a depth of three feet prior to the onset of grading activities.
e. The project proponent shall ensure that watering of the site or other soil
stabilization methods shall be employed on an on-going basis after the initiation of
any grading activity on the site. Portions of the site that are actively being graded
shall be watered regularly to ensure that a crust is formed on the ground surface,
and shall be watered at the end of each workday.
f. The project proponent shall ensure that all disturbed areas are treated to prevent
erosion until the site is fully constructed.
g. The project proponent shall ensure that landscaped areas are installed as soon as
possible to reduce the potential for wind erosion.
h. The project proponent shall ensure that SCAQMD Rule 403 is adhered to, ensuring
the clean up of construction-related dirt on approach routes to the site.
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i. The project proponent shall ensure that all grading activities are suspended during
first and second stage ozone episodes or when winds exceed 25 miles per hour.
j. All buildings on the project site shall conform to energy use guidelines in Title 24 of
the California Administrative Code.
AQ-3 To reduce emissions all equipment used in grading and construction must be tuned
and maintained to the manufacturer's specification.
AQ-4 The residences shall be constructed to UBC standards for insulation of walls, roofs,
windows, etc. to minimize emissions from home heating and cooling.
AQ-5 The residences should be built with natural gas fireplaces to reduce the criteria
pollutant emissions of wood smoke.
III. c) As per the discussion for item "b" above, the project is in a non-attainment basin, but mitigation
measures are included that will reduce the potential impacts of the project to less than significant
levels during construction. Long term emissions would also be less than significant.
III. d) Some land uses and/or individuals are considered more sensitive to air pollution than others due
to the types of population groups and activities involved. Sensitive population groups include
children, ule elderly, residential areas, and recreational land uses. The project site is located in
an area cdmprised predominately of residential land uses. The short-term nature of the
construction and the size of the project site will not cause sustained adverse impacts to local
residents because implementation of SCAQMD Rules 402 and 403 will reduce the amount of
fugitive dust generated. See the Air Quality (AQ) mitigation measures above that will reduce the
potential impact to a less than significant level.
III. e) The proposed project is a residential project and residents would not be likely to conduct any
activity that is known to cause objectionable odors. As an infill development project the
emissions of construction related vehicles and the emissions of private vehicles associated with
residential communities will be similar to the uses in the surrounding vicinity. No impact is
anticipated in relation to objectionable odors.
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IV. BIOLOGICAL RESOURCES - Would the
ro. ect:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans,
policies, or regulations, or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally
prc~~~,ed wetlands as defined by Section 404 of
the Clean Water Act (including, but not lirnited
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interru tion, or other means?
d) Interfere substantially with the movement of
any native resident or migratory wildlife
corridors, or impede the use of native wildlife
nurse sites?
e) Conflict with any local policies or ordinances
protecting biological resources such as a tree
reservation lic or ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local,
re ional, or state habitat conservation Ian?
IS 20
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
Less Than
Significant
Impact
No
Impact
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Less Than
Potentially . Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incomoration
IV. BIOLOGICAL RESOURCES - Continued
11.) Other: rl ,1 fl []
Discussion:
IV. a) A Biological Resources and Habitat Assessment was performed by LSA Associates, Inc. on
December 12, 2005, which found that no sensitive species or habitats currently occur on the
site. Based on the biological assessment conducted by LSA, burrowing owl had a low
probability of occurrence. As such, LSA recommends a preconstruction survey. No impacts to
biological resources are anticipated. However, in order to avoid any potential impacts on birds
that may be nesting on the site, LSA recommends the following mitigation measures shall be
implemented:
BR-I
If vegetation removal is to occur during the nesting season, a pre-
construction nesting survey shall be conducted by a qualified biologist prior
to removing existing trees.
BR-2
A pre-construction survey shall be conducted for the presence of burrowing
owl to avoid impacts to this species. If burrowing owls are found in the
preconstruction survey, the recommendations ofthe survey shall be follQwed.
BR-3 It is recommended that landscape palettes be specified to encourage the
. planting of native or drought tolerant vegetation to minimize the over all
impact to existing natural system corridors and biological resources
dependent on the site.
BR-4 It is recommended that the project proponent conduct a breeding bird
survey prior to project construction to determine if birds are nesting in the
trees or grass habitats affected by this project. The nesting season is from
February 1 to August 31. It is recommended that trees and vegetation be
removed outside the nesting season to avoid any impacts to nesting birds,
including raptors that may nest in trees on-site.
IV. b) A Biological Resources and Habitat Assessment was performed by LSA Associates, Inc.,
which determined that there are no federal or state wetlands, waters of the U.S., or streams
occurring on the project site. Furthermore, based on the Soil Survey for San Bernardino
Southwest Area, Califomia (Soil Conservation Service 1980) the soils mapped on the property
are described as the Hanford coarse sandy loam (2-9% slopes) and Tujunga loamy sand (0-5%
slopes). The project site is nearly level to gently sloping at approximately 1,170 to 1,200 feet
in elevation. No impacts are anticipated.
IS 21
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IV. c) A biological survey was performed by LSA Associates, Inc., which determined that no
significant impacts are anticipated to jurisdictional waters or wetlands.
IV. d) The subject site is bounded by the railroad track to the north and Rialto Avenue to the south.
Properties to the east and west are developed with residential uses. It is highly unlikely that
wildlife corridors exist within the vicinity of the project site due to the urbanized nature of the
site and the adjacent properties. No significant impacts are anticipated to wildlife corridors.
IV. e-f) The project will not conflict with any local policies or ordinances protecting biological
resources, or any provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan. No
significant impacts are anticipated.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
V. CULTURAL RESOURCES- Would the ro'ect:
a) Cause a substantial adverse change in the
significance of an archaeological resource
ursuant to 15064.5 ofCE A?
1:J) Cause a substantial adverse change in the
significance of a historical resource as defined
in 15064.50fCE A?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
eolo ic feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
e Other:
Discussion:
V.a-b)
A Cultural Resources Assessment was prepared by Archeologicili Associates on March 24,
2006. The Assessment reported that results of the records search conducted at the
Archaeological Information Center at the San Bernardino County Museum in Redlands.
indicated that no prehistoric or historic resources have been recorded within the study area.
. The proposed project site is currently vacant and is not a sensitive archaeological area as
identified in the City's General Plan.
However, one structure, a 1928 residential garage, was identified during the current field
study to be a historic structure. Construction plans for the proposed Rancho De Oro project
call for the demolition of the garage. The Cultural Assessment reported the residential garage
is not considered significant within the meaning of CEQA nor does it appear eligible for the
California Register of Historical Resources. The garage proposed for demolition has however
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been fully documented and recorded with the Archaeological Information Center at the San
Bernardino County Museum. Although the garage will be destroyed as a result of the
proposed residential development, a visual and descriptive record of the structure has been
preserved for future researchers. Consequently, adverse impacts to the structure have been
addressed through the aforementioned recordation program and no additional mitigation is
recommended.
V. cod)
There is no evidence of significant archaeological, historical or paleontological resources, or
human remains. No impacts on cultural resources are anticipated. However, in the unlikely
event that any cultural resource is unearthed, the following mitigation measure shall be
implemented:
CR-! If any artifact is uncovered during grading or construction, the contractor or site
superintendent shall immediately cease ground-disturbing activities and shall
notify the City and the San Bernardino County Museum to have a qualified
archaeologist and/or paleontologist evaluate the artifact and determine the
appropriate course of action. If any human remains are uncovered, the City, the
County Museum and the County Coroner shall be notified, and all activity at the
site shall cease until the City provides clearance to resume grading or construction
activities. In accordance with the City's General Plan, Native American tribes
should be consulted to determine the disposition of any Native American artifacts
discovered.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
VI. GEOLOGY AND SOILS - Would the ro'eet:
a) Involve earth movement (cut andlor fill) on
slopes of 15% or more based on information
included in the Prelimin Pro'eet Descri tion?
b) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving: Development
within the Alquist-Priolo Special Studies Zone
as defmed in Section 12.0, Geologic and
Seismic, Fi e 47, of the Ci 's General Plan??
-c) Be located within an Alquist-Priolo Earthquake
Fault Zone?
d) Result in substantial soil erosion or the loss of
to soil?
e) Be located within an area subject to landslides,
mudslides, subsidence, or other similar hazards
as identified in the Ci 's General Plan?
Be located within an area sub' ect to li uefaction
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As identified in the Ci 's General Plan?
g) Modify any unique physical feature based on a
site surve levaluation?
h) Result in erosion, dust, or unstable soil
conditions from excavation, grading, fill, or
other construction activities?
i) Modify a channel, creek, or river based on a field
review or review of USGS To 0 hic Ma ?
') Other:
Discussion:
VI. a) Soils Southwest, Inc. prepared a Preliminary Report of Soils and Foundation Evaluations for
the proposed project on January 25, 2006. The site soils consist primarily of upper alluviums of
loose dry and compressible silty fine sand up to an approximate depth of about 3.5 to 4 feet,
overlying fine to medium coarse sand of moderate consistency with some rock fragments and
minor rocks. Compressible in nature, the existing soils are unsuitable for directly supporting
structural loadings without excessive differential settlements to footings. However, when graded
as recommended, the local soils used should be adequate for structural support. The site is not
situated near any special studies zone; however, considering proximity of the nearby active
earthquake faults with Peak Horizontal Ground accelerations (PGA), it is recommended tl;:lt
structural footings and concrete slabs on grade should be structurally designed using Seismic
Design Parameters.
The subject high density project will include 39 detached single family dwellings, along with
interior and off-site street improvements. Supplemental construction of a common pool,
clubhouse and recreation area is also planned. One and two story conventional structures of
wood frame and stucco construction are expected. In the absence of a site grading plan, it is
assumed that the proposed pads will be constructed on cut pads or following new fill soils
placement on existing grades or on cut and fill pad transitions. The following mitigation
measures are recommended for the preparation of fill areas.
GS-l: Recommendations for this site contained in the Preliminary Report of Soils and
Foundation Evaluations, dated January 2006, by Soils Southwest, Inc., concerning"
slab design, foundation design, design of retaining walls, back filling of utility
trenches and any other excavations shall be implemented unless superseded by
recommendations made in the field by the geologist or engineer responsible for
inspecting the site.
GS-2: Areas to be graded, backfilled or paved, shall be grubbed, stripped and cleaned of
all buried and undetected debris, structures, concrete, vegetation and other
deleterious materials prior to grading.
VI. b-c) The project site is located outside of an Alquist-Priolo Special Studies Zone as depicted
on Figure S-03 of the City of San Bernardino's General Plan. However, the property is located
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within an active seismic area where large numbers of earthquakes are recorded each year.
Although the site is outside the Alquist-Priolo Special Study Zone there are two nearby faults
that could produce significant ground shaking during an earthquake event. The faults listed by
their proximity to the project site are the San Andreas Fault and the San Jacinto-San Bernardino
Fault.
The San Andreas Fault located approximately 7.51 miles north east of the project site is a right-
lateral strike-slip fault extending through southern California into northern California. The last
major rupture of the San Andreas Fault on the southern California segment occurred on January
9, 1857. Expected magnitudes of earthquake strength are between 6.8 and 8.0 moment
magnitude (Mw.).
The San Jacinto Fault is a right-lateral strike-slip, minor right-reverse fault located
approximately 0.621 miles east of the site. The San Jacinto Fault is 130 miles long affecting
communities including San Bernardino, Loma Linda, Hemet (in Riverside County), and Ocotillo
Wells (in Imperial County). The last major earthquake on the San Jacinto was on April 9, 1968
when a 6.5 Mw occurred on the Coyote Creek segment. A possible earthquake occurring on the
San Jacinto Fault could be 7.5 Mw.
Earthquakes, due to their ground acceleration and shifting, can cause major damage to buildings
and create dangerous hazards to people through injury or death. Development in the seismically
active southern California region must mitigate these potential hazards through strict adherence
to the California Building Code (CBC) and recommendations by geotechnical engineers. The
proposed project is located outside the Alquist-Priolo Special Studies Zone; however the
developer will be required to implement established building construction requirements. The
impact from earthquake hazards is therefore considered to be less than significant.
VI. d/h) No unstable soil conditions would occur due to excavation, grading, or fill activities.
However, during the construction phase, project dust may be generated due to the operation of
machinery on-site or due to high winds. Additionally, erosion of soils could occur due to a storm
event. According to Figure S-08 of the City's General Plan the site is not located within the High
Wind Area Hazard zone. To avoid the erosion of soils due to stormwater, the construction
contractor would be required to implement a Storm Water Pollution Prevention Program
(SWPPP) to comply with the National Pollutant Discharge Elimination System (NPDES) pemiit.
Refer to the Hydrology and Water Quality section of this Initial Study for a comprehensive
discussion. To avoid soil erosion due to unforeseen high winds and construction traffic,
mitigation measures would be implemented that would control soil loss and also contribute to the
reduction in air contaminants associated with minute soil particles ten microns in diameter or
less, refereed to as PMIO. Refer to the Air Quality section of this Initial Study for further
discussion of the control of blowing soil and mitigation measures used to inhibit their migration
off-site. In addition, the applicant will be required to comply with the following mitigation
measures.
GS-3: The project proponent shall, prior to issuance of grading permit, receive approval of
an erosion control plan and PM,o plan from the Public Works Division of the City
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Development Services Department. 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 to ensure that any erosion occuring
on-site, or as a result of grading activities on this property, will be corrected
through a remediation or restoration program.
c) Filing of a Notice of Intent and obtaining a project permit will be required
through the Water Quality Control Board relating to National Pollution
Discharge Elimination System (NPDES) standards prior to beginning of
grading work.
VI. e) While the site is located in an area identified as an area of Potential Subsidence, Figure S-
6 in the Safety Element of the City's General Plan; the absence of groundwater to the depth of
200 feet would make the likelihood of incident to be considered remote. The site is not located
within an area where the City's General Plan has identified it to be subject to landslides or
mudslides or other similar hazards as identified in Chapter 10 Safety Element, Slope Stability
Map figure S-7 in the City's General Plan. No impact is anticipated.
VI. f) Liquefaction is a process in which strong ground shaking causes saturated soils to lose
their strength and behave as a fluid. Ground failure associated with liquefaction can result in
severe damage to structure. The geologic conditions for increased sUsceptibility to liquefaction
are: I) shallow depth to groundwater (i.e. less than 50 feet); 2) presence of unconsolidated sandy
alluvium, typically Holocene in age; and 3) strong ground shaking. All three of these conditions
must be present for liquefaction to occur.
Due to the depth of groundwater (approximately 200 feet below ground surface) and the density
of the soils encountered, only one of the conditions necessary for liquefaction to occur is present
at the site. No further evaluation for liquefaction potential is warranted. No impact is anticipated.
VI. gli) No unique geologic or physical features were found during a site survey/evaluation. The
proposed project will not modify any unique physical features, channels, creeks, or rivers. No
impact is anticipated.
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VII. HAZARDS AND HAZARDOUS MATERIALS
- Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use,
or dis osal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
ro osed school?
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
ublic or the environment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public
use airport, would the project result in a safety
hazard for people residing or working in the
ro.ect area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
ro.ect area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emer enc evacuation Ian?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
IS 27
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco ration
No
Impact
Less Than
Significant
Impact
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Discussion:
VII. a-b) Hazardous or toxic materials transported in association with construction of the project
may include items such as oils, paints, and fuels. All materials required during construction will
be kept in compliance with State and local regulations. With implementation of BMP's and
compliance with all applicable regulations, the potential impact from the use of hazardous
materials is not significant. No impact is anticipated.
VII. c) The proposed project is a request to develop 39 detached single-family homes on a
condominium parcel map consisting of three vacant parcels approximately 5.3 acres in area. The
project is not anticipated to result in hazardous emissions or the handling of hazardous or acutely
, hazardous materials, substances, or waste. No impact is anticipated.
VII. d) A Preliminary Environmental Site Assessment was prepared by Soils Southwest, Inc., in
January 2006. The report analyzed the project to identify the existence of hazardous materials on
site. The project site is not listed as a hazardous waste or substance material site. Recent site
inspection did not reveal the presence of discharge drums or ilIegal dumping of hazardous
materials. No additional discussion is required.
VII. e-!) The site is not located within an Airport Land Use plan and is not within two
miles of a public airport. The Rialto Municipal Airport is approximately 3. ~ . miles in distance.
No impact is anticipated.
VII. g) The proposed project is not anticipated to impair implementation of or physically
interfere with an adopted emergency response plan or emergency evacuation plan. No impact is
anticipated.
VII. h) According to the City of San Bernardino General Plan fig. S-8 Wind Hazard Map and
Figure S-9 Fire Hazard Area Map, the proposed project is not within an identified Wind Hazard
Area or Fire Hazard Area. Therefore, no impacts are anticipated.
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VIII. HYDROLOGY AND WATER QUALITY -
Would the ro'ect:
a) Violate any water quality standards or waste
dischar e re uirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
rate of pre-existing nearby wells would drop
to a level which would not support existing
land uses or planned uses for which permits
have been anted?
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, in a manner which would result in
substantial erosion or siltation on- or off-site
durin construction?
d) Have the potential for significant changes in
the flow velocity or volume of storm water
runoff to cause environmental harm?
e) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or substantially increase the rate or
amount of surface runoff in a manner which
would result in floodin on- or off-site?
f) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted
runoff, such as from areas of material storage,
vehicle or equipment maintenance (including
washing or detailing), waste handling,
hazardous materials handling or storage,
delivery areas, loading docks, or other outdoor
areas?
IS 29
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
I
Less Than
Significant
Impact
No
Impact
o
o
~
o
Less Than
Significant
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Potentially
Significant
1m act
No
Impact
LessTban
Significant
1m act
VIII. HYDROLOGY AND WATER QUALITY
(Continued)
g) Otherwise substantially degrade water
ualit ?
h) Exposure of people or property to flood
hazards as identified in the Federal
Emergency Management Agency's Flood
Insurance Rate Ma ?
i) Place within a 100-year flood hazard area
structures, which would impede or redirect
flood flows?
Inundation b seiche, tsunami, or mudflow?
Other:
Discussion:
VIII. a) Water service is provided by the City of San Bernardino Municipal Water Department
(SBMWD). The City of San Bernardino Municipal Water Department also provides wastewater
treatment. Sewer collection is provided by the City of San Bernardino Public W orles Department.
The proposed project is designed to connect to existing water and sewer systems and will not
affect water quality standards or waste discharge requirements. No impact is anticipated.
VII. b) The proposed project is the development of 39 detached single family condominium
dwelling units, which will provide drainage improvements and circulation to the project. The
proposed project is consistent with the General Plan. No groundwater recharge facilities exist in
the area of the project. The SBMWD provides water service, from groundwater supplies and has
master-planned a system to serve planned development in this area. Therefore, no significant
impact to groundwater resources is anticipated.
VIII. c-e) A Hydrology Analysis for the proposed project was prepared by The Prizm. Group. A
copy is available at the City of San Bernardino, Planning Department. The analysis includes a
study of the existing drainage pattern on the site. The site exists as a tilled agricultural field with
water runoff that currently sheet flows across the site at a slope of 1.73% then spills onto Rialto
Avenue. An existing 12 inch culvert drains water under Rialto Avenue. Development of the site
includes the construction of buildings, concrete driveways, asphalt, and landscaped areas.
Increased stormwater runoff will occur from the project site due to the construction of
impervious surfaces. Tract 16757 (being currently developed to the south of Rialto Avenue)
includes storm drain facilities, which will convey these flows via pipe to an existing San
Bernardino County Flood control facility. The additional impervious surfaces would increase
surface run-off, however, proper design of the proposed residential development and the
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e
adequate planning, construction, maintenance, and funding for storm drain and flood control
facilities would reduce impacts to less than significant.
e
VIII. fog) To avoid alteration of surface water quality and groundwater quality, the proposed
development would be expected to implement Best Management Practices (BMP's) which work
to reduce, to the maximum extent practical, discharge of pollutants to the storm drain system.
BMP's in place during operations normally include worker education, landscape management,
catch basins, and street sweeping. No construction vehicle maintenance would occur at the site.
The addition of concrete and landscaping for on-site surfaces would reduce the amount of loose
sediments available to be washed off-site. The State of California is authorized to administer
various aspects of the National Pollution Discharge Elimination System (NPDES). Construction
activities covered under the State's General Construction permit include removal of vegetation,
grading, excavating, or any other activity that causes the disturbance of one acre or more. The
General Construction permit requires recipients to reduce or eliminate non-storm water
discharges into storm water systems, and to develop and implement a Storm Water Pollution
Prevention Plan (SWPPP). The Regional Water Quality Control Board (RWQCB), Santa Ana
Region has issued an area-wide NPDES Storm Water Permit for the County of San Bernardino,
the San Bernardino County Flood Control District, and the incorporated cities of San Bernardino
County within the. Santa Ana Region. The City of San Bernardino then requires implementation
of measures for a project to comply with the area-wide permit requirements. The SWPPP .will
include BMPs to prevent the project from polluting surface wat",.s. This is a standard condition
of approval applicable to most urban projects. BMPs would inchide, but are not limited to street
sweeping of paved roads during construction, and the use of hay bales or sand bags to control
erosion during the rainy season. Mitigation measures listed below will be implemented to ensure
impacts from water runoff and erosion are less than significant.
A final grading plan will be prepared in accordance with City standards to show how stormwater
runoff will be handled"both during construction and post-construction. The following mitigation
measure would ensure that impacts would be less than significant.
W-I: The project shall be conditioned to establish a storm system that would intercept
run-off and trap sediments. The applicant shall prepare a Water Quality
Management Plan for the project that includes a description of the proposed
drainage system and the various components that would be in place such .s
containment systems around storage areas, to contain any spills or leaks; and grease
separators that would filter the stormwater before it enters the storm drain system.
e
W-2: 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 who is 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 into all grading and site improvement plans.
W -3: The applicant shall mitigate on-site storm water discharge sufficiently to nial
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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 one acre or more of land. Prior to the issuance of a
grading permit, the applicant shall submit a SWPPP specifically identifying BMP's
that will be used on-site to reduce the pollutants into the storm drain system to the
maximum extent practical.
W-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 the ground disturbing activities are initiated through
completion of grading. This erosion control plan shall include the following
measures at a minimum.
a) Specify the timing of grading and construction to minimize soil exposure to
rainy periods experienced in southern California.
b) An inspection and maintenance program shall be included to ensure that any
erosion that 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.
c) Filing a Notice of Intent and obtaining a project permit will be required
through the Water Quality Control Board relating to a National Pollution
Discharge Elimination System (NPDES) standard prior to beginning of
grading work. . .
VIII. h-i) According to the City's General Plan, Figure S-Ol of the Safety Element "100 Year Flood
Plain", the site is not within an identified Flood Plain area. According to the Hydrology Analysis
prepared by The Prizm Group, the site is located on FEMA Map # 06071C8676 F compiled
March 18, 1996, which determines the proposed project to be outside the 100 year and 500 year
Flood Zone. Run off is minor and can be accommodated by streets within the project. Therefore,
no impact is anticipated.
VIII. j) There are no oceans, lakes or reservoirs near the project site. Therefore, impacts from
seiche and tsunami are not anticipated. No impact is anticipated.
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?
b) Conflict with the land use as designated based - - l.-
on the review of the General Plan Land Use
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Plan/Zonin Districts Ma ?
c) Development within Foothill Fire Zones A & B,
or C as identified on the Land Use Districts
Zonin Ma ?
d) Conflict with any applicable habitat resource
conservation Ian?
e Other:
Discussion:
IX. a-b) The proposed project will not disrupt or divide the physical arrangement of an established
community (including a low-income or minority community). The proposed project is located
on a site within an area that is zoned residential. Based on the existing residential uses in the
vicinity and potential future residential areas identified in the General Plan and Zoning Map,
the proposed project has no potential to disrupt or divide the physical arrangement of the
existing community. The project will require a Development III Permit to allow the Planned
Residential Development of detached single family homes in the cluster design that is proposed
for this project. The proposed project would not conflict with any applicable land use plan,
policy, or regulation of an agency with jurisdiction over the project. Therefore, impacts to land
use and zoning are not anticipated.
c) The project site is not being developed within Foothill Fire Zones A, B, or C as identified in
the City's General Plan Figure 61 of the Wind and Fire Element, therefore, there are no
impacts to fire hazards on-site.
IX. d) The project is not located within a wildlife conservation plan or natural community conservation
plan, so it will not conflict with any applicable habitat conservation plan or natural community
conservation plan. The project site is located in a fairly urbanized region of the city and no
appropriate wildlife habitat exists adjacent to the site, the~efore, there are no impacts to habitat
conservation plans or natural communities as a result of the development ofthis project.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco ration
No
Impact
Less Than
Significant
Impact
X. MINERAL RESOURCES - Would the ro'eet:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
re ion and the residents of the state?
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
Ian?
c Be located in a Mineral Resource Zone as
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adopted by the State Mining and Geology Board
and identified in the City'S General Plan?
Discussion:
X. a-b) No loss of valuable mineral resource will occur with the development of the project. The
project will demand aggregate resources in the construction of 39 single detached family
condominium homes. Steel, wood, concrete, and asphalt will be required as part of the
construction. These resources are commercially available in the southern California region
without any constraint. Potential for adverse impacts to the natural resources base supporting
these materials is not forecasted to occur over the foreseeable future. The project demand for
mineral resources is not significant due to the abundance of available local aggregate
resources. The proposed project does not lie within a Regionally Significant aggregate sector
as defined in Figure NRC 3 of the San Bernardino City General Plan. No loss of mineral
resources wo~ld occur by project approval and no impact is anticipated.
In accordance with the San Bernardino General Plan, no significant mineral resources have
been identified in the vicinity of the project site. Mineral resources in the area consist of
aggregate material particularly standard gravel. These resources are being exploited locally
along the Santa Ana River and within several of its tributaries.
X. c) Soils on the project site consist of alluvial material. However, the area is not located in a
Mineral Resource Zone according to Figure NRC 3 of the . San Bernardino General Plan
Natural Resource Conservation Element. Therefore, no significant impacts to mineral
resources are anticipated.
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
XI. NOISE - Would the ro'ect result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
City's General Plan or Development Code, or
a licable standards of other a encies?
b) Exposure of persons to or generation of
excessive ground borne vibration or ground
bourne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existin without the ro' ect?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels existin without the ro' ect?
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e) For a project located within an airport land use
plan or Airport Influence Area, would the
project expose people residing or working in the
roo ect area to excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
Other:
Discussion:
XI. aid) The project site is impacted by noise from traffic on Rialto Avenue and from a railroad
spur line that runs along the north end of the site. There is a primary rail line that is used for
freight and passenger trains to the south of the project across Rialto Avenue. However, a new
development is being constructed between the project and the rail line. This development will
act as a noise barrier. Therefore, noise generated from the primary rail line would not impact the
project site.
Potential noise impacts are commonly divided into two groups: temporary and long term.
Temporary impacts are usually associated with ::loise generated by construction activities. Long-
term impacts are further divided into impacts on surrounding land uses generated by the
Proposed Project and those impacts that occur at the Proposed Project site. There are no
unavoidable noise impacts associated with the Project.
TEMPORARY NOISE IMP ACTS
Construction Noise
The nearest residential uses are located directly adjacent to the project. However, residential
structures and outdoor living areas are typically located more than 50 feet from the edge of
grading for the project. Noise levels at these homes may reach as high as 95 dBA for short
periods of time as heavy pieces of equipment pass by the nearest point of the project site to the
homes. The majority of the project site is located more than 200 feet from anyone residence. At
this distance noise levels typically will not exceed 85 dBA and average noise levels would be
expected to be in the 65 to 75 dBA range. This is substantially greater than existing noise levels
and the noise levels generated by construction of the project will exceed the California Model
Noise Ordinance Limits at the homes adjacent to the project. However, the Model Noise
Ordinance, as do most noise ordinances, exempts construction noise that occurs during weekday
daytime hours and noise generated by typical construction equipment during these hours is
typically not considered to result in a significant noise impact. Construction is not proposed to
occur outside the hours of 7:00 a.m. and 7:00 p.m. Monday through Saturday, nor on national
holidays. Con~ction and demolition activities will likely exceed the California Model Noise
Ordinance limits at the adjacent noise sensitive uses. However, the Model Noise Ordinance
excludes control of construction activities during the hours between 7:00 a.m. and 7:00 p.m.
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Monday through Saturday excepting federal holidays. Construction outside of the hours
permitted in the Noise Ordinance is not expected to be required for the project. With this
condition construction of the project will not result in a significant short-term noise impact.
Therefore, construction of the Project is not expected to result in a significant noise impact.
MITIGATION MEASURES FOR SHORT TERM IMPACTS
The proposed project is anticipated to generate short-term construction noise. The project is not
anticipated to expose people to noise levels or generate noise levels in excess of standards
established in the City's General Plan or Development Code.
The following mitigation measures are provided to mitigate short-term construction noise
impacts.
N-l: Noise generating construction activities are prohibited between the hours of 7:00
p.m. and 7:00 a.m. nor anytime on Sundays or federal holidays. Additionally the
following requirements shall be imposed in order to further mitigate the impacts of
noise.
1) All construction vehicles shall have mufflers and be maintained in good
operating order at all times.
s
2) All trucks waiting to be loaded or unloaded with construction material and
or/during operation of the facility shall not be left to idle for more than 10
minutes.
LONG TERM IMPACTS
Roadwav Traffic Noise
The project site is impacted by noise from traffic on Rialto Avenue and by rail noise from the
spur line along the northern boundary of the project. Future noise levels from each of these
sources are presented in Table I and Table 2. The data presented in these tables are presented .
graphically in Exhibit 6 "Traffic & Rail LOO Noise Contours", located in the Noise Assessment;
prepared by Mestre Greve Associates available in the City of San Bernardino Planning
Department.
Table 1
Future (2030) Roadway Traffic Noise Levels
Ldn
@ 100' t
Distance (ft) to Ldn Contourt
70 Ldn 65 Ldn 60 Ldn
Roadway SeRment
Rialto Avenue
Riverside Ave. to Rancho Ave.
t - From roadway centerline.
Table I presents future (2030) traffic noise levels along Rialto Avenue based on traffic volumes
presented in the EIR for the City's 2005 General Plan Update. These represent the distance from
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97
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the centerline of the roadway to the contour value shown. Note that the values given in Table I
do not take into account the effect of any noise barriers or topography that may affect ambient
noise levels. .
Railwav Spur Line Noise
As discussed previously, there is a railroad spur line along the northern boundary of the project.
This line serves a lumberyard in Rialto. Personnel at the lumberyard indicated that once a week,
typically on Thursdays, loaded rail cars are delivered to the yard and empty cars are removed.
This can occur anytime between about 5:00 p.m. and 1:00 a.m. Typically, 7 or 8 cars are
delivered and taken away. The lumberyard personnel indicated that some weeks they may get
two deliveries of cars.
Rail spur line noise levels were calculated using methodology in the Federal Transit
Administration's guidance manual on "Transit Noise and Vibration Impact Assessment" (DOT-
T -95-16, April 1995). The results of the rail spur noise level calculations are presented below in
Table 2. The Ldn noise levels presented in Table 2 assumes two train pass-bys during the
nighttime hours (between 10:00 p.m. and 7:00 a.m.) with one diesel locomotive arid 10 cars.
Therefore, the noise levels represent the LOO during the day that cars are delivered to tho rail
yard. Ldn is actually defined as an annual average level. Based on one delivery per week the
annual LOO would actually be 8.5 dB lower than shown in Table I. Further, the rail car delivery
and pickup will often occur during the daytime hours defined for the LOO metric. Assuming the
nighttime hours for delivery result in the noise level from each event having 10 dB added in the
calculation of LOO. Therefore, the rail spur line noise levels' presented in Table 2 are absolute
worst-case noise levels generated by the line.
Table 2
Existing Rail Spur Line Noise Levels
Ldn Distance (ft) to Ldn Contourt
@ 100' t 65 Ldn 60 Ldn 65 Ldn
52.7 IS 33 70
t - From railway centerline.
Table 2 presents noise levels from the spur line. The noise levels are representative of conditions
with two train pass-bys during the nighttime hours seven days a week. Currently there are two
train pass-bys once a week that will sometimes occur during the evening hours. Therefore, the
noise levels, presented in Table 2, are worst-case levels impacting the project and illustrate that
noise levels from the rail spur line will not exceed the City's 65 LOO outdoor residential noise
standard. Outdoor noise levels from the rail line will be less than 60 Ldn on the project site.
Noise from traffic on Rialto A venue will exceed 65 LOO at outdoor living areas on the project
site. Therefore, noise from traffic on Rialto Avenue will cause a significant outdoor noise impact
on the project. Mitigation is discussed at the end of the long term impacts discussion section.
Typical residential construction, conforming to Title 24 energy efficiency requirements, provide~
at least 20 dB of outdoor-to-indoor noise reduction with closed windows. That is, indoor noi
,
,
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levels are at least 20 dB lower than outdoor noise levels with closed windows for standard
residential construction. Detailed calculations based on architectural drawings are required to
demonstrate noise reductions greater than 20 dB. With open windows the noise reduction
provided by the building falls to 12 dB. In order to assume that windows can remain closed,
adequate ventilation as specified in the Uniform Building Code must be provided.
Exhibit 6 of the Noise Assessment shows that the noise from the rail spur line will be
approximately 56 Ldn at the nearest home. To meet the City's 45 Ldn interior noise standard the
home nearest the rail line must provide at least 11 dB of outdoor-to-indoor noise reduction. This
level of reduction is achieved with open windows. Therefore, the homes along the rail spur line
will not be significantly impacted by rail noise in terms of the City's interior noise standard.
However, because the train events will occur during the evening and nighttime hours, the noise
generated by a single event train could cause sleep disturbance and result in a significant noise
impact. Mitigation is discussed at the end of this Section.
Exhibit 6 of the Noise Assessment shows that the homes along Rialto Avenue are exposed to
traffic noise levels of approximately 67 Ldn. To meet the City's 45 Ldn interior standard these
homes would need to provide 22 dB of outdoor-to-indoor noise reduction. While this level of
reduction is often achieved with standard residential construction, with windows closed, detailed
calculations are required" to confirm this. At most, upgraded windows may be required to meet
the City's interior standard. With"~lt measures to ensure that adequate outdoor-to-indoor noise
reduction are provided, the homes along Rialto Avenue may be significantly impacted by traffic
noise. Mitigation is discussed in the Mitigation measures for Long Term Noise Impacts at the
end of this Section.
Off-site Noise Impacts from traffic
The proposed project is not expected to result in any noise impacts on surrounding uses. The
traffic generated by the project is not great enough to noticeably change noise levels along major
roadways in the vicinity of the project and the project does not propose any significant noise
generating uses. Therefore, the project will not result in any long-term off-site noise-generating
impacts.
Noise Impacts from On-site activities
The project proposes the development of residential uses. On-site activities at the proposed
residential uses will not generate noise levels that would impact the existing residential uses in
the vicinity of the project. Therefore, on-site activities associated with the project will not result
in a significant noise impact.
The analysis presented above shows that the proposed Project would not result in any significant
long-term off-site impacts from on-site activities imd no mitigation is required.
MITIGATION MEASURES FOR LONG TERM NOISE IMPACTS
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Roadwav Traffic Noise Impacts
The analysis presented in the above Section showed that outdoor noise levels along Rialto
Avenue will exceed the City's 65 Ldn standard and result in a significant impact. Mitigation
through the design and construction of a noise barrier (wall, berm, or combination walllberm) is
the most efficient method of reducing outdoor noise exposure levels. The effect of a noise
barrier is critically dependent on the geometry between the noise source and the receiver. A
noise barrier effect occurs when the "line of sight" between the source and receiver is broken by
the barrier. The greater the distance the sound must travel around the barrier to reach the
receiver, the greater the noise reduction of the barrier.
To be effective, noise barriers are required to have a surface density of at least 3.5 pounds per
square foot, and have no openings or cracks. They may be a solid wall, an earthen berm, or a
combination of the two. They may be constructed of wood studs with stucco exterior, 1/4 inch
plate glass, 5/8 inch Plexiglas, any masonry material, or a combination of these materials. Wood
and other materials may be acceptable if properly designed as a noise barrier. For patios and
balconies the barriers must run along the entire edge of the patio or balcony from building face to
building face.
Preliminary calculations show that a 6-foot high noise barrier will reduce outdoor traffic noise
levels to less than 65 Ldn at thp homes. Final grading plans are not yet available for the project.
These plans are required to determine the final barrier heights and ensure compliance with the
appropriate standard. The above analysis shows that this standard is achievable with feasible
barrier heights. The following mitigation measure will ensure that the City's exterior noise
standard is not exceeded at the project. .
N-2 - Final Outdoor Noise Assessment and Noise Barrier:
1. The noise study states that "calculations show that a 6-foot high noise barrier will
reduce outdoor traffic noise levels to less than 6S Ldn". Therefore a 6-foot high
block wall above street and finished floor level shall be required for the home sites
abutting Rialto Avenue.
2. A six (6) foot high noise barrier shall be constructed for the home sites abutting
Rialto Avenue. Precise height, location, and construction shall be identified in the
noise analysis prepared by a qualified acoustical engineer in conjunction with the
final grading plans and shall be reviewed and approved by the City prior to permit
issuance. Noise barriers shall be incorporated into the grading plans and
constructed per the final noise analysis.
The analysis presented in the above Section concluded that homes abutting Rialto Avenue would
require more than 20 dB of outdoor-to-indoor noise reduction to meet the City's 45 Ldn interior
noise standard. The homes will need to achieve 22 dB of outdoor-to-indoor noise reduction.
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This level of reduction is often achieved by standard construction techniques. At most, upgraded
windows may be required for these homes to meet the City standard.
In addition, homes set back from Rialto Avenue will require more than 12 dB of outdoor-to-
indoor noise reduction to meet the City's 45 Ldn standard. Further, homes at the north end of the
project, near the rail spur line, will need to achieve at least 20 dB of outdoor-to-indoor noise
reduction to minimize sleep disturbance from train pass-by events. Implementation of the
following measures will mitigate these impacts to a level of insignificance.
N-3 - Buyer Notification Program:
All potential buyers of homes in the project shall be notified to the existence of the
rail spur line located north of the project. Such notification shall include the fact
that most of the activity along this spur line occurs during the evening and
nighttime hours, and that windows will need to be closed to reduce the noise levels
generateil by the spur line. There is no requirement to keep the windows closed.
N-4 - Mechanical Ventilation
Ventilation and windows shall be required per the Uniform Building Code (UBC).
Mechanical ventilation shall be provided for all units. Such mechanical ventilation
shall be conforming to the Uniform Building Code (UBC) and shall be shown on the
construction drawings for the project prior to issuance of building permits.
N-S - Detailed Interior NoiseAssessment and Building Upgrades
The two homes directly adjacent to Rialto Avenue will require more than 20 dB of
outdoor-to-indoor noise reduction to meet the City's 45 Ldn standard. Detailed
calculations, based on the architectural drawings, will be required to demonstrate
that these homes achieve the required reduction to meet the City's noise standard or
specify building upgrades to meet the standards. At most, upgraded windows may
be required.
1) A qualified acoustical consultant shall prepare detailed analysis of the
outdoor-to-indoor noise reduction provided by the two affected homes along
Rialto Avenue and determine any upgrades required to meet the City's 4S
Ldn interior noise standard.
2) The noise reduction analysis report shall be reviewed and approved by the
City and any upgrades incorporated in the architectural drawings prior to
issuance of building permits.
Railwav Spur Line Noise
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Because the rail spur line represents an atypical noise source that may not be recognized by
potential residents of the project, a buyer notification program is also recommended to ensure
potential buyers of homes within the project are aware of the spur line and the potential impacts.
The data in Table 2 shows that noise levels generated along the rail spur line are minor. It should
also be noted that this spur line is elevated as it crosses Rialto Avenue to the east and Meridian
A venue to the west. As a result, train horn blasts that are typically required for at-grade
crossings are not required near the proposed project.
N-6 - Buyer Notification Program
All potential buyers of homes in the project shall be notified as to the existence of the
rail spur line located north of the project and the fact that most of the activity along
this spur line occurs during the evening and nighttime hours. Further, potential
buyers shall also be notified that windows will need to be closed to reduce the noise
levels generated by the spur line, although the residents are not required to keep the
windows closed.
Discussion continued:
XI. b-c) The proposed residential project is in an area of the City zoned primarily RU. The
project site and vicinity are zoned within residential districts. The developer will be required to
follow the City noise ~t~ndards of permitted hours and days of operation for construction. The hours
of operation will be betWeen 7:00 am to 7:00 pm. The project is not anticipated to generate noise in
excess of the City standards. Noise impacts are considered to be short-term (construction phase). A
substantial permanent increase in ambient noise level in the project vicinity is not expected.
Therefore, less than significant impact is anticipated.
XI. e-t) The site is riot located within an airport land use plan and there are no public airports
within two miles of the site. No impact is anticipated.
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e
Less Than
Significant
With
Mitigation
Inco oration
Less Than
Significant
Impact
Potentially
Significant
impact
No
impact
XII. POPULATION AND HOUSING - Would the
project:
a) Induce substantial population growth in an area,
either directly or indirectly (e.g., through
projects in an undeveloped area or an extension
of major infrastructure)?
b) Remove existing housing (including affordable
housing) as verified by a site survey/evaluation?
c) Create a significant demand for additional
housing based on the proposed use and
evaluation of roo ect size?
Discussion:
e
XII. alc) Constructi,,'h activities at the site are expected to be short term and are not expected to
attract new employees to the area since there is an existing pool of construction labor in the
region. The proposed project would add 39 new detached single-family condominium units to
the area with an overall density of 7.8 dwelling units per acre, which is in accordance with the
density allowed in an RU-l district of 8du/ac. At a ratio of four persons per unit the project could
potentially generate approximately 156 residents. This growth is anticipated in the City of San
Bernardino General Plan. The project site is already served by roads and other infrastructure to
which the proposed project will connect. In a city that is over 50 square miles and has a
population of approximately 190,000, development of 5.3 acres and the addition of 39 detached
single-family condominium residences is a relatively small project. The project is anticipated to
have a less than significant impact on inducing growth and is not expected to create a demand for .
additional housing.
XII. b) The project site is currently vacant so no existing residences will be removed, and no
people displaced. No impact is anticipated.
e
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e
Less Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Incomoration
XIII. PUBLIC SERVICES
Would the project result in substantial adverse
physical impacts associated with the provision
of 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 anv of the Dublic services:
a) Fire Drotection?
b) Medical Aid?
c) Police Drotection?
d) Schools?
e) Parks or other recreational facilities?
f) Solid waste disDosal?
g) Maintenance of public facilities, including - <-
roads?
Discussion:
XIII. a-b) Fire Protection: The City of San Bernardino provides fire protection and emergency
medical services. The Fire Department provides emergency medical care (with emergency
medical team personnel and paramedics), "HazMat" (Hazardous materials) teams and resources
and aircraft rescue and fire fighting services. The Fire Department also conducts fire safety
inspections of businesses, and educates the public about safety measures through school and
disaster preparedness programs. The City of San Bernardino has 12 fire stations. The nearest
station to the site is Fire Station No. 9 located at 202 Meridian A venue, approximately one-
quarter mile northwest from the project site. The developer will pay the Law Enforcement and
Fire Suppression Facilities, Equipment, Vehicles Fee as a standard requirement prior to issuance
of building permits. The proposed 39-unit residential development is considered a less than
significant impact.
e
c) Police Protection: Law enforcement services are provided by the City of San Bernardino
Police Department. The City of San Bernardino is divided into five Districts. The project site is
located in the Western District area of service. The Police substation nearest the project is
located at 1574 W. Baseline Road. All emergency calls and requests for service from the
project will be dispatched from the main police station at 710 North D Street. Response times of
police patrol units average 4.5 minutes for 911 Emergency calls; 7.9 minutes for 911 Priority one
(Urgent) calls; and 19.2 minutes for Priority Two (As Soon as Possible) calls.
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Development of the project site will generate an incremental increase in the need for police
protection in the project area. As the project is developed, there will be a related increase in
service calls typical of suburban areas (domestic problems, vandalism, theft, etc.). Crime rates
may increase in the area, but the projection of increases directly associated with development of
the project would be speculative. The City of San Bernardino Police Department reviews its
needs on a yearly basis and adjusts service levels as needed at the time of building permit
issuance. The developer will pay the Law Enforcement and Fire Suppression Facilities,
Equipment, Vehicles Fee as a standard requirement prior to issuance of building permits.
Therefore, impacts to law enforcement are anticipated to be less than significant.
d) Schools: The project site is located within the boundary of the City of Rialto Unified
School District. The schools are each located less than or approximately 1.5 miles from the
proposed 39 dwelling unit development. The following designated schools would service the
students from the proposed project: Casey Elementary School located at 219 N. Eucalyptus
Avenue, Frisbie Middle School at 1442 N. Eucalyptus Avenue, and Rialto High School at 595
South Eucalyptus Avenue. The proposed 39-unit residential development is considered a less
than significant impact.
e) Parks: The proposed project is anticipated to generate approximately 156 residents.
According to the General Plan, the closest Neighborhood Park is Nicholson Park located at
2750 W ~nd street and is 9.52 acres in size located approximately .6 miles from the site. The
nearest C<>mmunity Park is Nunez Park located at 1717 W. 5th Street and is 22.4 acres in size,
located approximately 3 miles from the project site. The closest Regional Park is Seccombe
Lake Park located at 160 E. 5th Street and is 44 acres in size located approximately 4 miles from
the project site. The developer will pay the Parkland and Open Space Acquisition and Park
Improvement Fee as a standard requirement prior to issuance of building permits. Developer
impact fees are collected at the time of building permit issuance. Therefore, impacts to parks are
anticipated to be less than significant.
f) Solid Waste DiSDOSal: The Proposed project will be served by the City of San Bernardino
Refuse & Recycling Division, which provides collection services to residential and commercial
customers for refuse, recyclables, and greenwaste. Materials that are not recycled in compliance
with Integrated Waste Management Act (AB 939) are taken to one of two regional landfills in
the valley (San Timoteo, permitted until 2026; or Mid Valley, permitted until 2033). The
existing solid waste provider (City of San Bernardino) would provide service to the project site.
Significant impact to solid waste services or landfill capacities is not anticipated.
g) Maintenance of Public Facilities: The developer will pay the Library Facilities and
Collection Fee, Aquatics Facilities Fee, and Public Meeting Facilities Fee as a standard
requirement prior to issuance of building permits. The project applicant would be required to
pay fees established by the Public Works division to minimize impacts to public roads.
Therefore, potential impacts to public facilities lire anticipated to be less than significant.
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e
Less Than
Significant
With
Mitigation
Inco oration
Less Than
Significant
Impact
Potentially
Significant
Impact
No
Impact
XIV. RECREATION- Would the project:
a) Increase the use of existing neighborhood and
regional parks or other recreational facilities
such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Include recreational facilities or require the
construction or expansion of recreational
facilities which might have an adverse
h sical effect on the environment?
c Other:
Discussion:
XIV. a) The proposed project includes the development of 39 condominium detached units on
approximately 5.3 acres. The project is anticipated to generate approximately 156 persons. According to
the City's General Plan a few neighborhood parks exists, ranging in distance from .5 to 2 miles from the
project site. Neighborhood parks include Nicholson Park (approximately .5 miles), Davis Park
(approximately 1.5 miles) and LytleCreek Park and Nunez Park each approximately 2 miles from the
project site. The proposed project would be required to pay recreational impact fees and/or designate
area for parkland (City Municipal Code, Chapter 15.56). The developer will pay the Parkland and Open
Space Acquisition and Park Improvement Fee as a standard requirement prior to issuance of building
permits. Therefore, new development will not cause a significant impact to existing parks. A less than
significant impact is anticipated.
-
XIV. b) The project includes recreational facilities such as a pool and club house for social
functions. It is anticipated that the proposed project may be required to pay recreational fees determined
at the time of permitting by the City. A less than significant impact is anticipated.
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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
No
Impact
Less Than
Significant
Impact
XV. TRANSPORTATIONITRAFFIC - Would the
ro'ect:
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and
capacity of the street system (i.e., result in a
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or con estion at intersections ?
b) Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
desi ated roads or hi hwa s?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
safet risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
e ui ment)?
e Result in inade uate emer enc access?
f) Result in inade uate arkin ca acit ?
g) Conflict with adopted policies, plans, or
.programs supporting alternative transportation
e. ., bus turnouts, bic cle racks?
h Other:
o
Discussion:
XV. a-b) The proposed project consists of 39 new detached single family homes and is anticipated
to incrementally impact the area street system. A Traffic Impact AnalySis that evaluated the
Traffic Circulation for the 58 single family dwelling units to the south of Rialto Avenue Wll$
utilized to determine impacts for the proposed Rancho De Oro project. The project to the
.south currently under construction consists of 58 single family dwelling units. The Traffic
Impact Analysis was submitted by Transtech Engineers, Inc., in October 2003. It was
concluded by the Traffic Impact Analysis for the project to the south of Rialto Avenue, that
without the construction of any new projects the adjacent intersection of Meridian Avenue and
Rialto Avenue did not operate at acceptable levels of service (LOS) and would require
signalization. The analysis showed that the unsignalized intersection of Meridian Avenue at
Rialto Avenue, in October 2003, operated at and would continue to operate at unacceptable
LOS without this project. The intersection met peak hour warrants for signalization based on
the amount of southbound traffic (no project traffic).The other studied intersection (Pepper
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xv. c)
XV. d)
XV. e)
Avenue at Rialto Avenue) operates at an acceptable level of service. In order for the Meridian
A venue at Rialto A venue intersection to operate at acceptable LOS, the intersection will need
to be mitigated even if the 58 dwelling unit project across the street on Rialto Avenue did not
occur. With mitigation, the proposed project will not cause a change in level of service at any
of the adjacent intersections. With mitigation, less than significant impacts or no impacts are
anticipated.
T -1 Per Engineering Division, a traffic signal shall be constructed at the intersection of
Meridian and RiaIto Avenues.
T-2 The developer will pay the Local and Regional Circulation System Fee as a standard
requirement prior to issuance of building permits. The estimated Local and
Regional Circulation System Fee will be based upon the Public Works Division fee
schedule at the time of permit issuance.
The proposed project will not affect air traffic patterns. No significant impacts are
anticipated.
The project is being designed to meet all current City standards for street widths, comer radii,
intersection control, etc. No impact is anticipated.
The proposed project will provide one major point of entry and egress, plus one gated
emergency access that has been approved by the Fire Marshal. The street width and radii will
meet the City of San Bernardino's Fire Department standards. No significant impact is
anticipated.
XV. f) Parking will be provided on-site for each individual home at the minimum rate of two interior
garage spaces. In addition, interior streets are designed to accommodate curbside parking. No
significant impact is anticipated.
xv g) The proposed residential project will not conflict with any adopted policies, plans, or
programs relating to alternative transportation. No significant impacts are anticipated.
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XVI. UTILITIES AND SERVICE SYSTEMS -
Would the ro'ect:
a) Exceed wastewater treatment requirements of
the Santa Ana Regional Water Quality
Control Board?
b) Require or result in the construction of new
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
storm water drainage facilities or expansion of
existing facilities, the construction of which
could cause si 'ficant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project's projected demand in
addition to the provider's existing
commitments?
1) Be served by a landfill with sufficient
permitted capacity to accommodate the
ro'ect's solid waste dis osal needs?
g) Comply with federal, state, and local statutes
and re ations related to solid waste?
h Other:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco ration
No
Impact
Less Than
Significant
Impact
Discussion:
XVI. a) The proposed project will result in the construction of 39 single-family detached condominium
residential dwelling units. The proposed project will be served by the City of San Bernardino
sewer system, which has waste treated by the San Bernardino Water Reclamation Plant
(SBWRP). The City has a permit from the Santa Ana Regional Water Quality Control Board
for all wastewater generated within its boundaries. The City has planned for the development
of the project site as residential units, including wastewater. The current system for
wastewater will be adequate to handle the increase expected from the 39 single-family
detached residences. A less than significant impact is anticipated,
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XVI. b) New water and waste water service facilities will be constructed on the project site to tie into
existing facilities; however, no new treatment facilities will be required as a result of this
project. The existing facilities have adequate capacity to handle the expected increase from the
proposed development. The construction of the new facilities shall occur during the
development of the project site and all related impacts to the environment shall be mitigated
along with the other impacts from the project construction. Any impact to water and waste
water facilities is anticipated to be less than significant.
XVI. c) The project developer will construct on-site storm water facilities and tie them into the existing
facilities during development of the project. Any possible impacts from construction of the
new storm water facilities shall be mitigated along with the short-term construction impacts for
the project (Le. noise, dust, etc.). Any impact to storm water facilities will be less than
significant.
XVI. d) The City of San Bernardino Municipal Water Department (SBMWD) provides water supply.
The applicant will be required to pay fees for service to the SBMWD. Impacts from the
proposed project related to water distribution will be less than significant.
XVI. e) The site is within the City of San Bernardino sewage service area, which has adequate capacity
to service the proposed project. Appropriate Sewer Connection Fees will be required by the
Department of Public Works through standard conditions of approval. Any impacts to the
sewer system will be less than significant.
XVI. f) The City of San Bernardino Public Services Department will provide solid waste disposal to
the project site after construction. The City uses one of three different County landfills in the
region for solid waste disposal. According to County Solid Waste Management Department,
the existing landfills have the capacity to handle the increase expected by the proposed
development. Any impact is anticipated to be less than significant.
XVI. g) The City of San Bernardino Public Service Department is subject to all federal, state, and local
statutes regarding solid waste disposal. The proposed project will utilize the services provided
by the City of San Bernardino and will be subject to the same regulations as is the City. No
impacts are anticipated.
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XVII. MANDATORY 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
eriods of California histo or rehisto ?
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
robable future ro' ects,
c) Does the project have environmental effects
which will cause substantial adverse effects
on human bein s, either directl or indirectl ?
d Other
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Inco oration
Less Than
Significant
Impact
No
Impact
Discussion:
Based on the analysis contained in the foregoing initial study, it can be determined that the proposed
project is consistent with the City of San Bernardino's General Plan. The proposed project can be
implemented without causing significant adverse environmental effects with implementation of
mitigation measures outlined above. The City will'require the implementation of mitigation to ensure
that potentially significant impacts do not occur to any of the following resource values or physical
conditions that occur within the proposed improvement area that have been identified above that will
require mitigation. Some of the potentially significant impacts are temporary in nature as they are
associated with only the construction phase of the proposed project. Based on the data contained in this
document and supporting technical studies, the City proposes to issue a Notice of Intent to Adopt a
Mitigated Negative Declaration as the appropriate environmental determination to comply with the
California Environmental Quality Act.
The project does not have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a plant or anima1
IS 50
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XVII. b)
XVII. c)
community, reduce the number or restrict the range of a rare or endangered plant or
animal or eliminate important examples of major periods of California history or
prehistory.
The project does not have impacts that are individually lirnited or cumulatively
considerable. All development that is associated with this project is consistent with the
City's General Plan. Individually and cumulatively the impacts have been anticipated and
provided for in the City's General Plan.
The project does not have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly. Through mitigation all possible
adverse impacts can be reduced to a less than significant level.
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REFERENCES. The following references cited in the Initial Study are on file in the Development
Services Department.
I. City of San Bernardino General Plan, November, 2005
2. City of San Bernardino General Plan Land Use Plan/Zoning Districts Map
3. City of San Bernardino Development Code (Title 19 of the San Bernardino Municipal Code)
4. City of San Bernardino Historic Resources Reconnaissance Survey
5. Alquist-Priolo Earthquake Fault Zones Map
6. South Coast Air Quality Management District, CEQA Air Quality Handbook
7. Federal Emergency Management Agency, Flood Insurance Rate Maps
8. Public Works Standard Requirements - Water
9. ~ublic Works Standard Requirements - Grading
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SUMMARY OF MITIGATION MEASURES:
Air Quality:
AQ-l The project shall comply with the requirements of the SCAQMD Rules 402 and 403 for
fugitive dust, which requires the implementation of Reasonable Available Control
Measures (RACM) for all fugitive dust sources, and the Air Quality Management Plan
(AMCP), which identifies Best Available Control Measures (BACM) and Best Available
Control Technologies (BACT) for area sources and point sources, respectively.
AQ-2
a.) The project proponent shall ensure that construction equipment shall be properly
maintained and serviced to minimize exhaust emissions.
b.) The project proponent shall ensure that existing power sources are utilized where feasible
via temporary power poles to avoid on-site power generation.
c.) The project proponent shall ensure that construction personnel be informed of ride
sharing and transit opportunities.
d.) The project proponent shall ensure that any portion of the site to be graded shall be pre-
watered to a depth of three feet prior to the onset of grading activities.
e.) The project proponent shall ensure that watering of the site or other soil stabilization
method shall be employed on an on-going basis after the initiation of any grading activity
on the site. Portions of the site that are actively being graded shall be watered regularly to
ensure that a crust is formed on the ground surface, and shall be watered at the end of
each workday.
The project proponent shall ensure that all disturbed areas are treated to prevent erosion
until the site is fully constructed.
The project proponent shall ensure that landscaped areas are installed as soon as possible
to reduce the potential for wind erosion.
The project proponent shall ensure that SCAQMD Rule 403 is adhered to, ensuring the
clean up of construction-related dirt on approach routes to the site.
The project proponent shall ensure that all grading activities are suspended during fIrSt
and second stage ozone episodes or when winds exceed 25 miles per hour.
All buildings on the project site shall conform to energy use guidelines in Title 24 of the
California Administrative Code.
e
f.)
g.)
h.)
i.)
j.)
AQ-3
AQ-4
e AQ-5
To reduce emissions all equipment used in grading and construction must be tuned and
maintained to the manufacturer's specification.
The residences shall be constructed to UBC standards for insulation of walls, roofs,
windows, etc. to minimize emissions from home heating and cooling.
The residences should be built with natural gas fireplaces to reduce the criteria pollutan~
emissions of wood smoke.
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Biological Resources:
BR-I If vegetation removal is to occur during the nesting season, a pre-construction nesting
survey shall be conducted by a qualified biologist prior to removing existing trees.
BR-2 A pre-construction survey shall be conducted Cor the presence of burrowing owl to
avoid impacts to this species. If burrowing owls are Cound in the preconstruction
survey, the recommendations ofthe survey shall be Collowed.
BR-3 It is recommended that landscape palettes be specified to encourage the planting of native
or drought tolerant vegetation to minimize the over all impact to existing natural system
corridors and biological resources dependent on the site..
BR-4 It is recommended that the project proponent conduct a breeding bird survey prior to
project construction to determine if birds are nesting in the trees or grass habitats affected
by this project. The nesting season is from February 1 to August 31. It is recommended
that trees and vegetation be removed outside the nesting season to avoid any impacts to
nesting birds, including raptors that may nest in trees on-site.
Cultural Resources:
CR-I If any artifact is uncovered during grading or construction, the contractor or site
superintendent shall immediately cease ground-disturbing activities and shall notifY the
City and the San Bernardino County Museum to have a qualified archaeologist and/or
paleontologi~t evaluate the artifact and determine the appropriate course of action. If any
human remains are uncovered, the City, the County Museum and the County Coroner
shall be notified, and all activity at the site shall cease until the City provides clearance to
resume grading or construction activities. In accordance with the City's General Plan,
Native American tribes should be consulted to determine. the disposition of any Native
American artifacts discovered.
Geology & Soils:
GS-I: Recommendations for this site contained in the Preliminary Report of Soils anil
Foundation Evaluations, dated January 2006, by Soils Southwest, Inc., concerning slab
design, foundation design, design of retaining walls, back filling of utility trenches and
any other excavations shall be implemented unless superseded by recommendations made
in the field by the geologist or engineer responsible for inspecting the site.
GS-2: Areas to be graded, backfilled or paved, shall be grubbed, stripped and cleaned of all
buried and undetected debris, structures, concrete, vegetation and other deleterious
materials prior to grading.
GS-3: The project proponent shall, prior to issuance of grading permit, receive approval of an
erosion control plan and PMIO plan from the Public Works Division of the City
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Development Services Department. 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 to ensure that any erosion occurring on-
site, or as a result of grading activities on this property, will be corrected through
a remediation or restoration program.
c) Filing of a Notice of Intent and obtaining a project permit will be required through
the Water Quality Control Board relating to National Pollution Discharge
Elimination System (NPDES) standards prior to beginning of grading work.
Hydrology and Water Quality:
e
W - I: The project shall be conditioned to establish a storm system that would intercept run-off
and trap sediments. The applicant shall prepare a Water Quality Management Plan for the
project that includes a description of the proposed drainage system and the various
components that would be in place such as containment systems around storage areas, to
contain any spills or leaks; and grease separators that would filter the sformwater before it
enters the storm drain system.
W-2: 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 who is 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 into all
grading and site improvement plans.
W -3: 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 of Intent (N0l)" shall be filed with the State Water Quality Control Board for
construction disturbing one acre or more of land. Prior to the issuance of a grading
permit, the applicant shall submit a SWPPP specifically identifying BMP's that will be
used on-site to reduce the pollutants into the storm drain system to the maximum extent
practical.
W-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 completion of grading. This
e 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
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periods experienced in southern California.
b) An inspection and maintenance program shall be included to ensure that any erosion
that 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.
c) Filing a Notice of Intent and obtaining a project permit will be required through the
Water Quality Control Board relating to a National Pollution Discharge Elimination
System (NPDES) standard prior to beginning of grading work.
Noise:
SHORT TERM IMPACTS
N-l: Noise generating construction activities are prohibited between the hours of 7:00 p.m.
and 7:00 a.m. nor anytime on Sundays or federal holidays. Additionally, the following
requirements shall be imposed in order to further mitigate the impacts of noise.
a) All construction vehicles shall have mufflers and be maintained in good operating
order at all times.
b) All trucks waiting to be loaded or unloaded with construction material and or/during
operation of the facility shall not be left to idle for more than 10 minutes.
"
LONG TERM IMPACTS
N-2 - Final Outdoor Noise Assessment and Noise Barrier:
a) The noise study states that "calculations show that a 6-foot high noise barrier will
reduce outdoor traffic noise levels to less than 65 Ldn". Therefore a 6-foot high
block wall above street and finished floor level shall be required for the home sites
abutting Rialto Avenue.
b) A six (6) foot high noise barrier shall be constructed for the home sites abutting
Rialto Avenue. Precise height, location, and construction shall be identified in the
noise analysis prepared by a qualified acoustical engineer in conjUnction with the
fmal grading plans and shall be reviewed and approved by the City prior to permit
issuance. Noise barriers shall be incorporated into the grading plans and constructed
per the final noise analysis.
N-3 - Buyer Notification Program:
All potential buyers of homes in the project shall be notified to the existence of the rail
spur line located north of the project. Such notification shall include the fact that most of
the activity along this spur line occurs during the evening and nighttime hours, and that
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windows will need to be closed to reduce the noise levels generated by the spur line.
There is no requirement to keep the windows closed.
N-4 - Mechanical Ventilation
Proposed windows shall not be sealed and are not required to remain shut. Occupants
shall have the ability to open and close the windows at their discretion.
Mechanical ventilation shall be provided for all units. Such mechanical ventilation shall
be conforming to the Uniform Building Code (UBS) and shall be shown on the
construction drawings for the project prior to issuance of building permits.
N-5 - Detailed Interior Noise Assessment and Building Upgrades
The two homes directly adjacent to Rialto Avenue will require more than 20 dB of
outdoor-to-indoor noise reduction to meet the City's 45 Ldn standard. Detailed
calculations, based on the architectural drawings, will be required to demonstrate that
these homes achieve the required reduction to meet the City's noise standard or specify
building upgrades to meet the standards. At most, upgraded windows may be required.
a) A qualified acoustical consultant shall prepare detailed analysis of the outdoor-to-
indoor noise reduction provided by the two effected homes along Rialto Avenue
and determine any upgrades required to meet the City's 45 Ldn interior noise
standard.
b) The noise reduction analysis shall be reviewed and approved by the City and any
upgrades incorporated in the architectural drawings prior to issuance of building
permits.
N-6 - Buyer Notification Program
All potential buyers of homes in the project shall be notified to the existence of the rail
spur line located north of the project and the fact that most of the activity along this spur
line occurs during the evening and nighttime hours. Further, potential buyers shall also be
notified that windows will need to be closed to reduce the noise levels generated by the
spur line, although the residents are not required to keep the windows closed.
Transportation and Traffic:
Trr -1 Per Engineering Division, a traffic signal will be constructed at the intersection of
Meridian and Rialto Avenues.
T-2 The developer will pay the Local and Regional Circulation System Fee as a standard
requirement prior to issuance of building permits. The estimated Local and Regional
Circulation System Fee will be based upon the Public Works Division fee schedule at the
time of permit issuance.
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ATTACHMENT F
MITIGATION MONITORlNGfREPORTING PROGRAM
TENT ATNE TRACT MAP No. 17926
CONDITIONAL USE PERMIT No. 05-48
This Mitigation Monitoring and Reporting Program has been prepared by Development Services
Department staff to implement the mitigation measures outlined in the Initial Study for Tentative
Tract Map No. 17926 and Conditional Use Permit No. 05-48. This program has been prepared in
compliance with the California Environmental Quality Act (CEQA), the State.CEQA Guidelines,
and the City of San Bernardino.
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 MonitoringlReporting Program contain the following elements:
1.
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.
A procedure for compliance and verification has been outlined for each
mandatory mitigation action. This procedure designates who will take action,
what action will be taken and when, and to whom and when compliance will be
reported.
The program contains a separate Mitigation Monitoring and Compliance Record
for each action. On each of these record sheets, the pertinent actions and dates
will be logged, and copies of permits, correspondence or other data relevant will
be retained by the City of San Bernardino.
The program is designed to be flexible. As monitoring progresses, changes to
compliance procedures may be necessary based upon recommendations by those
responsible for the program. If changes are made, new monitoring compliance
procedures and records will be developed and incorporated into the program.
2.
3.
4.
The individual measures and accompanying monitoring/reporting actions are listed on the
following pages. They are numbered in the same sequence as presented in the Initial Study.
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Page 2 of 10
MITIGATION MEASURES
AIR QUALITY
AQ-I: The project shall comply with the requirements ofthe SCAQMD Rules 402 and 403 for
fugitive dust, which requires the implementation of Reasonable Available Control Measures
(RACM) for alI fugitive dust sources, and the Air Quality Management Plan (AMCP), which
identifies Best Available Control Measures (BACM) and Best Available Control Technologies
(BACT) for area sources and point sources, respectively.
AQ-2:
a. The project proponent shall ensure that construction equipment shall be properly maintained
and serviced to minimize exhaust emissions.
b. The project proponent shall ensure that existing power sources are utilized where feasible via
temporary power poles to avoid on-site power generation.
c. The project proponent shall ensure that construction personnel be informed of ride sharing
and transit opportunities.
d. The project proponent shalI ensure that any portion of the site to be graded shall be pre-
watered to a depth of three feet prior to the onset of grading activities.
e. The project proponent shall ensure that watering of the site or other soil stabilization methods
shall be employed on an on-going basis after the initiation of any grading activity on the site.
Portions of the site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each workday.
f. The project proponent shall ensure that all disturbed areas are treated to prevent erosion until
the site is fully constructed.
g. The project proponent shall ensure that landscaped areas are installed as soon as possible to
reduce the potential for wind erosion.
h. The project proponent shall ensure that SCAQMD Rule 403 is adhered to, ensuring the clean
up of construction-related dirt on approach routes to the site.
i. The project proponent shall ensure that all grading activities are suspended during first and
second stage ozone episodes or when winds exceed 25 miles per hour.
j. All buildings on the project site shall conform to energy use guidelines in Title 24 of the
California Administrative Code.
AQ-3: To reduce emissions all equipment used in grading and construction must be tuned and
maintained to the manufacturer's specification.
AQ-4: The residences shall be constructed to UBC standards for insulation of walls, roofs,
windows, etc. to minimize emissions from home heating and cooling.
AQ-5: The residences should be built with natural gas fireplaces to reduce the criteria pollutant
emissions of wood smoke.
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Pagd oflO
IMPLEMENTATION AND VERIFICATION
Building Division and Public Works Division staff shall review and approve this development
project.
COMPLIANCE RECORD
When Required: Building Division and Public Works Division staff shall verify compliance
during grading and construction activities. .
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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Page 4 ofl0
BIOLOGICAL RESOURCES
BR-l: If vegetation removal is to occur during the nesting season, a pre-construction nesting
survey shall be conducted by a qualified biologist prior to removing existing trees.
BR-2: A pre-construction survey shall be conducted for the presence of burrowing owl to avoid
impacts to this species. If burrowing owls are found in the preconstruction survey, the
recommendations of the survey shall be followed.
BR-3: It is recommended that landscape palettes be specified to encourage the planting of
native or drought tolerant vegetation to minimize the over all impact to existing natural system
corridors and biological resources dependent on the site.
BR-4: It is recommended that the project proponent conduct a breeding bird survey prior to
project construc!ion to determine ifbirds are nesting in the trees or grass habitats affected by this
project. The nesting season is from February I to August 31. It is recommended that trees and
vegetation be removed outside the nesting season to avoid any impacts to nesting birds,
including raptors that may nest in trees on-site.
IMPLEMENTATION AND VERIFICATION
Development Services Department and Park & Recreation Department staffwill review and
verify this development project.
COMPLIANCE RECORD
When Required: Verification will be completed during inspections of grading activities.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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CULTURAL RESOURCES
CR-l: If any artifact is uncovered during grading or construction, the contractor or site
superintendent shall immediately cease ground-disturbing activities and shall notify the City and
the San Bernardino County Museum to have a qualified archaeologist andlor paleontologist
evaluate the artifact and determine the appropriate course of action. If any human remains are
uncovered, the City, the County Museum and the County Coroner shall be notified, and all
activity at the site shall cease until the City provides clearance to resume grading or construction
activities. In accordance with the City's General Plan, Native American tribes should be
consulted to determine the disposition of any Native American artifacts discovered.
IMPLEMENTATION AND VERIFICATION
Public Works/Engineering Division staff will review this development project.
City inspection staff will provide field verification.
COMPLIANCE RECORD
When Required: Verification will be completed during inspections of grading activities.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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Page 6 of 10
GEOLOGY & SOILS
GS-l: Recommendations for this site contained in the Preliminary Report of Soils and
Foundation Evaluations, dated January 2006, by Soils Southwest, Inc., concerning slab design,
foundation design, design of retaining walls, back filling of utility trenches and any other
excavations shall be implemented unless superseded by recommendations made in the field by
the geologist or engineer responsible for inspecting the site.
GS-2: Areas to be graded, backfilled or paved, shall be grubbed, stripped and cleaned of all
buried and undetected debris, structures, concrete, vegetation and other deleterious materials
prior to grading. .
GS-3: The project proponent shall, prior to issuance of grading permit, receive approval of an
erosion control plan and PMIO plan from the Public Works Division of the City Development
Services Department. 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 to ensure that any erosion occuring on-site, or as a
result of grading activities on this property, will be corrected through a remediation or
restoration program.
c) Filing ofa Notice of Intent and obtaining a project permit will be required through the Water
Quality Control Board relating to National Pollution Discharge Elimination System (NPDES)
standards prior to beginning of grading work.
IMPLEMENT A nON AND VERIFICATION
Public Works/Engineering Division staff shall review and inspect the grading activities for this
development project.
COMPLIANCE RECORD
When Required: The verification for the grading plan shall be ongoing during the site grading
and development process.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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Page 70fl0
HYDROLOGY & WATER QUALITY
W -I: The project shall be conditioned to establish a storm system that would intercept run-off
and trap sediments. The applicant shall prepare a Water Quality Management Plan for the project
that includes a description ofthe proposed drainage system and the various components that
would be in place such as containment systems around storage areas, to contain any spills or
leaks; and grease separators that would filter the stormwater before it enters the storm drain
system.
W-2: 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 who is 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 into all grading and site
improvement plans.
W-3: 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 of
Intent (NQI)" shall be filed with the State Water Quality Control Board for construction
disturbing one acre or more of land. Prior to the issuance of a grading permit, the applicant shall
submit a SWPPP specifically identifying BMP's that will be used on-site to reduce the pollutants
into the storm drain system to the maximum extent practical.
W -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
the ground disturbing activities are initiated through completion of grading. This erosion control
plan shall include the following measures at a minimum:
a) Specify the timing of grading and construction to minimize soil exposure to rainy periods
experienced in southern California. .
b) An inspection and maintenance program shall be included to ensure that any erosion that
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.
c) Filing a Notice of Intent and obtaining a project permit will be required through the Water
Quality Control Board relating to a National Pollution Discharge Elimination System
(NPDES) standard prior to beginning of grading work.
IMPLEMENTATION AND VERIFICATION
Public Works/Engineering Division staff shall review and approve the National Pollutant
Discharge Elimination System (NPDES) documents as well as drainage studies.
COMPLIANCE RECORD
When Required: The verification shall be approved prior to site grading activities.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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ITM No.17926 & CUP No. 05-48
Page 8 ofl0
XI.
NOISE
N-l: Noise generating construction activities are prohibited between the hours of 7:00 p.m.
and 7:00 a.m. nor anytime on Sundays or federal holidays. Additionally the following
requirements shall be imposed in order to further mitigate the impacts of noise.
a) All construction vehicles shall have mufflers and be maintained in good operating order at all
times.
b) All trucks waiting to be loaded or unloaded with construction material and or/during
operation of the facility shall not be left to idle for more than 10 minutes.
N-2: Final Outdoor Noise Assessment and Noise Barrier:
a) The noise study states that "calculations show that a 6-foot high noise barrier will reduce
outdoor traffic noise levels to less than 65 Ldn". Therefore a 6-foot high block wall above
street and finished floor level shall be required for the home sites abutting Rialto Avenue.
b) A six (6) foot high noise barrier shall be constructed for the home sites abutting Rialto
A venue. Precise height, location, and construction shall be identified in the noise analysis
prepared by a qualified acoustical engineer in conjunction with the final grading plans and
shall be reviewed and approved by the City prior to permit issuance. Noise barriers shall be
incorporated into the grading plans and constructed per the final noise analysis.
N-3: Buyer Notification Program: All potential buyers of homes in the project shall be notified to
the existence ofthe rail spur line located north of the project. Such notification shall include the
fact that most of the activity along this spur line occurs during the evening and nighttime hours,
and that windows will need to be closed to reduce the noise levels generated by the spur line.
There is no requirement to keep the windows closed.
N-4: Mechanical Ventilation. .
Ventilation and windows shall be required per the Uniform Building Code (UBC).
Mechanical ventilation shall be provided for all units. Such mechanical ventilation shall be
conforming to the Uniform Building Code (UBC) and shall be shown on the construction
drawings for the project prior to issuance of building permits.
N-5: Detailed Interior Noise Assessment and Building Upgrades.
The two homes directly adjacent to Rialto Avenue will require more than 20 dB of outdoor-to-
indoor noise reduction to meet the City's 45 Ldn standard. Detailed calculations, based on the
architectural drawings, will be required to demonstrate that these homes achieve the required
reduction to meet the City's noise standard or specify building upgrades to meet the standards.
At most, upgraded windows may be required.
a) A qualified acoustical consultant shall prepare detailed analysis of the outdoor-to-indoor
noise reduction provided by the two affected homes along Rialto Avenue and determine any
upgrades required to meet the City's 45 Ldn interior noise standard.
b) The noise reduction analysis report shall be reviewed and approved by the City and any
upgrades incorporated in the architectural drawings prior to issuance of building permits.
Mitigation Monitoring & Reporting Program
TTM No.17926 & CUP No. 05-48
Page 9 of 10
e N-6: Buyer Notification Program.
All potential buyers of homes in the project shall be notified as to the existence of the rail spur
line located north of the project and the fact that most of the activity along this spur line occurs
during the evening and nighttime hours. Further, potential buyers shall also be notified that
windows will need to be closed to reduce the noise levels generated by the spur line, although the
residents are not required to keep the windows closed.
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IMPLEMENTATION AND VERIFICATION
Building Division and Public Works Division staff shall review this development project.
COMPLIANCE RECORD
When Required: Building Division and Public Works Division staff shall verify compliance
during grading and construction activities.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED:
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PagelO of 10
TRAFFIC & TRANSPORTATION
T -1: Per Engineering Division, a traffic signal shall be constructed at the intersection of Meridian
and Rialto Avenues.
T-2: The developer will pay the Local and Regional Circulation System Fee as a standard
requirement prior to issuance of building permits. The estimated Local and Regional Circulation
System Fee will be based upon the Public Works Division fee schedule at the time of permit
Issuance.
IMPLEMENTATION AND VERIFICATION
Public Works/Engineering and Building staff will review Plan Check submittals and
assess/collect fe.es during review of construction plans, site improvement plans, and grading
plans.
COMPLIANCE RECORD
When Required: Fees will be verified and collected prior to issuance of any building and grading
permits.
WRITTEN VERIFICATION PREPARED BY:
DATE PREPARED: